- Contract to close in Florida: the forty days, day by day You signed. Now what, in what order, and who does each part? The full timeline built on the deadlines already printed in the Florida Realtors and Florida Bar contract, and the exact points where it derails.
- The buyer agreement in Florida, two years after the change If you are a buyer: Florida law does not require you to sign anything to see a house, but MLS rules do require it of the agent. If you are an agent: what the agreement has to say, how the compensation conversation works now, and five sentences that land.
- Florida condos: inspections, reserves, and eight questions to ask before you offer After Surfside, the rules for thirty-year-old buildings changed, and with them the dues, the assessments and the resale price. What the statutes say today, verified, and what to request from the association before writing an offer.
- Florida homeowners insurance: why it costs what it costs, and what you can do It is the variable that kills the most closings in Florida and the one explained worst. What a carrier actually looks at, why the roof decides the price, and when to quote it (spoiler: much earlier than you think).
- Flood zones: read the map before the bank does What zones X, AE and VE actually mean, why two neighboring houses pay different premiums under Risk Rating 2.0, and what Florida sellers have been required to disclose since October 2024.
- Foreign buyers and FIRPTA: who withholds, how much, and when The most expensive misunderstanding in Florida’s international market: FIRPTA charges the foreign buyer nothing. It is withholding on the foreign seller, executed by the buyer, with the rates, forms and deadlines checked against the IRS.
- How to talk about mortgage rates without stepping into the lender's lane Where the line sits between giving context and giving financial advice, with the sentences you can say, the ones you cannot, and the exact moment to bring the lender in.
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