This one is mine
Clewiston is inside my licence. Read on before you assume the rest.
Statewide authority, honest about presence.
Licensed statewideWhat the work actually consists of
The question worth asking is not whether I may work in Clewiston — I may, because the licence is issued by the state — but whether your transaction needs somebody who is physically there this week. Sometimes it does: a listing that needs showings at short notice, or a purchase where somebody has to stand in the property tomorrow morning. Sometimes it does not: an estate sale, an investment purchase, a relocation where the real work is paperwork and a calendar. I will tell you which of those I think yours is, and I have no reason to get that wrong, because the alternative is a colleague at The Keyes Company rather than a stranger.
What I watch for on a Florida contract
Inspection findings are a negotiation with a deadline attached. The report is not a repair list and a seller is not obliged to accept it as one. What decides the outcome is how the request is framed, how quickly it goes back, and whether the important items have been separated from the cosmetic ones. Sending twelve items when three of them matter is the surest way to get nothing.
Read this before you waive anything
- Windstorm and flood are underwritten separately from the main policy across much of Florida. Price them on the specific address before you are under contract, not after.
- For condominium buildings of three storeys or more at the relevant age, Florida requires milestone structural inspections and a structural integrity reserve study. Both change assessments and financeability. Read them before waiving anything.
- The homestead exemption reduces taxable value on a Florida primary residence, and the Save Our Homes cap limits how fast the assessed value rises afterwards. Portability may carry a benefit from a prior Florida homestead. Your county property appraiser is the authority, not your agent.
- Title in Florida is customarily handled through a title company rather than an attorney as a matter of course, which changes who you call when a question arises mid-contract.
Other cities in Florida
Questions people actually ask
Do I owe you anything to talk?
No. No brokerage relationship exists until it is agreed in writing, as Section 475.278, Florida Statutes contemplates. A first conversation commits neither of us.
What relationship will we have — are you my agent?
In Florida the presumption is a transaction broker relationship unless something else is agreed in writing, as Section 475.278, Florida Statutes contemplates. That carries a defined set of duties, including dealing honestly and fairly, skill and care, and limited confidentiality. I will tell you plainly and in writing which relationship applies before you rely on me, and none exists until it is agreed.
What happens if I need an agent somewhere other than Florida?
I refer you. My licence is Florida only, so for anywhere else the honest service is an introduction to a licensee in that state through The Keyes Company.
What is your commission?
Broker compensation is not set by law and is fully negotiable between you and the brokerage. What it should be depends on the property, the work required and the scope you actually want, so it is a conversation rather than a rate card.
What happens if work on the house was never permitted?
It surfaces, usually at the least convenient moment. Open or missing permits attach to the property rather than to the person who did the work, and they can hold up a closing, an insurance quote, or a sale years later. The city or county building department is the place to check, asking costs nothing, and the answer is far more useful while your contingency periods are still running.
Start a conversation
No form, no funnel. The About page has the background, the licence details and the direct line.
About Jacob Campbell Read the FAQ
Jacob Campbell · Florida Real Estate Sales Associate, license 3623732 · The Keyes Company · 561.301.7130