The Florida housing market, read the way an agent needs to read it
Prices, inventory and days on market from the latest report, metro by metro — and what to actually say to the seller asking for 2022 money and the buyer waiting for a crash.
By Mary Pimienta August 29, 2026 5 min read 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).
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.
Who is actually moving to Florida now (and why the number changed so much)
Net domestic migration fell from 208,000 a year to 22,000, and nine out of ten new residents now arrive from another country. What that means for your farming — without the usual speech.
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.
Your brokerage now fits in your pocket (and on your wrist, and in your car)
A desktop CRM is useless in a business that happens while driving. Here is how we brought Galilei Hub to iPhone, Android, the watch, and the car screen — and what we deliberately left out.
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.
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.
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.
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.
Galilei Sign: the signature that lives inside the file
E-signature stopped being a separate subscription and a round trip of PDFs over email. The envelope is born in the file, gets signed with no account, and returns to the Folder on its own — sealed, with its certificate.
Estoppel, HOAs and the paperwork that stalls your closing
What an estoppel is, who requests it, what the association may charge and how many days it has to deliver — with the statutory caps verified. Including the rule almost nobody uses: miss the deadline, charge nothing.
Bilingual farming: the market half your competition cannot serve
In Miami-Dade, three out of four people speak another language at home. How to pick a farm with Census data, a ninety-day calendar, and the difference between translating your mailers and writing them in Spanish.
The open house that produces: the whole system
The week before, the day itself, and the twenty-four hours after. How to turn an afternoon of open doors into actual clients — with the three questions worth asking and the follow-up almost nobody does.
36 ready-made workflows: the brokerage that works while you sleep
Response speed is the cheapest competitive advantage there is, and the one most often lost to forgetfulness. Here is how the 36 follow-up plans that ship seeded work, and the rule they never break.
The seven numbers every broker should watch on Monday
How to work each one out by hand — a spreadsheet is enough — and the decision it triggers. Plus the twenty-minute routine and the numbers that get watched too much and decide nothing.
AI in your brokerage: what it does today and what is still hype
An honest map of what artificial intelligence actually solves in a real estate brokerage, what it promises and does not deliver, and the five questions to evaluate any product selling it to you — ours included.
How to evaluate a real estate CRM: the twelve criteria
No brands and no third-party prices: the twelve criteria that decide whether a CRM will still serve you in two years, the eight questions for the demo, and how to test it properly in fourteen days.
Recruiting agents without giving away the split
The split war is won by whoever loses most. What NAR data says about an agent’s actual career, which value proposition holds up, and what the thirty days that decide whether they stay look like.
The Charter Program closes on September 13
A very small group of founding Florida brokerages joins on terms that will not repeat. What it includes exactly, what it does not, how to apply, and what changes on September 14.
Why we built Central Command: the broker is flying blind
Almost all real estate software is sold to the agent. The broker ends up asking for Friday’s report to find out what happened on Monday. This is what you see when the whole brokerage fits on one screen.
Who runs the closing in Florida: title company or attorney
In Florida a closing is handled by a title company or an attorney, and no law requires one over the other. What each does, who designates them, who pays for what, and where it actually jams.
A CRM that closes: one lead, end to end
From the CSV to the sales ledger, step by step and with the real detail of each screen: how a lead comes in, how it gets worked, what happens when it is won, and why commission stops being calculated by hand.
How to migrate your leads to another CRM without losing anything
Export, clean, import and verify: the practical guide to a CRM migration, with the columns that matter, the duplicates that ruin a database, and the following seven days, which is where it is won or lost.
Truly bilingual: what it means when the deal happens in two languages
In Miami-Dade, three out of four people speak another language at home. What a bilingual transaction actually looks like, and why a translate button is not language parity.
We verify every figure the day we write it, and we cite the source. How we write