Working in Islamorada, Monroe County

What the work actually consists of

Islamorada is in Monroe County, inside the area I work regularly as a sales associate of The Keyes Company. That means no referral, no handoff, and no third party in the middle — you deal with me, under my brokerage, with a Florida licence that covers the transaction from listing to closing.

What Florida adds to a transaction

• 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.

What I watch for on a Florida contract

Title work exists to find the things nobody mentioned. An old lien, an unreleased mortgage from a refinance, an estate that was never fully administered, a signature missing from a deed two owners back. Most of it is curable given time and unrecoverable given none, which is why the search should be opened at the beginning of a contract rather than in its final fortnight.

Other cities in Florida

• Edgewater
• Bradenton
• Fort Myers
• Riviera Beach
• Apopka
• Coral Springs
• Immokalee
• Coral Gables
• All of Florida