Answers by Amanda Courtney

This is your "move-ready" financial baseline. You need 3 months of general living expenses saved, 3 months of the new mortgage payment held in reserve, and you must view 3 comparable homes in person to accurately judge the current market value before bidding.

Usually, professional photography is a marketing cost covered by the realtor’s commission. However, if you signed a listing agreement that specifically lists "marketing fees" or "photography" as a separate, reimbursable expense, you are legally obligated to pay. Check your paperwork before cutting a check.

Create a "Home HQ" and get pre-approved. The Digital Folder: Keep every PDF (pre-approval, bank statements, inspection reports) in one cloud-based folder. The "Must-Have" List: Write down your top 3 non-negotiables. Don't look at homes that don't meet them. The Calendar: Mark your "Due Diligence" and "Closing" dates the moment you go under contract. Missing a deadline can cost you your earnest money.

Inspect what you can; defer the rest. A foot of snow hides the roof and the grading (how water flows away from the house). Have the inspector check the attic for leaks and signs of moisture. For the exterior, include a contingency or escrow holdback in the contract that allows for a follow-up roof/foundation inspection once the snow melts. Never just "assume" it's fine.

Budget for 15% off market value, but 20% in repairs. Foreclosures typically sell at a 10% to 20% discount compared to traditional listings. However, the "price" isn't just the bid. You must account for: Cash is King: Most auctions require immediate cash or hard money. The "As-Is" Tax: Expect zero repairs from the bank. If a house is 15% cheaper but needs a $50k roof, you haven't saved a dime. Hidden Liens: Always run a title search; you could inherit unpaid property taxes or HOA dues.

Check your county property appraiser records, building permit history, and the original deed/closing documents. A local title company or the building department can often help identify the builder.

Yes, but it depends on the contract terms. Most buyers can cancel during the inspection period or other contingency deadlines. After contingencies expire, canceling may risk losing the deposit or legal issues.

Building an ADU will trigger a supplemental tax assessment. The good news? In most jurisdictions, your primary home’s value is not reassessed. You only pay additional taxes based on the construction cost or added value of the ADU itself.

Market forecasts for 2026 show a "rebalancing." Mortgage rates have stabilized in the low 6% range, which is luring buyers back. While price growth is modest (around 2-3%), inventory is still lower than pre-pandemic levels. You likely won't see the 2021 bidding wars, but you’ll have a serious pool of qualified buyers who have been waiting for this exact moment.

Generally, no—especially here in Florida. State law specifically says that owners and agents do not have to disclose if a property was the site of a homicide, suicide, or death. These are considered psychological "stigmas," not physical defects. However, if the crime caused actual damage to the house—like chemical contamination from a drug lab or un-repaired bullet holes—that is a material defect, and we absolutely must disclose the damage.

Get pre-approved one to four months before you start touring homes. In 2026, most letters expire after 90 days. You need this letter in hand before you step into a house; sellers today will not even look at an offer without a verified pre-approval, and in competitive areas, you may need to submit your offer within hours of a home hitting the market.

Pricing depends on recent comparable sales, condition, location, upgrades, and market demand. A licensed agent can run a Comparative Market Analysis (CMA) to determine a realistic listing range and suggested strategy. The more accurate the pricing, the faster and higher the home typically sells.

HUD homes can be purchased with FHA loans, but FHA typically requires 3.5% down. Zero-down options may include: - VA loans (if eligible) - USDA loans (if the HUD home is in a USDA-eligible rural area) HUD itself does not offer zero-down loans, but you can pair HUD inventory with a zero-down loan program if you qualify.

You can still sell it, but you must: Disclose the unpermitted work Understand that buyers may request repairs, credits, or price adjustments Consider bringing the work up to code if required by the buyer’s lender Some buyers (especially cash buyers) are more flexible with unpermitted updates. Transparency is key.

Legally, if a shed is bolted to a concrete pad or has a permanent foundation, it is a fixture and stays with the house. If it is a prefab unit sitting on skids or loose gravel, it may be considered personal property. To avoid a legal fight, explicitly list the shed as an "Exclusion" in your listing agreement and the sales contract. Better yet, move it before the first showing so buyers never expect it to stay.

Yes! Anyone can make your mortgage payment — a family member, business partner, even a tenant — as long as the payment is made on time and in full. Just remember, your name is still legally responsible for the loan, so if payments are late, it affects your credit.

Not always. Most agreements have a set time period or a cancellation clause. If you’re unhappy, talk with the agent first — many will release you voluntarily. You can also contact their broker if you feel the service hasn’t met your expectations.

Ask about your credit score, down-payment options, and what loan types you qualify for. You’ll also want to know your total monthly payment (including taxes and insurance) and what to expect in closing costs. A good agent will walk you through each step so you feel confident from start to finish.

Not every agent handles manufactured homes — you’ll want someone familiar with the requirements for financing, foundations, and title transfer. Look for an agent with experience in your specific area and property type — I sell many in SWFL and know exactly how to market them!

They don’t have to — unless that relationship could affect negotiations. But it’s always a good idea to ask. Real estate is a relationship business, and knowing about any prior connection helps you understand the dynamics at the table.

Not at all—if done strategically. While some buyers discover homes online first, open houses still create local buzz and bring in neighbors who might know potential buyers. They also allow agents to gather feedback and generate future leads. For well-marketed listings, open houses can absolutely move the needle.

If rates are lower than when you bought, or if you’ve improved your credit score, refinancing can reduce your monthly payment. You can also extend the loan term to ease payments, but it’s best to weigh that against the total interest paid over time.

If your agent is ill and can’t perform duties, ask if they have a team or backup agent who can step in temporarily. A professional brokerage should always have coverage to protect clients’ timelines and contracts.

That’s a sensitive but valid issue. If it’s affecting your experience, you can politely address it or request a replacement through their brokerage. You deserve to feel comfortable and confident with your representative—it’s a professional relationship.

To buy a HUD foreclosure, you’ll need a HUD-approved real estate broker who’s registered to submit offers through HUD’s online bidding system. The easiest way is to visit HUDHomestore.gov, where you can search for approved agents by city or ZIP code. If you’re in Southwest Florida, reach out to a local HUD-registered broker familiar with Fort Myers and Cape Coral properties—they’ll guide you through the bidding process, inspections, and financing options. Working with an experienced agent ensures you’re fully protected when buying a HUD home.

If you’re referring to FHA, VA, or USDA (Rural Development) loans, look for approved local lenders who specialize in those programs. Start by checking the HUD lender list or speaking with a real estate agent who regularly works with government-backed financing. A reputable lender will review your credit, income, and goals to recommend the right loan type. In Fort Myers and Cape Coral, many trusted lenders are experienced with these programs and can help you get pre-approved quickly.

Your home doesn’t need to be spotless like a showing, but it should be neat, accessible, and well-presented. Appraisers focus on the property’s structure and condition, but a clean, organized home makes a strong impression and helps them see that it’s been well-maintained. Make sure all rooms are accessible, replace burnt-out bulbs, and clear clutter away from major systems (AC unit, water heater, electrical panel). A tidy home signals pride of ownership, which can positively influence the appraiser’s perception.

The best way for a home buyer to receive a financial gift is through a properly documented gift letter approved by the mortgage lender. The letter should confirm the funds are a gift, not a loan. Always verify your lender’s requirements before the transfer and ask your real estate agent to guide you through the process.

Yes, a family member can contribute toward your mortgage buydown. Most lenders treat this as a financial gift for closing costs, which means a gift letter and proof of funds are required. Speak with your mortgage lender early so everything is documented correctly to ensure your home loan approval goes smoothly.

When buying a home sight unseen, it is important to work with a trusted local real estate agent who can provide video tours, detailed neighborhood information, and professional guidance. Include inspection and appraisal contingencies in your real estate contract to protect yourself and make sure you feel confident purchasing a home you have not visited in person.

To cancel a buyer’s agreement with a real estate agent, review the terms of the contract carefully. Most agreements explain the cancellation process and whether a notice period or fee applies. The best approach is to first have an open discussion with your agent and then follow up with written notice to protect your home buying process.

Right of first refusal in real estate gives a person or group the first opportunity to purchase a property before the seller can accept another offer. If they decline, the seller is free to move forward with other buyers. This clause often comes up in situations involving tenants, family members, or homeowners’ associations, so it is important to understand if it applies when buying or selling a home.

Refinancing a mortgage may cause a temporary dip in your credit score because lenders perform a hard credit inquiry during the application process. Typically, this is only a few points and often recovers within a few months as long as you make on-time payments. Over the long term, refinancing can actually improve your credit if it lowers your monthly payment or helps you pay off debt faster.

There is technically no limit on how many times you can refinance your home. However, most lenders require a seasoning period (often 6 months to a year) between refinances. The real question is whether refinancing makes financial sense. You’ll want to weigh the closing costs, interest rate savings, and how long you plan to stay in the home before deciding.

Yes, in many cases you can combine adjoining parcels of land into one deed, a process often called a “lot combination” or “parcel consolidation.” This typically requires filing paperwork with your local property appraiser or county recorder’s office. Local zoning laws, HOA rules, and tax assessments can all play a role, so it’s best to work with a local real estate attorney or title company to complete the process correctly.

Buying a home through back taxes usually happens at a tax deed sale or tax lien auction. Counties in Florida and across the U.S. auction properties when taxes go unpaid. While it can be a way to buy a home below market value, it comes with risks such as title issues, liens, or even redemption periods where the original owner can reclaim the property. Always do thorough due diligence and consider hiring a real estate professional experienced in tax sales before pursuing this strategy.

Nope! Florida does not charge sales tax on the purchase of real estate. When you buy a home, you’ll be responsible for closing costs, property taxes, title fees, and possibly documentary stamp taxes, but not sales tax. This is one of the reasons Florida is considered tax-friendly for homeowners.

No, you do not pay sales tax when you purchase a home in Florida. Instead, you will see other closing costs such as title insurance, recording fees, and in some cases a state documentary stamp tax on the deed and mortgage. These are one-time fees that vary depending on the purchase price and financing. A knowledgeable real estate agent can walk you through each cost so there are no surprises at closing.

In most real estate transactions, who pays for major repairs or expenses depends on what is negotiated in the contract. In Florida, sellers are required to disclose known defects, but they are not automatically responsible for fixing everything. Often, repairs or credits are worked out during inspections. An experienced agent can help you negotiate so that large expenses are fairly addressed before closing.

Not at all. Open houses are designed to welcome potential buyers, neighbors, and even those just exploring the market. It is perfectly acceptable to browse as long as you are respectful of the property and the hosting agent. If you are working with a Realtor®, it is always good etiquette to mention that when you sign in. Attending open houses can be a great way to learn more about neighborhoods and pricing trends in your area.

A private or pocket listing can sometimes limit your exposure. When your home is not marketed through the MLS, fewer buyers and agents will know it is available, which can reduce competition and affect your final sale price. However, in some cases such as selling a luxury property where privacy is important, it can work to your advantage. The right strategy depends on your property, price point, and goals. A local expert can advise which approach will net you the best results.

A private or off-market listing can limit exposure, which often means fewer buyers and lower offers. Public listings on the MLS typically bring in more interest and better results. Off-market listings only make sense in very specific situations.

Easements can vary, but in Florida they are often found along the sides, front, or back of a property to allow utilities, drainage, or shared access. A side easement may run from front to back, but not always. The exact location will be shown on a survey or title report. Before purchasing, it is important to review these documents so you know where easements are and how they may affect your ability to build a pool, fence, or addition.

Not necessarily. In Florida, a room can still be considered a bedroom if it meets safety requirements like having a window for egress and a proper entrance. Appraisers and buyers may still expect a closet, but it is not a legal requirement.

If your appraisal comes in lower than expected, don’t panic. You can request a reconsideration of value by providing comparable recent sales that better reflect your home’s worth. Your real estate agent can help gather the strongest comps and submit them through your lender. Sometimes appraisers revise their reports if new data supports a higher value. If not, you can explore switching lenders, appealing, or negotiating adjustments with the buyer or seller based on the updated valuation.

Yes—low credit doesn’t automatically disqualify you. Government-backed loans like FHA or VA loans are designed for buyers with lower credit scores, sometimes as low as 580 (or even 500 with a larger down payment). Lenders also look at income, debt ratio, and payment history, so improving a few key areas can boost approval odds. Working with a knowledgeable real estate agent and lender team ensures you explore every available option and build a plan to get you to the closing table.

Yes, you can buy half of a duplex and still have full ownership of your unit, depending on how the property is titled. Duplexes can be deeded as one parcel (shared ownership) or as two separate legal lots (each with its own title). If the duplex is already divided, you can own your half outright. If not, you’d need to work with a real estate attorney or title company to establish a new legal description and ownership agreement. In Florida, this is common when investors or families purchase side-by-side units. Always confirm zoning, title, and HOA rules before you buy.

Raffling a home might sound creative, but it’s not as simple as it seems. In most states, including Florida, raffling real estate falls under state gaming and lottery laws, which often restrict private individuals from running raffles without proper licensing. You can, however, work with a licensed nonprofit organization that meets legal requirements to host a raffle. Before moving forward, consult a real estate attorney or your local Department of Business & Professional Regulation (DBPR) to ensure your plan complies with state law.

It’s actually fairly common for buyers to request a re-evaluation or appraisal review when the appraised value comes in lower than expected. This process, called a Reconsideration of Value (ROV), allows buyers and their agents to present comparable recent sales that support a higher valuation. It’s a standard step in real estate transactions and can make a big difference in financing and negotiations. Working with an experienced agent who understands local comps in Fort Myers and Cape Coral helps you navigate this smoothly.

Yes, it’s always best to be honest with your agent, but you don’t have to worry about that information being shared publicly. Your reason for moving helps your agent market your home appropriately and anticipate buyer questions. However, your personal details remain confidential. If you’re relocating because of neighbor issues, your agent will focus on selling the property’s strengths—location, upgrades, layout—without mentioning private or sensitive reasons for the move.

Yes, if the issue could still affect the property’s value or safety. Florida law requires sellers to disclose known material defects even if they were repaired years ago. Full transparency helps protect you from future liability.

Yes, in Florida, sellers are legally required to disclose known property defects, including past or present water damage, leaks, flooding, or mold. Full disclosure protects you from potential lawsuits and builds trust with buyers. Even if the issue has been repaired, it’s best to document the work and provide proof. A transparent disclosure helps avoid deal delays and keeps you compliant with Florida real estate law. Buyers appreciate honesty—and it often results in a smoother closing process.