Real Estate & Relocation Services – Sarasota & Lakewood Ranch
In Florida’s real estate market, 96% of buyers search online first—and over 50% (plus 12% international) are out-of-staters deciding from photos if your home’s worth the flight. That’s where our in-house real estate staging and home styling shine: Light, bright, coastal vibes that compete with new models and scream “Florida lifestyle.”
Skip generic third-party stagers—we handle pre-sale home preparation, property staging, and photo-ready staging end-to-end. Result? Homes sell 73% faster, attract more buyers, and net 5-10% higher prices (often $10K+ ROI).
Zero pressure. Just clarity on your timeline, budget, and the best villages for your lifestyle.
Hi, I’m Jeff O’Leary — creator of The Village Guru Florida™ and a dad who truly believes Lakewood Ranch and Sarasota are two of the best places in America to raise a family or enjoy the next chapter of life.
My wife and I moved here for the same reasons so many of you are considering: top schools, safe streets, and a real sense of community. Our three kids go to school here, I coach high-school baseball here, and you’ll probably spot us at the Farmers Market, Waterside events, or Friday night on Main Street.
Whether you’ve called this area home for decades and are ready to upgrade, downsize, or cash out… or you’re relocating to Florida and want the unfiltered truth about builders, CDDs, schools, and the lifestyle that fits you best… I’ve got your back either way.
With 18 years in real estate and a proven, no-stress process for buying, selling, building new, or relocating, I give every client the same straight-talk advice I’d give my own family and friends.
Ready for a quick, zero-pressure game plan that actually fits your life?
Find the perfect village for your budget, lifestyle, and priorities — without spending months figuring it out alone.
Get strategic pricing, pro staging, cinematic tours, and marketing that brings cash-ready buyers straight to you.
We uncover the best communities and hidden incentives, negotiate with real data and insider insight, and protect your interests from contract to keys — because we’re 100 % on your side, not the builder’s.
Virtual tours, custom neighborhood matching, plus every question answered and all the local resources you’ll need — so you’ll feel at home before you ever land.
I live here, coach here, and am raising my three kids here — I only recommend villages and homes I’d proudly send my own family to.
18 years in real estate + daily, on-the-ground knowledge of every community, builder, and hidden gem in the Lakewood Ranch & Sarasota area.
New-construction expert who negotiates with data and insight you can’t Google — my clients always end up miles ahead instead of going it alone.
Relocation made truly simple: we know moving can be stressful, so we give you virtual tours, custom community matching, and full education — you arrive informed, confident, and excited.
Sellers get a proven system: data-driven pricing, cinematic marketing, staging guidance, and targeted campaigns designed to deliver multiple offers fast.
Zero pressure, total transparency — you get the exact same straight-talk advice I give my friends, teammates, and family.
We talk goals, timeline, budget, and the lifestyle you want. I listen first, answer your questions, and then show you exactly what’s possible right now based on your situation.
You get a fully personalized roadmap — best villages & builders for buyers, or a complete data-driven selling strategy for sellers — built only for you.
When it’s time to make your move, we bring the data and negotiation power to get you the absolute best outcome.
From contracts to inspections to final walkthroughs, we help you navigate every step from contract to close.
Core focus: Lakewood Ranch, Sarasota, Bradenton, Parrish, and the Gulf Coast. I live in Lakewood Ranch and know every village inside out.
In most cases, no. The buyer’s agent fee is usually covered by the builder or seller. You receive full guidance through pricing, upgrades, inspections, negotiations, and closing—without paying anything extra.
In the rare situation where a seller is not offering buyer-agent compensation, it will always be disclosed to you before writing an offer. At that point, you can review all options and decide how you want to proceed.
In 18 years of helping home buyers, I have never had a client pay me directly. That said, there is no “standard” commission—sellers are free to offer compensation or not. My job is to make sure you always know your options upfront.
Absolutely. I provide expert relocation support—including in-depth Zoom consultations, virtual tours, relocation planning, and neighborhood matching for clients moving from across the U.S., Canada, the U.K., and Europe.
Note: If you’re not a U.S. resident, we cannot advise on immigration matters, but are happy to refer you to a qualified immigration attorney.
Yes—very different. New construction has more steps, the contracts are builder-written, and buyers typically have fewer contingencies and protections compared to resale purchases.
My Florida new construction guidance covers pricing, lot selection, builder standards, incentives, timelines, inspections, and upgrade strategy so you make confident, informed decisions.
Yes. Our real estate marketing services include strategic pricing, staging guidance, high-end photography, cinematic video tours, and targeted digital campaigns designed to attract qualified buyers and sell your home for top dollar.
Technically no—but it’s highly advisable. Builder representatives work for the builder, not for you. My proven new construction process helps you compare builders, understand contracts, negotiate a better deal, avoid costly mistakes, and protect your best interests from start to finish.
Yes. I provide live video tours, walkthroughs, and builder visits so you can explore homes and communities remotely before traveling.
Definitely. My Buyer Process compares lifestyle, HOA fees, CDD costs, amenities, schools, commute needs, resale potential, and builder differences—ensuring you choose the community that fits your goals.
Yes. Due to the National Association of Realtors® settlement (approved in 2024), all Realtors® are required to have a written Buyer Representation Agreement in place before providing certain services—such as property showings, market research, offer preparation, and negotiation support.
The agreement ensures transparency, clearly outlines the services you receive, and confirms how compensation works in every scenario.
Never. You get the same straight, no-BS advice I give my friends and family. My only goal is to make sure you have all the right information to make the best decision for you – on your timeline, with zero pressure. We’re here when you’re ready.
Whether you’re buying, selling, or relocating, I’ll guide you step-by-step.
Let’s talk about your goals and create the perfect plan.