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Financing & Mortgages
Are closing costs the same as cash to close?
No. Closing costs are the fees and taxes. Cash to close is the total you bring to closing: down payment plus closing costs and prepaids, minus your earnest
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Buying
Are home insurance costs still going up in Florida?
It depends on your insurer and your house. Every Florida insurer files its rates with the state, and some filings go up while others go down. Your own
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Selling
Buy before you sell in Tampa Bay?
Sell-first is the simpler calendar. If you must close the next Pinellas home before the current one funds, ask about a third-party buy-before-you-sell program. Any fee is set
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Buying
Can I do short-term rentals in Tampa?
It depends on the zoning. In a 2022 case, a court upheld a code violation against a two-night rental of a South Tampa home zoned RS-60, reading the
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Financing & Mortgages
Can I finance a condo at Imperial Cove?
Often, yes. But with a condo, the building is reviewed along with you. Underwriting looks at the association's budget, reserves, insurance, inspection and reserve study status, litigation, and
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Financing & Mortgages
Can I finance a condo at Isle of Sand Key?
Often, yes. But with a condo, the building is reviewed along with you. Underwriting looks at the association's budget, reserves, insurance, inspection and reserve study status, litigation, and
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Financing & Mortgages
Can I finance a condo at The Fountains at Countryside?
Often, yes. But with a condo, the building is reviewed along with you. Underwriting looks at the association's budget, reserves, insurance, inspection and reserve study status, litigation, and
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Programs
Can I get a mortgage without tax returns?
Sometimes. Some non-QM programs qualify you with bank statements, a profit and loss statement, or your assets instead of tax returns. They're built for self-employed buyers and people
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Financing & Mortgages
Can I get an FHA loan in Florida?
Often, yes, if the home will be your primary residence and your file meets FHA rules. FHA allows a small down payment and more flexible credit. It has
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Buying
Can I homestead a condo in Florida?
Yes, if you own the unit and it is your permanent residence on January 1. The same March 1 deadline applies.
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Buying
Can I port homestead from another Florida county?
You port the Save Our Homes assessment difference, not the $25,000 exemption itself. The new county grants a fresh homestead, then DR-501T moves up to $500,000 of the
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Financing & Mortgages
Can I refinance my current mortgage?
Often, yes, if your credit, income, and home equity support it. The question is whether it's worth it. Compare the closing costs to what you'd save each month
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Selling
Can I sell my Tampa Bay home as-is?
Yes. Florida's common as-is contract lets you sell without promising repairs. Buyers still get an inspection period and can cancel during it. You still have to disclose known
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Programs
Can I use a one-time-close or two-close construction loan in Florida?
Yes. I can originate one-time-close and two-close construction loans through PMF, Inc. when the borrower, the property, and the written program fit. I can't promise the permanent loan
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Buying
Can a Florida city ban Airbnb rentals?
Generally, a new local rule can't ban them. Section 509.032(7)(b), Florida Statutes, says local laws may not prohibit vacation rentals or regulate how long or how often they're
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Programs
Can a Tampa Bay buyer use a temporary 2-1 buydown?
Sometimes, if the loan program and the contract allow a temporary buydown, including a 2-1 structure, and if an allowed party funds it. Under Fannie Mae and Freddie
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Buying
Can my condo or HOA ban short-term rentals in Florida?
Often, yes. A condo or HOA can be stricter than the city. Its declaration can set minimum lease terms, limit how often you lease, and require approval. Florida
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Buying
Can one person handle both the home purchase and the loan?
Yes, if that person holds both a real estate license and a Mortgage Loan Originator license. I hold both, at two separate companies. You can use me for
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Financing & Mortgages
Can the seller pay my closing costs in Florida?
Yes, if the seller agrees in the contract and your loan program allows it. Each program caps how much a seller can contribute and what it can pay
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Buying
Do I have to file for homestead every year in Florida?
No. In Pinellas, your homestead renews on its own each year as long as you still own the home and live there as your permanent residence. The property
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Buying
Do I need a Realtor and a Mortgage Loan Originator, or can one person do both?
Most buyers who finance use both a Realtor and a Mortgage Loan Originator. One person can hold both licenses. I do. But they're separate jobs at separate companies,
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Buying
Do I need a state license for a short-term rental in Florida?
Yes, in most cases. If you rent a home or condo more than three times a calendar year for stays under 30 days, or advertise it that way,
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Buying
Do I need a wind mitigation inspection to buy a home in Florida?
No. Florida doesn't require a wind mitigation inspection to buy a home. But it can lower your insurance, because Florida insurers must offer discounts for wind-resistant features. The
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Financing & Mortgages
Do cash buyers pay Florida doc stamps?
Cash buyers don't pay the doc stamp or intangible tax on a new mortgage, because there's no mortgage. The doc stamp tax on the deed is usually paid
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Financing & Mortgages
Do condo dues at Town Shores count toward my loan qualifying?
Yes. When your loan is reviewed, condo and HOA dues count in your monthly housing cost, along with principal, interest, taxes, and insurance. At Town Shores, dues vary
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Market Updates
Does Amendment 3 cut school property taxes?
No. Amendment 3 is passing in unofficial results (not final until certified), but school district taxes are not cut. The larger homestead exemption is for non-school taxes only.
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Market Updates
Does Amendment 3's 5% assessment cap change my rent?
No. Amendment 3 is passing in unofficial results (not final until certified). If Amendment 3 is certified, starting Jan. 1, 2027, the cap on non-school assessment increases for
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Buying
Does a saltwater pool mean less maintenance in Florida?
Not really. A saltwater pool uses a salt cell to make chlorine, so you buy less chlorine. But it still needs regular water testing, cell cleaning, and a
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Buying
Does unincorporated Hillsborough County require short-term rental registration?
Starting January 1, 2027, according to the county. Hillsborough says its commissioners adopted Ordinance 26-40 on September 2, 2026, adding short-term rental registration for unincorporated Hillsborough only. That
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Communities
FEMA's new maps may put my Clearwater or Safety Harbor home in a flood zone. Will I have to buy flood insurance, and can I appeal?
Not yet. The maps are preliminary and can't be used to require flood insurance. If your home ends up in a high-risk zone when the map takes effect,
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Programs
How a DSCR loan works for an LLC buying Florida rentals
A DSCR loan can sometimes be closed in a Florida LLC when the loan program and the title rules allow it. That is not automatic. Entity documents still
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Buying
How do Florida HOA fees work in Tampa Bay?
HOA and condo fees come from the association's budget, not the county. They pay for common areas, management, insurance the association carries, and reserves. Condos fall under Chapter
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First-Time Buyers
How do Florida down payment assistance programs actually work?
Most Florida down payment assistance comes as a second mortgage that's deferred, forgivable over time, or repaid monthly. State, county, and city programs set rules on income, price,
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Financing & Mortgages
How do I get a mortgage pre-approval?
Apply, allow a credit check, and send income, asset, and ID documents. Your file gets reviewed, and if it fits a program you get a pre-approval letter with
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Buying
How do I pick a Pinellas neighborhood that fits my needs?
I don't rank neighborhoods by who they're best for, because fair housing rules say I describe homes and places, not who lives there. What I do is help
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Buying
How do I start buying a home in Tampa Bay?
Start with a consult and a pre-approval so you know your range. Then pick two or three areas, sign a buyer agreement, and start touring. Get insurance quotes
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Market Updates
How do I tell if Tampa Bay is a buyer's or seller's market?
Look at one pocket, not the whole bay. Pick the property type, price range, and area. Then compare recent sold homes, how close they sold to list price,
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Veterans & Heroes
How do VA loans work in Pinellas County?
VA loans are for eligible veterans, service members, and some surviving spouses. With full entitlement, they can allow no down payment and have no monthly mortgage insurance. Most
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Programs
How do non-QM loans differ from conventional loans?
A conventional loan sold to Fannie Mae or Freddie Mac is usually a federal Qualified Mortgage, with income shown by pay stubs, W-2s, or tax returns. A Non-QM
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Buying
How do property taxes work in Tampa Bay?
The county property appraiser values your home as of Jan. 1. Local boards set tax rates in late summer, and you get a proposed tax notice in August.
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Programs
How does List + Buy work in Tampa Bay?
List + Buy is a 2% listing fee when you list with me, hire me as Realtor on the next purchase, and I originate that loan through PMF,
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Programs
How does a DSCR loan help investors buy rentals in Tampa Bay?
A DSCR loan qualifies an investment property based on its rent compared to the full payment, not your personal income. DSCR stands for debt service coverage ratio. It's
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Programs
How does a bank statement loan work for self-employed buyers?
A bank statement loan figures your income from deposits on your business or personal bank statements, usually over many months, instead of tax returns. It's a non-QM option
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Programs
How does buy-before-you-sell work in Tampa Bay?
A third-party buy-before-you-sell program can help when you need to close the next home before the current one funds. Any fee is set by that program. That fee
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Financing & Mortgages
How does pre-approval work with a dual-licensed agent?
Pre-approval with a dual-licensed agent is still a lender review of a file. I originate through PMF, Inc. My Realtor license does not underwrite or approve. You complete
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Programs
How does the Buyer Credit work?
The Buyer Credit is for buyers who hire me as their Realtor. It's a share of the buyer-side compensation actually available on your file, up to a cap.
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Buying
How does the Florida buyer-broker agreement work after the NAR changes?
It's the written agreement between you and your buyer's broker. Since August 17, 2024, under NAR's settlement rules, buyers working with an MLS participant sign one before touring
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Buying
How long does it take to buy a home in Pinellas County?
It depends on how long you search and how your loan goes. Once you're under contract, a financed purchase often takes about a month or a bit more.
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Selling
How long does it take to sell a house in Pinellas County?
It depends on your price, condition, and the market for your property type and area. Plan for three stages: getting ready to list, time on market, and the
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Financing & Mortgages
How much are closing costs in Florida for a buyer?
Buyer closing costs in Florida depend on your price, loan, and contract. They usually include loan fees, appraisal, lender's title policy, settlement fees, state taxes on the new
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Buying
How much can I save by switching home insurance in Florida?
There's no set amount. What you save depends on your roof, wind mitigation features, claims history, deductibles, and which insurers are writing in your area. The only way
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Selling
How much does a Florida seller pay in closing costs?
Deed stamps are commonly $0.70 per $100 of the price in Tampa Bay. Add title if the contract puts it on you, estoppels, prorations, payoff interest, and the
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Financing & Mortgages
How much down payment do I need in Florida?
It depends on the program and your file. VA can allow no down payment for eligible borrowers with full entitlement, though the funding fee and closing costs still
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Programs
How much down payment does a DSCR loan need?
A DSCR loan does not have one required down payment. The amount depends on the program, the property, and your file, and it is often larger than an
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Financing & Mortgages
How often do mortgage rates change?
Often. Mortgage pricing can change daily, and sometimes during the day, as bond markets move. Your own quote also changes if your credit, down payment, loan program, or
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Financing & Mortgages
Is FHA always cheaper than conventional in Florida?
No. FHA often helps with lower credit or a small down payment. Its mortgage insurance has an upfront part, and if you put down less than 10 percent
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Communities
Is Imperial Cove different from the rest of Clearwater?
No. Imperial Cove is a gated condo community on US 19 North in Clearwater, near Old Tampa Bay. Listings often describe its condo associations as 55+, so verify
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Communities
Is Isle of Sand Key the same as the rest of Clearwater Beach?
No. Isle of Sand Key is one gated condo campus on Gulf Boulevard on Sand Key, south of the Clearwater Pass bridge. It has its own association rules,
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Communities
Is The Fountains at Countryside a 55+ community?
Not that I've seen on current listings. The Fountains at Countryside, a condo community in the Countryside area of Clearwater, isn't marked 55+ on the sale listings I've
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Communities
Is Town Shores different from the rest of Gulfport?
No. Town Shores of Gulfport is a condo community on Boca Ciega Bay, run by a master association with separate building associations. Many are marketed as 55+, so
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Buying
Is a new home cheaper to insure in Florida?
Often, yes. A newer Florida home usually has a newer roof and wind features built to the current Florida Building Code, and insurers must offer discounts for those
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Buying
Is flood insurance required in Pinellas County?
It depends on the flood zone and the loan. If the home sits in a high risk FEMA zone, like AE or VE, and you have a federally
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Market Updates
Should I close on a Florida home before Dec. 31, 2026 because of Amendment 3?
Not for Amendment 3 alone. Unofficial results show it passing (about 62%, not final until certified). Its cutoff is being a Florida resident on Dec. 31, 2026, not
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Buying
Should I work with a Realtor who also does financing?
It can help, but it's your choice. A Realtor who's also a licensed Mortgage Loan Originator can line up the loan timeline with the contract. The roles stay
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Selling
What are seller closing costs in Florida, and how much does a seller pay?
Florida sellers usually pay the documentary stamp tax on the deed, brokerage compensation they agreed to, payoff of their own loan, prorated property taxes, and often the owner's
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First-Time Buyers
What are the first-time home buyer steps in Tampa Bay?
Start with your budget and credit, then get pre-approved. Sign a buyer agreement and tour homes. Make an offer, inspect, and get insurance quotes. Look into down payment
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Communities
What areas of Pinellas and Tampa Bay do you serve?
I serve all of Pinellas County, including its 24 cities and the unincorporated areas between them, plus greater Tampa Bay. That runs from Tarpon Springs and Oldsmar down
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Financing & Mortgages
What credit score do I need to buy a home in Tampa Bay?
It depends on the loan program. FHA and VA often allow lower scores than conventional loans, and some programs set their own minimums. Your score also affects pricing
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Buying
What documents does Pinellas want for homestead?
Florida driver license or ID and vehicle registration at the homestead address, Social Security numbers for owners and spouses, voter card if registered, and proof any out-of-state or
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Buying
What flood zone is my Tampa Bay home in?
Your flood zone is set lot by lot on the current FEMA map, not by neighborhood. Look up the exact address on FEMA's Flood Map Service Center or
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Buying
What if I close in April, can I still file homestead?
You can still file, but the exemption generally applies to the next tax year, once you meet the January 1 occupancy test. File when the deed is recorded
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Market Updates
What is Florida Amendment 3, and did it pass?
Unofficial Nov. 3, 2026 results show Amendment 3 passing with about 62% yes, above the 60% needed. Results are not final until certified. It raises the non-school homestead
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Veterans & Heroes
What is Homes for Heroes Tampa Bay and who qualifies?
I am an enrolled Homes for Heroes affiliate in Tampa Bay. It is a national program for eligible first responders, health care workers, teachers, and military families. The
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Programs
What is List + Buy with Jonathan Loescher?
List + Buy is a 2% listing fee when you list with me, hire me as Realtor on the next purchase, and I originate that loan through PMF,
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Buying
What is a 4-point inspection in Florida?
A 4-point inspection is a short report on four systems: roof, electrical, plumbing, and HVAC. Florida insurers often ask for one on older homes before they'll write a
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Buying
What is a CDD in Florida, and do I have to pay it?
A CDD is a Community Development District, a special-purpose local government created under Chapter 190, Florida Statutes. It funds roads, drainage, utilities, and amenities in a new community.
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Programs
What is a buy-before-you-sell program in Tampa Bay?
A third-party buy-before-you-sell program can help you close the next home before the current one funds. Any fee is set by that program, not a brokerage commission. Realty
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Programs
What is a first-lien home equity line, and how does it work?
A first-lien home equity line is a line of credit in first position on your home. It pays off your current mortgage and takes its place, so you
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Buying
What is a leasehold condo, like at On Top of the World Clearwater?
In a leasehold condo, you own your unit but lease the land under the building instead of owning it. On Top of the World in Clearwater has many
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Programs
What is a non-warrantable condo loan?
A non-warrantable condo loan is a mortgage on a unit in a building that does not meet the project standards Fannie Mae or Freddie Mac use for a
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Financing & Mortgages
What is a rate lock, and how long should mine be?
A rate lock holds your interest rate and pricing for a set number of days while your loan closes. If rates rise, your locked rate holds. If your
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Buying
What is a special assessment in a Florida condo, and how do I spot one?
A special assessment is a charge the condo association bills owners on top of regular dues, usually for a big repair or a shortfall. In Florida, older condo
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Buying
What is an HOA or condo estoppel certificate in Florida, and who pays?
An estoppel certificate is the association's written statement of what's owed on a unit or lot as of a date: dues, special assessments, late fees, and other charges.
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Buying
What is earnest money in Florida?
Earnest money is a good faith deposit you make after your offer is accepted. It's held in escrow by a title company, attorney, or broker and credited toward
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Buying
What is the difference between flood Zone X and Zone AE in Tampa Bay?
Zone AE is a high risk flood area, part of FEMA's Special Flood Hazard Area, so a federally backed mortgage requires flood insurance. Zone X is moderate or
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Financing & Mortgages
What loan programs can a Florida Mortgage Loan Originator offer?
Common programs include conventional, FHA, VA, jumbo, cash-out refinance, physician loans, and non-QM loans like bank statement, P&L, asset-based, and DSCR loans. Some buyers also pair a first
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Buying
What should I know before buying in Apollo Beach?
Apollo Beach is an unincorporated waterfront community in southern Hillsborough County, on the east side of Tampa Bay. It's known for canals and bay access. Before you buy,
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Buying
What taxes do I collect on a vacation rental in Tampa Bay?
Two main taxes. You collect Florida sales tax plus any county surtax and send it to the Florida Department of Revenue. You also collect the county's tourist development
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Buying
What's the difference between a second home loan and an investment loan in Florida?
It comes down to how you'll use the home. A second home is one you use yourself part of the year, with limits on renting it out. An
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Buying
When should I shop for home insurance in Florida?
Shop 45 to 60 days before your renewal date. When you're buying, get quotes during your inspection period, not the week of closing. Also shop after a nonrenewal
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Market Updates
Where does the Pinellas County median home price come from?
A Pinellas median home price comes from a set of closed sales over a date range, usually pulled from Stellar MLS. It's only useful when you know the
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Buying
Where is Bayou Club in Seminole, Florida?
Bayou Club Estates is a guard-gated golf community on the Seminole and Largo line in Pinellas County. The residential gate is off south Belcher Road, and most listings
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Buying
Where is Seminole, Florida?
Seminole, Florida is a city in Pinellas County, west of St. Petersburg and inland from the mid-county beaches. It is not Seminole County, which is a different Florida
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Market Updates
Who gets the larger homestead exemption after Amendment 3?
Amendment 3 is passing in unofficial results. Homestead owners who are Florida residents by Dec. 31, 2026 can receive the larger non-school exemption: $150,000 in 2027 and $250,000
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Financing & Mortgages
Who pays closing costs in Florida, the buyer or the seller?
Both sides pay some. In Pinellas and Hillsborough, sellers usually pay doc stamps on the deed and often the owner's title policy. Buyers usually pay loan costs, the
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Financing
Why don't you post today's average mortgage rate?
I don't post an average rate here because rates move often and an average rarely matches your file. Your rate depends on your credit, loan type, down payment,
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Buying
Will a tired salt cell show up on a Florida home inspection?
Often, if the pool is part of the inspection. A pool inspector looks at the salt cell, connections, pump, filter, heater, and screen. Scale or a weak chlorine
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