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If you've followed real estate news over the past couple of years, you've heard something about commission lawsuits, NAR settlements, and changes to how buyer's agents get paid. It's been all over national headlines, debated in real estate offices, discussed in living rooms. Most of that coverage was written for real estate professionals. Not for sellers. So here's the plain-English version. What actually changed, why it matters, and what you need to know before you list a home in Florida.   A Quick History: How Commissions Used to Work For decades, American real estate ran on one standard setup: a seller hired a listing agent, agreed to pay a total commission - typically 5-6% of the sale price - and that commission got split between the listing agent and the buyer's agent, usually right down the middle. The buyer's agent commission was advertised through the MLS - the Multiple Listing Service - and every agent searching for homes to show clients could see exactly what each seller was offering. Sellers were, in effect, pre-committing to pay the buyer's agent before an ...

Let’s start with the basics. If you’ve inherited property in Florida, it didn’t just magically become yours with no strings attached. What happens next depends on whether the person left a will or not. If they had a will, the property will likely go through probate, where the court oversees how things get distributed. If they did not, Florida’s intestate laws kick in, and only certain family members qualify to receive the property. Either way, selling it isn’t something you can just jump into right away. You also need to know whether the property was owned outright or jointly. For example: Sole ownership: Goes through probate before it can be sold. Joint tenancy with rights of survivorship: Automatically transfers to the surviving owner(s), skipping probate in many cases. Homestead property: Comes with extra layers of protection and rules, especially if a spouse or minor child is involved. Bottom line? Inheriting property doesn’t mean you can sell it tomorrow. There's a process, and in Florida, that process usually starts with probate. Is ...

It’s a dilemma that many landlords eventually face: do you list your rental while it’s still occupied, or wait until the place is vacant? Keeping tenants in place means you’re still collecting rent, but it can also mean fewer interested buyers and more hoops to jump through. The Main Pros and Cons of Selling with Tenants In Place Pros: You’ll maintain rental income during the listing process, avoid paying out of pocket for an empty property, and may attract investors looking for a turnkey rental. Cons: Tenant-occupied properties are harder to show, may have limited buyer appeal, and can suffer from presentation issues if tenants aren’t cooperative. Another overlooked factor? The sale price might take a hit, or gain a boost, depending on your tenant situation. Properties with steady, market-rate rents under a fixed lease can appeal to income-focused investors. On the flip side, if your tenants are underpaying or difficult, that could shave thousands off your final offer. Before listing, think about how your specific tenant setup could affect both buyer interest and prici ...

Thanks to mail-away closings, you don’t have to hop on a plane or rearrange your schedule just to sign paperwork if you're not able to be on location. In this scenario, the closing documents come to you. What is a Mail-Away Closing? A mail-away closing is exactly what it sounds like: instead of signing the closing documents in person at the title company or attorney’s office, the documents are shipped to you. You’ll review, sign, and notarize everything on your own, then send it all back. It’s a great option for sellers who’ve moved out of state, or have a tight schedule. In Florida, mail-away closings are pretty common, especially with how many out-of-state owners sell their homes here every year. As long as you follow a few simple steps it’s a fairly straightforward process. Legal Requirements in Florida Florida does have a few rules to keep in mind when it comes to mail-away closings. Some documents, like the deed that transfers ownership of your home, must be signed in front of a notary and two witnesses. That’s important because depending on where you’re located, you migh ...

The Challenges of Selling a Rental Property Fast Selling a rental property quickly comes with unique challenges, especially if it’s occupied by tenants. Unlike selling a primary residence, rental properties involve lease agreements, tenant rights, and potential buyers who may have different expectations. Timing plays a crucial role. The state of the market, the tenant's willingness to cooperate, and whether the property is vacant or occupied all influence how fast you can close the deal. By preparing in advance and making strategic decisions, you can attract buyers and complete the sale efficiently. Determine If Selling with Tenants in Place is the Best Option One of the first decisions you’ll need to make is whether to sell the property with tenants still living there or to wait until it's vacant. Each option has its pros and cons, and the right choice depends on factors such as lease terms, tenant cooperation, and your target buyer. For investors, an occupied rental can be an attractive purchase since it provides immediate rental income. However, if your tenants are uncoo ...

Selling a home comes with many decisions, and one of the biggest is how to list your property. Traditional real estate agents charge a percentage-based commission, but an increasing number of sellers are turning to flat-fee listing services to save money while still gaining MLS exposure. If you're considering this route, it's important to understand both the benefits and potential challenges, both of which we'll discuss here. What Is a Flat-Fee Listing Service? A flat-fee listing service allows homeowners to list their property on the Multiple Listing Service (MLS) for a one-time, upfront fee instead of paying a percentage-based commission. This approach gives sellers access to the same MLS system used by real estate agents, ensuring broad exposure to buyers and their agents. Unlike traditional full-service agents, who typically charge 5-6% of the home's selling price in commissions, flat-fee services provide a cost-effective alternative. Sellers pay a set fee for listing their property, while still reaching a wide audience through top real estate platforms like Zillow, R ...