The Keyes Company · Collier County
Marco Island buyers and sellers
The Florida side of this site, where the answer is yes rather than an introduction.
Direct representationHow a Marco Island transaction actually runs
There are things I will not do here either. I will not tell you a property is worth more than the evidence supports in order to win a listing, I will not agree a closing date the paperwork cannot support, and I will not answer a legal, tax or insurance question that belongs to somebody qualified to answer it. I am a sales associate of The Keyes Company — not an attorney, an appraiser or an inspector — and that distinction matters most at the moment you would rather it did not.
Price these before you commit
- 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.
Practical things, in order of how often they bite
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
Questions people actually ask
What is an estoppel letter and why does it hold things up?
It is the association’s written statement of what is owed on a unit — dues, assessments, transfer fees — and a Florida closing involving an association generally waits for it. The association has a statutory period in which to produce it and charges a fee for doing so. It is ordinary and entirely predictable, and it delays closings only when nobody ordered it early. Ask for the association’s governing documents in the same breath.
Do you work in Marco Island directly?
Yes. Marco Island is in Collier County, inside the area I work as a sales associate of The Keyes Company. No referral is involved.
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.
Can I speak to other agents as well?
Of course, and you should. Nothing about a first conversation requires exclusivity, and no brokerage relationship exists until something is agreed in writing. If you interview three people and pick one of the others, that is a good process working properly. I would rather lose the work than have you commit to somebody because it felt awkward not to.
How does the homestead exemption work?
It reduces the taxable value of a Florida primary residence and, through the Save Our Homes assessment cap, limits how fast the assessed value can rise afterwards. Portability may let you carry a benefit from a prior Florida homestead. The county property appraiser is the authority on your specific situation — I am not a tax adviser.
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About Jacob Campbell Read the FAQ
Jacob Campbell · Florida Real Estate Sales Associate, license 3623732 · The Keyes Company · 561.301.7130