Aryl Robison

Buying a home in the Upper Florida Keys comes with unique considerations that every buyer should keep in mind. Flood zones and elevation are critical since they directly affect insurance rates, financing, and future resale, so it’s important to verify the property’s flood zone, elevation certificate, and get a flood insurance quote early. Because the salt air, humidity, and storms take a toll, concrete block construction, metal roofs, and impact windows are valuable features, and buyers should budget for higher maintenance costs. Waterfront and canal properties vary greatly in depth, bridge clearance, and access to open water, so checking boating access and dock rights is essential. Local zoning and rental restrictions should also be reviewed carefully, especially if short-term rentals are a consideration, as most areas have 28–30 day minimums. Buyers planning to remodel or build should confirm that the lot has ROGO/BPAS building rights. Insurance, property taxes, utilities, and ongoing maintenance all tend to be higher in the Keys, so buyers should plan for the total cost of ownership rather than just the purchase price. Thorough inspection - structural, roof, pest, and seawall if waterfront - are a must, and working with an experienced local agent who understands these island-specific factors will make the process smoother and more informed. Finally, buyers should spend time in the neighborhoods they’re considering to experience the pace, traffic, and community feel to ensure the Keys lifestyle truly fits what they’re looking for.

Sellers in the Florida Keys should focus on making their home stand out by highlighting its strongest features, such as solid concrete construction, impact windows, metal roof, and any upgrades that improve storm resilience or reduce insurance costs. Because buyers are often comparing elevation, flood zone, and maintenance requirements, it’s smart to provide documentation upfront, including elevation certificates, insurance details, and recent inspection reports. Waterfront sellers should ensure docks, lifts, and seawalls are in good condition and clearly describe boating access, canal depth, and proximity to open water. Since most buyers are purchasing a lifestyle as much as a home, presentation is key - keep the property clean, uncluttered, and staged to emphasize water views, outdoor living areas, and Keys charm. Finally, pricing realistically based on recent comparable sales and working with a local agent who understands the nuances of the Keys market can make all the difference in achieving a smooth, timely sale.

We’ve had the pleasure of working with a wide range of clients throughout the Florida Keys, including primary homebuyers, second-home and vacation property owners, investors, and sellers looking to maximize their return. Many of our clients come from out of state, so we’re experienced in guiding long-distance buyers through every step of the process, from virtual showings to closing. We’ve also helped locals move up, downsize, or transition to waterfront living. Whether working with first-time buyers or seasoned investors, we tailor our approach to each client’s goals and pride ourselves on delivering a smooth, informed, and enjoyable real estate experience.

We moved from New York after September 11th and began buying real estate for ourselves in the Florida Keys. Pati had worked on Wall Street, and Aryl owned bars in New York City, so we both brought strong business and negotiation skills to our investments. As friends and acquaintances saw how successful we were in finding and improving properties, they began asking for our help with their own real estate purchases. That interest inspired us to get our real estate licenses, and what started as a personal investment venture quickly turned into a rewarding and successful career as top-producing Realtors in the Keys.

Yes, our backgrounds have given us a strong foundation that directly benefits our clients. Pati’s experience on Wall Street developed her skills in finance, market analysis, and negotiation, while Aryl’s years as a successful business owner in New York City taught him how to manage complex transactions and build strong client relationships. Together, we combine those strengths with more than 20 years of real estate experience in the Florida Keys, giving our clients expert guidance, local market knowledge, and the ability to navigate even the most challenging deals with confidence and professionalism.

One recent transaction we’re especially fond of involved helping a seller in Key Largo who had been hesitant to list because of concerns about timing and market conditions. We worked closely with them to prepare the home, highlighting its waterfront features and upgrades, and positioned it strategically in the market. Within just a few weeks, we received multiple strong offers, allowing the seller to choose the one that best met their goals. The process went smoothly thanks to careful planning, clear communication, and our team’s hands-on approach, and the seller was thrilled with both the outcome and the stress-free experience. It was a great example of how preparation, local market knowledge, and attention to detail can make a real difference for our clients.