22 Raintree Cir — Palm Coast, FL 32164

The Property

22 Raintree Circle, Palm Coast

22 Raintree Cir · Palm Coast, FL 32164

Bedrooms

Bathrooms

~1,650

Sq Ft

2006

Year Built

Listed at $299,000

Primary Residence

Move-in ready in an established Palm Coast neighborhood. Low maintenance, 2-car living — perfect for buyers planting roots in Flagler County.

Retirement Home

Single-story floorplan, warm Florida climate, and proximity to beaches, golf, and shopping makes this ideal for active retirees.

Snowbird / Seasonal

Northeast Florida's mild winters draw buyers escaping northern cold. This home is a turnkey seasonal getaway with long-term appreciation potential.

Investment / Long-Term Rental

Palm Coast's growing population and limited inventory support strong rental demand. A well-priced 2/2 in an established subdivision commands reliable monthly income.

Real Estate Solutions Company

Your Three Options

We are not just a listing brokerage — we are a real estate solutions company. We give every seller three distinct paths to the closing table. You choose what fits your timeline, certainty, and goals.

Option A

Cash Offer

$195,000

MaxRev purchases as-is — no contingencies

✓ 100% guaranteed close
✓ No repairs or prep work
✓ Close on your timeline
✓ Zero commissions to you
✗ Lowest net proceeds
✗ No competitive bidding

Recommended

Option B

Concierge Program

$240,000

Guaranteed net — as-is, no commissions to you

✓ 100% guaranteed close
✓ Sell completely as-is
✓ Zero seller commissions — we earn from the buyer
✓ $45,000 more than the cash offer
✓ Certainty of cash, closer to retail value
~ Buyer may conduct inspections

Option C

MLS Listing

$299,000

Full market exposure — maximize value

✓ Highest potential net proceeds
✓ Competitive buyers drive best price
✓ Only 2% listing commission
✓ Professional marketing & dedicated webpage
~ Showings and inspections required
~ Timeline depends on market activity

$195,000

Cash Offer — Net to Seller

$240,000

Concierge — Guaranteed Net

~$285,674

MLS Listing — Estimated Net (Best Case)

The Concierge advantage: Our Concierge Program puts $45,000 more in your pocket compared to the direct cash offer — with the same guarantee, the same as-is condition, and zero commissions charged to you. The fee comes from the buyer, not from you.

Market Analysis

Comparable Sales — Palm Coast, FL 32164

$305,236

Avg Comp Sale Price

$191

Median $/Sq Ft (32164)

Jan 2026

Most Recent Comp Sold

70%

Sold Under Asking (32164)

Address	Sale Price	Beds	Baths	Sq Ft	$/Sq Ft	Sale Date
27 Rybar Ln, Palm Coast	$325,000	3	2	1,463	$222	Jan 2026
22 Prince Patric Ln, Palm Coast	$300,000	3	3	—	—	Nov 2025
27 Oriole Rd, Palm Coast	$305,990	3	2	1,422	$215	Nov 2025
27 Dilly Ct, Palm Coast	$310,990	3	2	1,483	$210	Sep 2025
120 Raintree Cir, Palm Coast	$295,000	2	2	1,626	$181	Mar 2025
7 Poppy Ln, Palm Coast	$295,000	3	2	1,222	$241	Jul 2025
22 Raintree Cir — Subject Property	$299,000	2	2	~1,650	~$181	Listing 2026

What the Comps Tell Us

Recent sales in 32164 cluster between $295,000 and $325,000 for homes of similar size and condition. New construction commands a premium of $210–$222/sqft while existing resale homes trade closer to $181–$195/sqft. At $299,000, this listing is positioned competitively within the existing-home tier — priced to attract buyers quickly.

Flagler County Market Conditions

The 32164 zip code saw a median sold price near $340,000 in mid-2025, though that figure includes a broad mix of home sizes. For 2-bed and 3-bed homes specifically, the market has been price-sensitive — 70% of homes sold under asking. Accurate pricing and professional presentation are critical to closing in a reasonable timeframe without a reduction.

Price Recommendation

$299,000

Priced at the upper end of the comparable range for existing resale homes in 32164 — competitive with recent sales on the same street while maximizing your net proceeds. The direct Raintree Circle comp (120 Raintree Cir at $295,000) anchors the floor; condition and presentation drive the premium.

Two-Week Strategy: If we do not see significant showing activity or an offer within the first two weeks of going live, we recommend evaluating a price adjustment to stay ahead of buyer momentum and avoid days-on-market stigma.

How We Sell It

Your Marketing Plan

📷

Professional Photography & Drone

High-resolution interior and exterior photography with aerial drone footage. First impressions happen online — we make sure yours stands out in a competitive market.

🌐

Dedicated Property Webpage

Your home gets its own custom-built website — full gallery, property details, and a direct contact CTA. Not just a listing, a destination that converts browsers into buyers.

🏠

MLS Syndication

Listed on the MLS and automatically pushed to Zillow, Realtor.com, Redfin, and hundreds of platforms. Maximum reach from day one.

📱

Social Media Campaign

Targeted exposure on social media to qualified buyers actively searching in Flagler County and surrounding Northeast Florida communities.

🤝

Investor & Buyer Network

Direct outreach to our active network of buyers, investors, and agents specifically looking in Palm Coast, Flagler Beach, and Flagler County.

📋

Full Transaction Management

Byron handles everything from offer to close — contracts, negotiations, inspections, title coordination, and final walkthrough. You focus on your next chapter.

Live Example — What Your Property Page Looks Like

292 Maxwell Drive — Dedicated Property Website

Every listing gets a dedicated page like this — professional, mobile-optimized, and built to convert browsers into buyers. Full photo galleries, property details, and a direct call-to-action.

292maxwelldr.netlify.app ↗

Why MaxRev

Why Byron at MaxRev

Local Market Expertise

Deep knowledge of Flagler County, Palm Coast, and the 32164 market. Byron knows what buyers are paying, what they're skipping, and how to position your home to close.

Low 2% Listing Commission

Traditional agents charge 3% just to list. Byron charges 2% — and you get more: a dedicated webpage, professional photography, and hands-on management the whole way through.

Three Paths to Sell

Cash offer, Concierge Program, or MLS listing — you choose. Most agents only offer one path. We offer three, so the decision always fits your situation.

Professional Photography & Drone

Every listing gets professional photos and aerial drone footage. In a market where 95% of buyers start their search online, presentation is everything.

Dedicated Property Webpage

Your home gets its own custom website — not just a Zillow link. A standalone, shareable page that works across every platform and every buyer type.

Full Transaction Management

From listing agreement to keys-at-closing, Byron manages every step. No handoffs, no assistants — you deal with one person who knows your file and keeps things moving.

What You Keep

Commission & Net Proceeds

Here is exactly how the numbers look across three commission scenarios at the $299,000 list price — using your actual closing cost estimate. The choice of who pays the buyer's agent is yours.

Scenario A

Traditional 6% Commission

Total commission on $299,000

Listing commission (3%): $8,970
Buyer's broker (3%): $8,970
Total commission: $17,940

Estimated Net to Seller

$273,714

Scenario B — Worst Case Byron

Byron Lists + You Cover Buyer's Agent

Total commission on $299,000

Byron listing fee (2%): $5,980
Buyer's broker (2%): $5,980
Total commission: $11,960

Estimated Net to Seller

$279,694

Scenario C — Best Case Byron

Byron Lists + Buyer Pays Their Agent

Total commission on $299,000

Byron listing fee (2%): $5,980
Buyer's broker: $0
Total commission: $5,980

Estimated Net to Seller

$285,674

Your Savings vs. Traditional 6%

Worst Case Byron (4%) vs. Traditional (6%) Save $5,980

Best Case Byron (2%) vs. Traditional (6%) Save $11,960

Detailed Net Sheet — Best Case at $299,000

Sale Price
Purchase Price	$299,000.00
Title & Escrow Costs
Owners Title Insurance	$1,570.00
Documentary Stamps / Transfer Tax ($.70 per $100)	$2,093.00
Closing / Settlement	$395.00
Search & Exam	$100.00
Estoppel Fee (estimate)	$250.00
Municipal Lien Search	$150.00
ID Verification	$20.00
Wire Fee — Payoff	$10.00
Wire Fee — Proceeds	$10.00
Real Estate Transaction Fee	$495.00
Commission
Listing Broker Compensation (2%)	$5,980.00
Buyer's Broker Compensation	$0.00
Prorations & Other
Property Taxes Proration (based on $4,837 annual)	$2,252.85
Mobile Home Transfer Fee	$0.00
Mortgage Payoff	$0.00
Home Warranty	$0.00
Seller Paid Closing Costs	$0.00
Total Selling / Escrow Costs	$13,325.85
Estimated Net to Seller	$285,674.15

Figures are estimates based on the closing cost worksheet provided. Actual amounts may vary. Mortgage payoffs, prorations, and tax figures are subject to change based on closing date. This is not a guarantee of net proceeds.

Your Agent

About Byron Garber

Byron Garber

MaxRev Real Estate · Serving all of Northeast Florida

Byron Garber is a Northeast Florida real estate agent and investor with MaxRev, specializing in Flagler County, Palm Coast, and surrounding communities. He works with sellers at every stage — from homeowners who need a fast, guaranteed exit to those who want to maximize every dollar through a full MLS marketing campaign.

Byron built MaxRev as a real estate solutions company — not a traditional listing brokerage. That means sellers get more than one option. They get a cash offer, a Concierge Program, and a full MLS listing path — and Byron helps them understand which one actually wins for their situation.

His 2% listing fee saves sellers thousands without sacrificing service: every listing gets professional photography, drone footage, a dedicated property webpage, and full transaction management from offer to close.

A Personal Commitment to You, Nicholas

Whether you choose the Cash Offer at $195,000, the Concierge Program at $240,000 guaranteed, or list on the MLS at $299,000 — I will give you the full picture before you decide, and I will work just as hard on every path. My job is not to push you toward the option that benefits me. My job is to put the right numbers in front of you and execute flawlessly on whatever you choose.

I'm ready when you are.