Lantana — direct representation, not an introduction

Straight answers first

Worth knowing before we speak. Florida presumes a transaction broker relationship between a licensee and a buyer or seller unless something else is agreed in writing, as Section 475.278, Florida Statutes contemplates. That phrase describes a defined set of duties and it is not identical to the agency arrangement most people assume they are getting. I will tell you in writing which relationship applies before you rely on me for anything, and until that is signed no brokerage relationship exists at all.

The parts people underestimate

• 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 actually decides a Florida closing

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.

Other cities in Florida

• Bradenton
• Pensacola
• Pensacola Beach
• Sarasota
• Bonita Springs
• Apopka
• Titusville
• North Port
• All of Florida