Answers by Amanda Courtney

In Florida, it is not required, but it is wise to have an agent or attorney review your contract to ensure you are protected, especially when buying low-cost or distressed properties.

You have to go through your local Public Housing Authority (PHA), not HUD directly. The local PHA handles all the applications, verifies your income eligibility, and manages the waitlists for programs like public housing or Section 8 vouchers. Look up the PHA for your specific county or city to get the paperwork started.

Stay calm and counter strategically. Review recent comparable sales and work with your agent to craft a response that keeps negotiations alive while protecting your property’s value.

Start by asking your real estate agent (like me!) for a trusted local referral. A good mortgage lender should be responsive, transparent, and experienced with your loan type—whether it’s conventional, FHA, VA, or jumbo. I always recommend interviewing at least two lenders to compare rates, fees, and communication styles. Local lenders tend to close faster and understand regional underwriting quirks better than big banks.

Typically, 1–2 open houses are held within the first month of listing a home. The goal is to maximize early exposure while your home is “fresh” on the market. After that, open houses are scheduled strategically based on buyer interest and market feedback—quality over quantity.

Yes, but it depends on your lender and loan type. Some conventional loans allow you to waive escrow if you have strong credit and enough equity. However, most lenders prefer escrow accounts because they ensure property taxes and insurance are paid on time. It’s convenience versus control.

Almost always, yes. Escrow acts as a neutral third party that holds funds, coordinates the closing, and ensures all contract terms are met. Once the sale is finalized, escrow also manages your tax and insurance payments through your loan servicer if you have an escrow account set up.

A Mexican corporation that owns U.S. real estate is subject to U.S. taxes just like any foreign entity. That includes income tax on rental income and potential capital gains tax when selling. It’s crucial to consult a cross-border CPA familiar with the U.S.–Mexico tax treaty to avoid double taxation.

You must be 18 years old to legally sign a real estate contract in most U.S. states. However, minors can own property through a trust or guardian—so technically, ownership is possible before 18, just not direct contract signing.

Once an offer is accepted and signed, it becomes a legally binding contract. A seller can only back out under certain conditions—like an unresolved contingency—or risk legal consequences. Always consult your real estate agent and closing attorney before making any moves.

Yes. Most states require a “No Brokerage Relationship” or “Buyer Acknowledgment” form that confirms the buyer understands they’re not represented by an agent. It protects both parties and clarifies that the agent owes no fiduciary duties to the buyer.

Not necessarily; that is a common real estate myth. While you do avoid municipal city taxes, your county taxes might be higher to make up the difference, or you might be placed in special tax districts to fund the local fire department or water lines. Furthermore, you often end up paying out-of-pocket for services a city normally provides, like private trash collection.

Yes. Spouses can purchase property separately as long as the loan and title are set up that way. This may depend on the state and how property laws are written, but in most cases, one spouse can own property without the other being on the deed or mortgage.

Yes. Even at the closing table, a sale can fall apart due to last-minute financing issues, title problems, appraisal disputes, contract breaches, or a buyer failing to bring required funds. This is why clear contracts and final verification are critical.

It means exactly what it sounds like: the house must be completely cleared of your personal belongings and trash, the floors must be swept or vacuumed, and the counters wiped down. You do not need to hire a professional deep-cleaning service or steam the carpets unless it was specifically written into your sales contract. Just leave it empty and tidy.

Anything not removed by the possession date can become a legal issue. Buyers may be entitled to escrow holdbacks, compensation, or removal costs unless the items were specifically included in the contract. Always clarify in writing before closing.

The easiest trick is to switch to bi-weekly payments. By paying half your mortgage every two weeks instead of once a month, you use the calendar to make one extra full payment a year—which knocks years off your loan and saves thousands in interest. You should also closely watch your home's value; the second you have 20% equity in the property, call your lender immediately to cancel your Private Mortgage Insurance (PMI).

Land can be a strong long-term investment, especially in growth areas, but it typically produces no income while you hold it. Zoning, access to utilities, flood zones, and future development plans matter more than location alone.

Yes — agents are legally obligated to disclose material facts they know about the property that could impact value or a buyer’s decision. This includes things like roof leaks, foundation issues, or known code violations. Honesty keeps everyone protected.

It depends on the debt. You’re responsible for debts in your name or jointly held with someone else. If a loved one passes, their estate typically handles their debts — not you personally — unless you co-signed or are listed on the loan.

You have a few options: one partner can refinance and buy out the other’s share, or you can sell the home and split the proceeds. If things are complicated, a real estate attorney can help ensure your portion is protected and the process stays fair.

Options include selling the home and splitting proceeds, buying out your partner based on equity, or refinancing to remove one name from the mortgage. If you can’t agree, a court-ordered partition sale may be required.

If the state wants to buy your house, it’s usually part of a public project such as road expansion or utility work. This process is called eminent domain. You do have rights, including the right to receive fair market value and the ability to challenge the offer if it seems too low. It’s wise to speak with a real estate agent familiar with government acquisitions or an attorney who can help negotiate fair compensation and protect your interests.

You’re not alone! Florida homeowners have seen major increases in insurance costs. Start by getting quotes from multiple carriers, reviewing your wind mitigation credits, and increasing your deductible if possible. If that doesn’t help, consider Citizens Insurance or explore bundling policies to save. Making updates like installing impact windows or replacing an old roof can also lower premiums. As a local real estate professional, I can connect you with trusted insurance agents who specialize in Southwest Florida homes.

When an appraisal comes in low, it can feel stressful, but it’s not the end of your deal. You can challenge the appraisal with new comparable sales, renegotiate with the seller, or cover the difference if your finances allow. The key is to review the report carefully and have your agent guide you through the best next step so your contract stays on track.

No, but it definitely helps. A mortgage pre-approval gives you a clear idea of your budget and shows sellers that you’re serious. Most agents, myself included, can connect you with trusted local lenders who can get you pre-approved quickly. You can still talk to an agent first — we’ll help you line up your financing and get you ready to make confident offers.

Yes, rent-to-own gives buyers time to improve credit or save for a down payment while locking in a future purchase price. It can also benefit sellers by providing steady rental income and a committed future buyer. It’s important both sides have a clear contract reviewed by a real estate professional.

During a post-closing rent-back, the buyer becomes the owner, but the seller (now tenant) typically covers day-to-day maintenance and utilities during the rental period. The agreement should outline responsibilities for repairs and upkeep to avoid confusion.

Most buyer’s broker agreements in Florida last 90 days, but they can range from 30 to 180 days depending on your timeline and agent relationship. The agreement ensures your agent represents your best interests and helps you find and negotiate the right home.

Yes, you can still sell a home with a lien, but the lien must be paid off or resolved before closing. Your real estate agent and title company will work with the lienholder to ensure a clear title is transferred to the buyer.

Not necessarily. Holiday buyers are often serious and motivated, and with fewer homes listed, your property can stand out more. If you stage it warmly and price it competitively, you could attract quality buyers even during the slower season.

Usually no. For safety, allergies, and seller preferences, pets should stay home. Service animals are the exception. If you must bring a dog, ask your agent first, get seller approval, keep the dog leashed outside, and avoid entering occupied homes with pets.

It depends on the contract terms. The inspection period is usually when you can request repairs or renegotiate if issues come up. Once that period ends, changes become limited, but both buyer and seller can still agree to amendments if both sides are willing. Having an experienced agent to guide communication makes this process much smoother.

Not necessarily! Seller financing can be a great option, especially for buyers who may not qualify for traditional loans or investors looking for flexibility. What matters most are the terms — the interest rate, down payment, and repayment schedule. The seller keeps a lien on the property, meaning if payments stop, they can take the home back. When structured properly and reviewed by a professional, it can be a win-win for both sides.

No, an agent can’t enforce payment for a non-mandatory POA, but they can help clarify whether the association is truly voluntary or not. Sometimes joining a POA gives access to community benefits like amenities, landscaping, or maintenance that can help resale value later. Always review the community’s governing documents before deciding.

An Adjustable-Rate Mortgage (ARM) isn’t automatically risky, but it does depend on your long-term plans. ARMs usually start with a lower interest rate that adjusts after a set number of years. If you plan to sell or refinance before that adjustment, it can save you money. If you plan to stay long-term, you’ll want to understand how high that rate could go so there are no surprises down the road.

No. Reschedule for when you are healthy so the house—and you—show at your best.

That’s okay! Many Florida homes, especially older ones, weren’t built by large developers. What matters is safety, functionality, and transparency. Before listing, schedule an inspection to uncover any issues you might want to fix or disclose. You can still sell confidently with the right pricing strategy and a solid marketing plan that focuses on your home’s strengths.

Absolutely. As the homeowner, you can choose your selling price. Some sellers lower their price for a quick sale, to help family, or to avoid repairs. Just keep in mind that if you have a mortgage, your lender will still expect full payoff of the loan balance. Your agent can help you weigh your goals and the financial impact before setting your price.

Yes, you can — but timing matters. To qualify for the IRS primary residence exclusion, you must live in the home as your main residence for at least 2 of the last 5 years before selling. Doing so can exclude up to $250,000 (single) or $500,000 (married filing jointly) from taxable capital gains. Keep in mind that partial exemptions or proration may apply if you recently converted it, so it’s smart to talk with a tax professional before listing.

Not exactly — they handle different sides of the transaction. A buyer’s agent focuses on finding the right home, negotiating terms, and guiding the buyer through inspections, financing, and closing. A listing (seller’s) agent handles marketing, pricing strategy, and attracting qualified buyers. Both roles require skill and communication, but the workload can vary based on market conditions and client needs.

In most cases, buyer’s and seller’s agents split the total commission paid by the seller at closing. The exact split can vary depending on the listing agreement — often 50/50, but sometimes slightly different. It’s all negotiated upfront in the listing contract and reflected in the MLS listing so both sides know what’s offered.

Commission rates are always negotiable. The best way to approach it is by discussing the marketing plan, level of service, and expected results. An experienced agent who offers professional photography, online exposure, and strong negotiation skills often brings more value than a lower commission alone. Ask your agent to explain how their fee supports your goals — especially in today’s competitive market.

In Southwest Florida, a typical buyer’s agent commission ranges from 2.5% to 3%, though this can vary by property type and local market trends. The key is ensuring your agent provides value through expert negotiation, detailed contract management, and local insight. The goal isn’t just the lowest rate — it’s a smooth, successful closing with the best possible terms.

For a primary residence, you generally need to have owned and lived in the home for at least 2 of the last 5 years before selling to exclude up to $250k in gain ($500k if married filing jointly). Investment properties don’t qualify, but a 1031 exchange can defer taxes. Talk to your CPA for your specifics and timing.

Yes. Options include FHA 203(k), Fannie Mae HomeStyle, and Freddie Mac CHOICERenovation. These bundle purchase (or refinance) plus renovation costs into one mortgage with one closing and funds released as work is completed.

Yes — there are loans that combine both into one, like FHA 203(k) or conventional renovation loans (HomeStyle/CHOICERenovation). The renovation funds are rolled into the mortgage.

It depends on the agreement. An exclusive buyer brokerage agreement typically commits you to that agent for the term stated. Look for term length, cancellation clauses, and how to end the agreement in writing. If you want flexibility, ask for a shorter term or property-specific agreement before signing.

A mutual release ends the contract and resolves the deposit issue so you can safely move on. Many sellers sign the mutual release first, then relist to avoid escrow disputes or liability.

If you have a mortgage, your lender requires it. If you own the home free and clear, there’s no law forcing insurance, but going uninsured is very risky—especially in Florida where wind and flood exposure are real. Condos/HOAs may also require certain coverages. Flood insurance is separate from homeowners; lenders generally require it in designated flood zones.

Usually, yes. Check your buyer agreement first—you might owe the first agent. Get a written release, then the new agent can step in.

Sometimes — but it depends on what you signed and where you are in the transaction. You may need a written release from the agent/broker before switching representation.

Look for someone who closes FHA, VA, USDA often and knows local down-payment help. Ask for recent examples and their preferred lenders.