<![CDATA[Yaneth Wiser Blog]]> <![CDATA[The Most Sought-After Wellness Amenities in Luxury Homes]]> Wellness is a lifelong journey that requires consistent effort. In-home wellness amenities offer affluent homeowners extra support along the way, making it easier to incorporate the routines and features they value into everyday life.

According to the Global Wellness Institute, wellness-focused real estate will account for more than $1 trillion in global market value by 2029. The demand for wellness amenities is clear—but which ones interest homeowners most? Here's what our real estate agents have observed while serving some of Florida's most exclusive markets.

Top Wellness Features in Today's Florida Homes

Boca Raton

Boca Raton's population skews older than most large Florida cities, so it's no surprise that longevity and holistic wellness are among its most prominent cultural trends. Residents value wellness amenities that help them lower stress and maintain a higher quality of life. Some favorites include:

  • Whole-home air and water filtration systems designed to improve indoor air and water quality.
  • Low-impact fitness studios with thick foam floor tiles for easier floor exercises and an anchored barre for gentle stretching.
  • Steam rooms for warmth, relaxation, and a spa-like experience.
  • Sleep aid features like circadian lighting, soundproofed bedrooms, and temperature-regulated mattresses.

Delray Beach

Delray Beach is known for its active, outdoor-oriented lifestyle, with beaches, parks, recreation, and open-air gathering spaces all contributing to the local culture. Homeowners here are particularly fond of outdoor-focused wellness features such as:

  • Indoor-outdoor spaces that maximize natural light and promote living in harmony with nature.
  • Elaborately landscaped gardens to encourage spending time outside.
  • Specialized backyard amenities like meditation gardens and sensory relaxation spaces with rippling ponds and running waterfalls.
  • Outdoor hot tubs and cold plunge pools for invigorating contrast therapy.
  • Private tennis and pickleball courts to get them up and moving in the sunshine.

Naples

Originally founded as a winter retreat, Naples' general social atmosphere remains heavily influenced by resort culture. Wellness here is all about relaxation and recuperation, and common home wellness amenities reflect that trend. Local homeowners step back from the daily grind with features like:

  • Saunas made from materials like saltstone and eucalyptus that create a calming, spa-inspired environment.
  • Personal spas equipped with a massage table and a hot tub for soaking stress away.
  • Meditation or mindfulness spaces and cozy reading nooks for purposeful solitude.
  • Acoustic dampening and white noise systems that let them reshape their home's ambient noise into the perfect custom soundscape.

Miami

Miami is known for its fast pace, thriving business scene, and always-on energy. Many residents use home wellness amenities to help them squeeze more self-care into their busy lives. Some top in-demand features here include:

  • Spa-inspired bathrooms with heated floors, rainfall showers, and soft mood lighting that turns necessary grooming into an indulgent ritual.
  • Home gyms outfitted with state-of-the-art equipment so they can skip the busy chain locations in the city core.
  • Dedicated yoga and Pilates rooms that make regular practice more convenient.
  • Acupressure mats and automated massage systems to help relieve tension and loosen sore muscles whenever time allows.

Bring Better Wellness Home Today

Wellness amenities can add appeal to Florida properties, especially when they cater to specific needs and priorities in residents' lives.

Whether you're searching for a property with the right mix of wellness features or considering upgrading your home before listing it for sale, our team can help you navigate the Florida real estate market with ease. Get in touch today to consult with our experts and take the first steps toward achieving your real estate goals.

]]> <![CDATA[How to Create a Resort-Inspired Backyard in Florida]]> A beautifully designed backyard can make an exceptional property feel even more complete. With a resort-inspired backyard renovation, you can bring the comfort and style of your favorite luxury destinations home. These projects can be as simple as a lighting upgrade or as complex as a full home spa installation; if it helps create the same inviting, stress-free atmosphere that makes the best resort experiences so special, it counts.

Not all resort-like upgrades appeal equally to every homeowner. While much of the decision comes down to personal tastes, there are also differences in architecture, setting, and lifestyle from one community to another. Our real estate agents' time serving some of Florida's most distinguished communities has given them insight into the features that suit each area particularly well. Keep reading to see how we've translated these ideas into practical resort-inspired renovation projects for Florida homeowners like you.

Crafting Resort-Style Outdoor Spaces in Florida's Top Locales

Coral Gables

Coral Gables is known for its enchanting Mediterranean Revival architecture and the architectural standards that help preserve that distinctive look. 

Achieving a resort-like atmosphere here requires a unique approach, but the results can be breathtaking. Look to features like:

  • Elegant water features like decorative stone fountains and naturalistic ponds and waterfalls
  • Mosaic-style patios and tiling for rustic visual flair
  • Tall stucco privacy walls with archways that welcome you into your own private retreat
  • Old-world flourishes like heavy wooden doors, textured stone statues, and wrought-iron accents
  • Potted citrus and olive trees for extra greenery that suits the space's Mediterranean character

Depending on the scope of the project, homeowners may need to have their plans reviewed by the city's Board of Architects to determine how well they fit the surrounding architectural character.

Weston

Weston's community-oriented atmosphere and master-planned setting make it well suited to outdoor spaces designed for gathering. For homeowners who enjoy entertaining family and friends, taking the party outside can expand the property's usable living space. Create a resort-like setting for those special moments with:

  • Distinct zones for eating, socializing, swimming, and lounging, just as you'd find in a real resort
  • Spacious patios with plush seating, fire pits, and soft ambient light for nighttime entertaining
  • Outdoor kitchens with a refrigerator and wet bar for easy access to cool drinks and snacks
  • Layered lighting from LED lights or gas torches to add drama and improve usability after dark

Fort Lauderdale

With its waterfront lifestyle and impressive residential properties, Fort Lauderdale offers plenty of opportunities to turn a backyard into a relaxing sanctuary. Center this principle in your property renovation project with upgrades like:

  • Pools with custom features like infinity edges, sun shelves, and swim resistance systems
  • Spas, saunas, and plunge pools to recreate the resort spa experience at home
  • Areas with soothing sensory features like a water wall or an aromatherapy garden
  • Quiet nooks for restful solitude, such as private reading or meditation spaces with high walls or hedges to reduce outside noise and add privacy

Palm Beach Gardens

Palm Beach Gardens was developed with a distinctive garden-city vision and continues to place a strong focus on sustainability and environmental stewardship. The city is filled with mature landscaping and protected green spaces, making naturalistic design an especially fitting choice for the area. Resort-like touches that harmonize well with this aesthetic include:

  • Natural shade from large trees or vine-covered pergolas
  • Elaborate ponds, gardens, and tree groves that surround you with natural beauty
  • Privacy walls made from lush green hedges that add atmosphere and a natural feel
  • Paths, retaining walls, and tiling made from irregularly shaped natural stones

Embrace Resort Living at Home in Your New Florida Paradise

Every resort-style backyard starts with the right property. If you're looking for a new Florida home to serve as a canvas for your vision, our agents can help you find it. Get in touch today for expert assistance with buying and selling in Florida's high-end property market.

]]> <![CDATA[The Most Common Home Inspection Issues in Florida]]> Whether you're buying or selling, the home inspection is one of the most pivotal steps in the whole process, and it looks a bit different in Florida than in other places. With warm weather year-round, high relative humidity, salt air near the coast, and HVAC systems running year-round, Florida's climate puts different pressures on homes. Our real estate agents are here to help you prepare, with a closer look at the most common issues that arise on Florida home inspections.

Key Areas to Examine During a Florida Home Inspection

HVAC System Issues

Air-conditioning systems work harder in Florida than almost anywhere else in the country, with A/C running nearly year-round and rarely taking much of a break, even in the milder winter months

This makes wear-related issues more common than in most places. Here are a few things to watch out for:

  • Age of HVAC system
  • Damaged ductwork
  • Excessive condensation
  • Dirty filters
  • Leaks
  • Overall HVAC system condition

Water Damage

Water damage in homes can be caused by obvious issues, like flooding or damaged pipes. However, it can also develop over time from condensation, due to the contrast between Florida's warm climate and the cool air in the home. Inspectors will look for water stains on walls/ceilings, damaged drywall, dampness in the attic/crawlspace, and excessive condensation around HVAC fixtures to spot hidden sources of water damage.

Mold and Mildew

Mold and mildew are especially common issues in Florida home inspections, especially in homes with water damage. Rather than whether mold is present, the question is typically how much mold there is and whether another underlying issue in the home caused it. The inspector might recommend professional mold analysis if there's significant mold growth.

Roof Damage and Issues

Roof issues are among the most important to check during the inspection because most insurers won't write a policy for a Florida home with significant roof damage. Serious roof issues can even stop a real estate transaction in its tracks, unless the issues are resolved. Inspectors will check roof condition thoroughly, in a variety of ways:

  • Damaged, missing, or lifted shingles
  • Signs of leaks
  • Age of roof
  • Sagging or other damage visible from attic
  • Roof-to-wall connections

Plumbing and Electrical Issues

Many issues flagged in the plumbing and electrical sections of the inspection stem from certain materials used in older homes that don't meet modern construction standards. For plumbing, polybutylene pipes are often flagged and were most commonly used in homes constructed between the mid-1970s and mid-1990s.

Wood Destroying Organisms (WDO)

Buyers may also choose to arrange a separate Wood Destroying Organism inspection as part of their overall due diligence. This specialized inspection looks for current or past activity that could affect wood components of the property, along with conditions that may make those areas more vulnerable over time. Inspectors may look for:

  • Evidence of current activity
  • Signs of previous activity
  • Damage to wood components
  • Moisture or other conditions that may contribute to future issues

A licensed pest control company conducts this specialized inspection. For buyers who want a more complete picture of the property's condition, it can provide another useful layer of information before closing.

Navigate Every Step of Your Home Sale with Help from Our Agents

Shopping for your next home in Miami, Fort Lauderdale, Boca Raton, Naples, or another great Florida community? Our agents are here to help you achieve your real estate goals, including navigating the home inspection. Get in touch to buy and sell homes in your favorite Florida communities.

]]> <![CDATA[Florida's New Flood Disclosure Laws: What Florida Buyers and Sellers Need to Know]]> Did you know that Florida's flood disclosure laws officially changed as of October 1, 2025? The new flood disclosure laws introduce additional disclosure requirements, covering responsibilities for sellers, real estate developers, and residential landlords.

Whether you're buying or selling, it's important to understand the latest disclosure laws. Our real estate agents have more on Florida's latest flood disclosure laws and how they could impact you.

Understanding Florida's Expanded Flood Disclosure Requirements

Official Flood Disclosure Statute

Florida Statute 689.302 covers "disclosure of flood risks to prospective purchaser," and this disclosure is required to be made at or before the time the sales contract is executed. The disclosure consists of three main questions for the seller:

  • Does the seller have any knowledge of flooding that caused property damage during the time that they owned the property?
  • Has the seller filed an insurance claim due to flood damage on the property, including claims to the National Flood Insurance Program?
  • Has the seller received assistance for flood damage to the property, including assistance from the Federal Emergency Management Agency?

The biggest change for sellers is the requirement to report known flood damage, even if they didn't file an insurance claim or receive federal assistance. For buyers, this change should provide a more complete picture of the home's condition before purchase.

How Flooding Is Defined in the Statute 689.302

To fully understand flood disclosure laws and how they could impact you, it's important to see how the state defines flooding. By Florida's definition, flooding means "a general or temporary condition of partial or complete inundation of the property," which can be caused by one of three factors:

  • Overflow of water from inland or tidal waterways
  • Unusual and rapid accumulation of runoff or surface waters from an established water source, including rivers, streams, and drainage ditches
  • Heavy rainfall resulting in sustained periods of standing water

Damage caused to a property from these sources is considered flood damage and should be disclosed based on the latest flood disclosure laws.

Additional Protection for Buyers and Renters

The updated flood disclosure laws add new responsibilities for landlords and real estate developers as well, which can also have an impact on consumers. Buyers will now have more information when purchasing a condo from a developer, and renters will be able to learn more about the property they're renting:

  • The same disclosure requirements that we've covered so far now apply to developers who are selling residential condos, as well. Now buyers are required to receive a full flood disclosure when purchasing a condo from a developer, when that wasn't a requirement in the past.
  • Landlords must now make a flood disclosure to prospective tenants entering residential rental agreements of one year or longer. If a landlord fails to provide the required disclosure and a tenant later suffers substantial flood-related loss or damage to personal property, the tenant may have the right to terminate the rental agreement and receive a refund of prepaid amounts for the period after the rental agreement is terminated.

Navigating Florida's Flood Disclosure and Real Estate Laws

Florida's updated flood disclosure laws are one element of the complex real estate laws designed to protect both buyers and sellers. Of course, you don't have to navigate the process alone. Look for a real estate agent who understands the laws, answers your questions, and helps you navigate each step of the process, including the latest laws covering flood disclosures in real estate.

Buy or Sell Your Next Florida Home with Help from Our Team

Wondering how these flood disclosure changes affect your next sale or purchase? Our local agents stay on top of Florida's evolving real estate laws so you don't have to. Get in touch to buy or sell a home in Florida with confidence.

]]> <![CDATA[Your Annual Florida Home Check-In: Four Things to Review]]> The information connected to a home does not stay the same forever. Property records are updated, loan balances change, improvements are completed, and nearby real estate activity creates new context.

Even when a move is not part of your plans, an annual review can help you understand what current sources show and identify details that may deserve a closer look. Four useful areas to revisit are estimated value, estimated equity, property information, and recent neighborhood activity.

1. Review Your Home's Estimated Value

An estimated home value can be a helpful starting point, but it is not a final determination. Automated estimates may draw from public records, recent sales, broader market activity, and available details about the property. They may not fully reflect condition, renovations, views, waterfront access, or a home's specific position within a building or community.

As you review an estimate, consider:

  • Are the property details used in the estimate accurate?
  • Have recent improvements been reflected?
  • Which nearby sales are truly comparable?
  • How do the home's condition and features differ from those properties?

Estimated market value is also different from the assessed or taxable value used for Florida property-tax purposes. Each figure serves a different purpose, so they should not be expected to match.

If a lending decision or another matter requires an appraisal, an opinion from a licensed or certified appraiser may be necessary. An automated estimate or a real estate professional's market analysis is not an appraisal or a guarantee of a future sale price.

2. Put Estimated Equity in Context

Home equity is generally the difference between a property's current value and the debt secured by it. Because the value and available loan information may be estimated, an estimated equity figure is not exact.

If a personalized home update includes an estimated loan balance, compare it with your latest mortgage statement. Third-party data may not reflect recent principal payments, refinancing, home equity lines, or other liens.

When you need an exact payoff amount, request a current payoff statement from each applicable lender or servicer. A current account balance is not necessarily the same as the payoff amount. Estimated equity is also different from potential sale proceeds or the amount a lender may allow you to borrow. Loan payoffs, selling expenses, taxes, closing costs, and lender requirements can all affect those figures.

3. Check the Details Connected to Your Property

Public and third-party sources may show information such as:

  • Bedrooms and bathrooms
  • Living area, lot size, and year built
  • Property type
  • Pool, waterfront, or other notable features
  • Permit history, where available
  • Ownership and sales history

Sources can define or update information differently, so a discrepancy does not automatically mean an official record is incorrect. It does mean the detail is worth verifying.

Start with the agency responsible for the record. The county property appraiser may help with parcel information, the clerk or official records office may help with recorded documents, and the appropriate building department may help with permit history.

Your own records matter too. Keep permits, warranties, receipts, inspection reports, and photographs of major repairs or improvements. Together, they can create a more useful history of the home.

4. Look at Recent Activity Around Your Home

Recent closed sales, active listings, and changes within a neighborhood or condominium building can provide useful context for a property.

Florida real estate is highly local. Waterfront position, building conditions, club or association requirements, community amenities, and even a particular view can create meaningful differences between nearby homes. A broad market trend or one isolated sale rarely tells the whole story.

A Keyes agent can help review possible comparable sales and explain which property differences may be relevant. That local perspective can be especially useful when an automated estimate changes or nearby sales appear inconsistent.

What a Personalized Home Update Can Include

A personalized home update brings available property and neighborhood information together in one place. Depending on the property and the data available, it may include:

  • An estimated home value and estimated equity
  • Key property details
  • Recent sales and current listings nearby
  • Information that may be worth verifying or discussing

Use the update as an informed starting point, not a final determination. It does not replace an appraisal or advice from a qualified financial, tax, legal, lending, or inspection professional.

Make the Review an Annual Habit

An annual review can be a practical rhythm for homeowners. The anniversary of your purchase can serve as a natural reminder, or you can choose another date that is easy to remember. It can also be useful to revisit the information after a major renovation or another meaningful change to the property.

Save each update with your home records and note any details you want to verify. Over time, these check-ins can create a helpful history of the property and the market around it.

Request a Personalized Home Update

You do not need to be preparing for a move to benefit from a more current view of your home. A Keyes agent can prepare a personalized home update that brings estimated value, estimated equity, property details, and nearby market activity together in one place.

If a Keyes agent shared this article with you, reply to them to request an update for your property. If you are not currently working with an agent, find a Keyes agent to get started.

Important: Property information and estimates are based on available public and third-party data and may be incomplete or inaccurate. The information included will vary by property and data availability. Estimated value and estimated equity are for informational purposes only, are not an appraisal or guarantee, and should not be the sole basis for financial, lending, tax, legal, or real estate decisions. Consult an appropriately qualified professional regarding your circumstances.

]]> <![CDATA[The Fed Isn't Setting Your Mortgage Rate: The 10-Year Treasury Is]]> What actually moves your rate before you decide to lock

If you're shopping for a home right now, you've probably heard some version of "wait for the Fed meeting." It's worth understanding what that means before you decide whether to lock in a rate or hold out for something better. 

What's happening 
The Federal Reserve meets September 15 and 16 and will announce a rate decision along with an updated economic outlook. Right now, the Fed's benchmark rate sits at 3.50% to 3.75%, where it's been since December, and markets are pricing in roughly a 68% chance the Fed holds steady again, with about a 32% chance of a small increase. A cut is essentially off the table. 

That's a meaningful shift from just a few weeks ago, when a September rate hike looked more likely than not. A weaker than expected jobs report in early August, along with cooler inflation numbers, pulled those odds back down. 

Why this doesn't automatically move your mortgage rate 
Here's the part that surprises a lot of buyers. The Fed's rate is an overnight rate that banks charge each other. Your 30-year mortgage is priced off something different entirely; the 10-year Treasury yield, since most mortgages get paid off or refinanced within seven to ten years, not thirty. 

Lenders add a markup on top of that Treasury yield to cover their own costs and risk. That markup usually runs about 1.5 to 1.8 percentage points, though it's sitting closer to 2 points right now given market volatility. This is why mortgage rates can rise even after the Fed cuts, and why they don't necessarily fall just because the Fed holds steady in September. What actually matters is what bond investors expect inflation and growth, and a lot of that gets priced in before the Fed ever makes an announcement. 

Where rates stand 
The 30-year fixed rate averaged 6.65% as of Freddie Mac's most recent weekly survey, down slightly from 6.67% the week before but up from 6.58% a year ago. Rates started in 2026 at 6.16%, dipped to a low of 5.98% in late February, then climbed back up over the summer as oil prices and inflation ticked higher. 

Looking ahead, major forecasters aren't calling for a big drop. Fannie Mae's research group has rates holding around 6.4% through the end of the year, and the Mortgage Bankers Association projects 6.5% for the third and fourth quarters. In other words, most forecasts have rates staying roughly where they are, not falling sharply. 

"A lot of buyers assume the Fed meeting is the moment rates will finally drop," said Craig Garcia, President of Capital Partners Mortgage. "More often than not, that's not how it plays out." 

The lock versus float decision 
If you're under contract, this is the real decision in front of you: lock your rate now, or float and hope it improves before closing. 

A standard rate lock holds your rate for 30, 45, or 60 days while your loan closes, and locks in that range are usually free. Some lenders also offer a float down option, which lets you capture a lower rate one time if the market improves before closing, typically for a small fee. 

The dollar impact of waiting is smaller than most people expect, but it still adds up. On a typical $340,000 Florida loan, a quarter point rate change works out to about $55 a month. Moving from 6.65% to 6.90%, for example, would push a payment from roughly $2,182 to about $2,238. A full 1% swing is closer to $220 a month in either direction. 

Given that a September hike is still a real possibility, and a cut isn't priced in at all, the risk right now leans toward rates staying flat or ticking up, not falling. For most buyers already under contract, locking makes more sense than floating. 

Why Florida buyers are still active despite the rate environment 
Even with rates in the mid 6% range, Florida's housing market hasn't slowed down the way some expected. The statewide median single family home price hit a record $432,000 in June, with sales up over 9% year over year, marking ten straight months of annual gains. Inventory has also improved to a 4.5-month supply for single family homes, giving buyers more room to negotiate than they've had in recent years. 

The bigger picture 
Trying to time the Fed is a tough game to win, since so much of what moves mortgage rates is already baked in by the time an announcement happens. If a home and a payment work for your budget today, that's usually a better foundation for a decision than waiting on a meeting that may not move your rate at all. And if rates do fall meaningfully down the road, refinancing is always an option. 

If you want help thinking through whether to lock or float on your specific loan, reach out to Capital Partners Mortgage. To learn more, visit cp-mtg.com. 

Data and Information Sources 
Federal Reserve, FOMC meeting calendar: federalreserve.gov
Freddie Mac Primary Mortgage Market Survey: freddiemac.com
Mortgage Bankers Association, Mortgage Finance Forecast: mba.org
Fannie Mae Economic and Strategic Research Group, Housing Forecast: fanniemae.com
Florida Realtors, June 2026 housing data release: floridarealtors.org
CME Group FedWatch Tool: cmegroup.com

The Keyes Company has a business relationship with Capital Partners Mortgage Services. Because of these relationships, referrals may provide Keyes Company and its owners a financial benefit. You are not required to use the listed provider as a condition for settlement of your loan or the purchase, sale, or refinance of the subject property. For more information, visit keyes.com

]]> <![CDATA[The 15-Year Roof Number Everyone Gets Wrong]]> What Florida's roof age law actually protects

If you've heard that Florida insurers automatically drop coverage once a roof turns 15, you're not alone, and you're also not getting the full picture. A real law backs that number, but it works almost the opposite of how most people think. 

What the law says 

Florida Statute 627.7011 does not set a 15-year expiration date on roofs. It does the opposite. Insurers cannot refuse to write or renew a policy solely because the roof is over 15 years old. Once a roof passes that 15-year mark, the law protects homeowners by giving them the right to an inspection. If the results show at least 5 more years of useful life, the insurer still cannot deny coverage based on age alone. 

In other words, 15 years isn't a cutoff. It's the point where the law asks for a little more proof that the roof is still in good shape. 

Where the number comes from 

Part of the confusion comes from mixing up two different things. The 15-year mark in the statute is a legal floor of protection, not an insurance deadline. Separately, individual insurance companies set up their own underwriting guidelines, and those numbers vary quite a bit. 

Citizens Property Insurance, the state's insurer of last resort, publishes its own thresholds: documentation of a full roof replacement is generally required once a shingle roof passes 25 years, or a tile, metal, or concrete roof passes 50 years. Private insurers tend to be stricter, and many start paying closer attention to asphalt shingle roofs somewhere between 15 and 20 years, depending on the company. 

Why roof material makes such a big difference 

A 15-year-old roof means very different things depending on what it's made of. In Florida's climate, a standard asphalt shingle roof typically lasts somewhere in the 15-to-20-year range, while an architectural shingle can stretch closer to 25. Tile and metal roofs are a completely different story, often lasting 40 to 50 years or more. 

That gap is exactly why a 15-year-old shingle roof might raise questions with an insurer, while a tile roof of the same age barely registers. 

The two inspections that matter 

Two types of inspections come up constantly in this conversation, and they do very different jobs. 

  1. A 4-point inspection looks at the roof, electrical, plumbing, and HVAC systems, and answers a simple question: can this home be insured at all? Insurers typically require one on homes 20 years or older, and it usually needs to be dated within the past year. 
  2. A wind mitigation inspection is a different tool entirely. It documents hurricane resistant features like roof shape, roof deck attachment, and roof to wall connections, and it can unlock real discounts on a policy for up to five years. Many homeowners get both done during one visit, since the roof plays a role in each one. 

    Ryan Papy, President of Keyes Insurance, puts it this way. "Age matters less than condition. A well documented, well maintained roof at 16 years can look a lot better to an insurer than a neglected one at 10." 

    Why this became such a big deal in Florida 

    This protection didn't come out of nowhere. Florida's insurance market went through a genuinely rough stretch leading up to 2022, and roofs were at the center of it. State regulators found that in a single recent year, Florida accounted for roughly 8% of the country's homeowners insurance claims, but more than 76% of the nation's homeowners insurance lawsuits. Roof related claims and litigation climbed steadily in the years leading up to the reform, and a litigated claim tends to cost roughly three times as much to resolve as one that isn't. 

    As claims, lawsuits, and costs piled up, insurers pulled back or left the state entirely, and Citizens' policy count more than doubled as displaced homeowners had nowhere else to turn. The roof age protections were part of the legislature's response, aimed at giving homeowners with sound roofs a fair shot at coverage while still letting insurers manage real risk. 

    What homeowners with an aging roof should do 

    If your roof is under 15 years old and you get a non-renewal notice citing age, that's worth pushing back on directly with your agent. If it's past 15, the smartest move is getting ahead of it: a licensed inspector's report showing at least 5 years of remaining life is a relatively small expense, often in the range of $75 to $200, especially compared to a full roof replacement, which can run well into the thousands depending on material. 

    Keeping dated photos, past repair records, and a recent inspection on hand also makes a real difference if a renewal ever gets questioned. Florida also requires insurers to give homeowners real notice before non-renewal, typically 120 days, so there's usually more time to sort things out than it feels like in the moment. 

    The bigger picture 

    The 15 year number isn't a countdown to losing coverage. It's a legal safeguard for homeowners that starts asking for a bit more proof once a roof reaches a certain age, and the details of that proof depend heavily on the material and condition, not just birthdays. A well maintained, well documented roof, whatever its age, is almost always in a stronger position than homeowners assume. 

    If you have questions about how your roof's age might affect your policy, reach out to Keyes Insurance. We're happy to walk you through your specific situation. To learn more, visit keyesquote.com. 

    Data and Information Sources 
    Florida Senate, Fla. Stat. 627.7011 (2022): flsenate.gov 
    Florida Senate, Fla. Stat. 627.4133, notice of cancellation and nonrenewal: flsenate.gov 
    Citizens Property Insurance Corporation, roof age underwriting requirements: citizensfla.com 
    Florida Office of Insurance Regulation, "Cost Drivers Affecting Florida's Insurance Rates": floir.gov 
    InterNACHI, Estimated Life Expectancy Chart for Florida homes: nachi.org 
    My Safe Florida Home program: mysafeflhome.com 

    The Keyes Company has a business relationship with Gallagher Property and Casualty, LLC d/b/a Keyes Insurance. Because of these relationships, referrals may provide Keyes Company and its owners a financial benefit. You are not required to use the listed provider as a condition for settlement of your loan or the purchase, sale, or refinance of the subject property. For more information, visit keyes.com 

    ]]>     <![CDATA[Renting Out a Home in Florida? This Flood Disclosure Isn't One to Skip]]>

    A quick compliance reminder as hurricane season peaks

    If you're renting a home in Florida, or renting one out, you should know about a new piece of paperwork. Since last October, Florida law has required landlords to hand every tenant signing a lease of a year or longer a separate, written flood disclosure before the lease is signed. Not a clause tucked into page nine. Its own document. 

    For owners, it's a compliance step worth getting right. For tenants, it's information you're now entitled to before you sign anything. 

    What the disclosure says 

    The form itself is short. Based on what happened during the landlord's own ownership of the property, it covers: 

    • Any past flooding in the unit 
    • A flood insurance claim filed on the property, including through the National Flood Insurance Program 
    • Flood assistance received for the property, including from FEMA 

    It also must include a plain warning: renters' insurance does not cover flood damage. If a tenant wants that protection, they need a separate flood policy. 

    The rule applies to any residential lease of a year or longer, including renewals signed after the law took effect. There's no exemption for properties outside a flood zone. Landlords only have to speak to what happened during their own ownership, not history from before they bought the property. 

    Why the state stepped in 

    Florida has never had a great track record here. A home seller has been required to disclose known defects, including flooding history, since a 1985 Florida Supreme Court case. Renters had no equivalent right. If a landlord knew a unit had flooded, a tenant signing the lease had no legal way to find that out beforehand. 

    That gap became impossible to ignore after 2024. In the space of about two months, three hurricanes, Debby, Helene, and Milton, combined for tens of thousands of flood insurance claims and billions of dollars in payouts across the state. Renters, many with no flood coverage at all, were disproportionately left without a safety net. 

    The bill that closed the gap passed the Florida House 114-0 and moved through the Senate without a single vote. 

    "This is a simple piece of paperwork with a real purpose. It protects tenants, but it also protects owners who are already doing the right thing by being upfront," said Benjamin Gene, President of Keyes Property Management. 

    What happens if it's skipped 

    The penalty isn't a state fine; it's a remedy for the tenant. If a landlord fails to provide the disclosure and the tenant later suffers a substantial flood loss (damage or replacement costs equal to half or more of their personal property's value), the tenant can terminate the lease within 30 days and get back any rent paid in advance for the period after they move out. 

    Why this is worth a second look right now 

    September sits at the peak of hurricane season, which makes this a good moment for a check-in on both sides. Owners and property managers should confirm every active and upcoming lease has the disclosure on file, not just newly signed ones: 

    • Use the statutory form of language, or a pre-built version, rather than writing your own from scratch. 
    • Keep the disclosure as its own signed, dated document in the tenant file, not folded into the lease. 
    • If a condo association carries the insurance and has filed a flood claim, that likely still needs to be disclosed, even if the owner never filed one personally. 
    • When in doubt about a property's flood history, check insurance records and flood maps before answering. 

    Tenants, meanwhile, should take the warning on that form seriously. Renters' insurance never covers floods, and most Florida renters don't carry out a separate flood policy at all. Nationally, only about a fifth of one percent of all flood insurance coverage protects a renter's belongings. Florida alone accounts for nearly 450,000 flood insurance claims and more than $19 billion in payouts going back to the late 1970s, and almost a third of claims over the past decade came from areas outside the highest-risk flood zones. With roughly a third of Florida households renting, that's a lot of people who wouldn't know they're exposed until it's too late. 

    The bigger picture 

    This law doesn't require landlords to fix flood risk, insure it, or disclose more than they know. It just makes sure tenants aren't finding out the hard way. For property owners, it's a small, one-time piece of paperwork. For everyone else, it's the difference between a surprise and a decision made with real information. 

    Whether you're an owner making sure your leases are current or a renter with questions about a property, the Keyes Property Management team is happy to help. To learn more, visit www.keyespm.com. 

    Data and Information Sources 
    Florida Senate, Fla. Stat. 83.512 (2025) and CS/CS/SB 948 Bill Analysis: flsenate.gov 
    Florida Realtors, "Lease – Flood Disclosure (LFD-1)" form: floridarealtors.org 
    Federal Emergency Management Agency / National Flood Insurance Program, flood claims data: fema.gov, floodsmart.gov 
    Harvard Joint Center for Housing Studies, "More States Requiring Landlords to Disclose Flood Risk, but Laws Vary Nationwide": jchs.harvard.edu 
    Florida Politics, legislative coverage of SB 948: floridapolitics.com 

    ]]>     <![CDATA[Short Sales and Foreclosures Are Rising in Florida: What That Means for a Closing]]>

    What a distressed listing means for your closing timeline

    If you've noticed more "short sale" or "bank-owned" listings popping up lately, you're not imagining it. Florida's short sale and foreclosure numbers have climbed noticeably over the past year. That doesn't mean the market is heading back to 2008. It means more deals now include extra steps, and it's worth understanding what those steps entail before one shows up in a contract.  

    What's happening 

    Florida short sales rose 82.5% year over year, and foreclosure and bank-owned (REO) sales rose 22.4%, according to the most recent statewide data. Florida also now carries the highest foreclosure rate of any state in the country, with roughly one in every 373 homes affected in the first half of this year. 

    Those numbers sound big, and the percentage jumps are real, but the actual volume is small. Distressed sales, short sales, and foreclosures combined still account for only about 1% of Florida's overall housing market. For comparison, at the peak of the last housing crisis, Florida's foreclosure rate was more than ten times higher, and the state recorded nearly half a million foreclosure filings in a single year. What's happening now is a shift back toward more typical, pre-pandemic patterns, not a repeat of that era. 

    Why this is happening now 

    A few Florida specific pressures are converging at once. Homeowners' insurance costs in Florida are the highest in the nation, averaging over $8,000 a year and up nearly 20% from the year before. Condo owners in older buildings are facing new, sometimes six-figure special assessments tied to structural inspection and reserve requirements passed after the Surfside collapse. Property taxes have climbed alongside home values. And many owners who bought or refinanced when rates were near 3% are reluctant, or simply unable, to sell and take on a new mortgage at today's rates, which keeps some financially stressed owners in homes they can no longer comfortably afford instead of selling sooner. 

    Add in the fact that pandemic era forbearance and foreclosure protections have fully expired, and the pieces come together. Homeowners who might have been shielded a few years ago no longer have that cushion. 

    "We're seeing more of these files come across our desks than we did a year or two ago," said Raul Molina, President of HomePartners Title, adding that early, careful title work is what keeps them from falling apart. 

    Why these deals take longer and need more care 

    A traditional Florida closing typically wraps up in 30 to 45 days. Short sales and foreclosures rarely move that fast, and there are real reasons why. 

    With a short sale, the seller's lender must approve accepting less than what's owed on the mortgage. That approval alone often takes 60 to 120 days, and if there's a second mortgage, a HELOC, a judgment, or a tax lien on the property, each of those lienholders may need to sign off separately before the sale can close. Florida law also allows a lender to pursue the seller for the difference between the sale price and what was owed for up to a year afterward, unless the approval letter specifically waives that right in writing. 

    Foreclosures bring a different set of complications. Florida requires foreclosures to go through the court system, and even after a sale, there's a short window during which a previous owner or lienholder can still challenge it. Bank-owned properties can also carry hidden issues, like unpaid HOA or condo assessments that transfer to the new buyer, or title defects from the foreclosure process itself that don't surface right away. That's why a full title search and, for condos, a current estoppel certificate showing what's owed, matter just as much on these deals as the inspection does. 

    What this means for buyers, sellers, and agents 

    None of this should scare anyone away from a distressed property. It just means the timeline and paperwork look different. Buyers should budget extra time and get financing lined up early. Sellers pursuing a short sale should start the process as soon as possible, since the lender's response time is usually the biggest bottleneck. Agents can help by writing contracts with contingencies that account for lender approval timelines and by looping in a title team early rather than after an issue surfaces. 

    The bigger picture 

    Florida's rising short sales and foreclosure numbers reflect real financial pressure on some homeowners, mostly tied to insurance costs, special assessments, and a market that's normalized after years of pandemic-era protections. It's a trend worth watching, but it's a market correction, not a crisis. With the right expectations and the right team handling the title work, a distressed property can still close smoothly. 

    Whether you're buying, selling, or helping someone else navigate a short sale or foreclosure, HomePartners Title is happy to walk you through what the timeline actually looks like. To learn more, visit homepartnerstitle.com. 

    Data and Information Sources 
    ATTOM Data Solutions, Mid-Year 2026 U.S. Foreclosure Market Report: attomdata.com 
    Florida Realtors, Q1 2026 statewide single-family data detail report: floridarealtors.org 
    Mortgage Bankers Association, Q2 2026 National Delinquency Survey: mba.org 
    Realtor.com Research, "Short Sales Are Making a Comeback": prnewswire.com 
    Insurify, 2026 Insuring the American Homeowner Report: insurify.com

    The Keyes Company has a business relationship with HomePartners Title Services. Because of these relationships, referrals may provide Keyes Company and its owners a financial benefit. You are not required to use the listed provider as a condition for settlement of your loan or the purchase, sale, or refinance of the subject property. For more information, visit keyes.com 

    ]]>     <![CDATA[How to Create Indoor-Outdoor Living Spaces That Florida Buyers Love]]> Picture an elegant living room that flows seamlessly into a shaded lanai, with lounge chairs waiting to welcome you as you read a book or sip a cup of tea. Imagine a chef-grade kitchen that opens to a bright, breezy courtyard with a table large enough to seat your entire circle of friends. These are the kinds of spaces that indoor-outdoor design can create.  

    Indoor-outdoor spaces are areas of a home where the boundaries between the home's interior and the landscaping outside become virtually invisible, and they're more popular with South Florida buyers than ever. Our real estate agents first noticed rising interest in blended spaces like these after the COVID-19 pandemic forced us all to spend more time at home.

    That interest hasn't faded over the years. Indoor-outdoor spaces remain among the most requested features Florida buyers ask for. Capitalize on this trend with our team's top tips for creating indoor-outdoor spaces thoughtfully tailored to buyers' preferences in our favorite South Florida cities.  

    Create Unique Indoor-Outdoor Spaces in These South Florida Locales 

    Fort Lauderdale 

    Fort Lauderdale's picturesque canals are one of the city's most distinctive features. A large portion of its residential districts are connected by these slender man-made waterways, leading to the popular nickname "Venice of America." Many high-end waterfront properties offer direct access to these waterways and private outdoor space along the water.  

    Many local homeowners take inspiration from this key trait when crafting their indoor-outdoor spaces, centering water and coastal living in their designs. Follow their lead with: 

    • Waterfall walls and decorative courtyard fountains in transitional spaces 
    • Stone or tile accents that won't warp when splashed or exposed to humidity 
    • Covered patios and pergolas perfect for relaxing by the shore on waterfront lots 
    • Private docks that tie the space to the canal system and the ocean beyond, reinforcing the connection between the home and its waterfront setting

    Boca Raton 

    Boca Raton is one of South Florida's most economically active cities, drawing in thousands of people each day with its array of upscale shops, fine dining restaurants, and exclusive social clubs. Outdoor plazas like Mizner Park and Uptown Boca draw visitors and residents alike out into the sunshine and reinforce the city's irresistible coastal charm.  

    Boca Raton is known for its lively social scene, so many local homeowners shape their indoor-outdoor spaces into versatile venues for entertaining at home. Entice buyers with features like:

    • Elaborate outdoor kitchens perfect for serving hassle-free al fresco meals 
    • Climate-controlled lanais to keep guests comfortable in any weather  
    • Elegant fire pits and outdoor fireplaces with nearby seating to create a cozy conversation area 
    • Soft upholstered outdoor furniture that blurs the lines between patio and living room 
    • Layered lighting woven throughout outdoor and transitional spaces to create an enchanting ambiance for evening gatherings 

    Palm Beach Gardens 

    Located just a short drive away from the larger West Palm Beach, Palm Beach Gardens offers suburban comfort with a polished, resort-inspired atmosphere. The city is known for thoughtfully planned communities and abundant landscaping, with lush greenery around every corner. Every inch of this small South Florida city was carefully planned to showcase the area's natural beauty. Lush landscapes line every corner, and residents take great pride in the city's natural beauty.

    In keeping with the city's nature-focused aesthetic, homeowners in Palm Beach Gardens often use natural elements to tie their indoor and outdoor spaces together. Common choices include:  

    • Native plants grown in clay or stone pots or garden boxes near the transition point between spaces 
    • Tall potted palms or indoor trees framing the edges of doors and windows 
    • Outdoor furniture made with natural materials like woven bamboo, rattan, and moisture-resistant teak 
    • Wall-to-wall clear glass doors and windows that let the sunlight stream in and create the illusion of a continuous space 
    • Harmonious nature-inspired color schemes on both sides of the divide 

    Naples 

    Naples' serene, refined atmosphere and appeal among retirees set this city apart from nearby South Florida communities. Many residents are drawn to homes that support comfort, relaxation, and an active lifestyle well into retirement.  

    Indoor-outdoor designs here usually emphasize a connection to nature while keeping the space as accessible and low-maintenance as possible. Consider features like:

    • Ornate yet durable hardscaping like stone paths, tiling, and indoor courtyards 
    • Covered lanais and pergolas that offer some shelter from the elements while outdoors 
    • Soothing nature-focused features that encourage spending time outside, such as zen gardens and gently rippling ponds 
    • Wellness amenities that fit seamlessly into the landscape around them, such as plunge pools and cedar barrel saunas 

    Sell Your South Florida Home with Help from The Keyes Company

    Indoor-outdoor living spaces offer a wealth of functional and aesthetic value for Florida buyers, letting the breathtaking natural beauty all around us take center stage. Our premier South Florida home listings contain many examples of this design ethos at work. We've helped them successfully navigate the local real estate market, and we'd love to do the same for you. Get in touch with our team today and let us make your luxury property shine.

    ]]>     <![CDATA[Best Waterfront Communities on Florida's Treasure Coast]]> Florida's Treasure Coast was named for shipwrecks from centuries ago, spreading treasure from Spanish ships that is still sometimes found today. Today, this part of Florida is treasured for its stunning natural scenery, quaint coastal communities, fantastic outdoor spaces, and premium waterfront living. Our real estate agents have more on the best Treasure Coast communities offering a waterfront lifestyle.

    Where Waterfront Living Meets the Treasure Coast Lifestyle

    Stuart

    As a coastal community, Stuart has a rich history with sailors, shipwrecks, and more, which you can learn about at the House of Refuge at Gilbert's Bar and the Stuart Heritage Museum. You'll also find ample attractions for nature lovers near Stuart homes for sale, including:

    • Stuart City Docks – Located within walking distance of the Riverwalk boardwalk, stage, Flagler Park, and Historic Downtown Stuart, the Stuart City Docks are a hub of activity for boating enthusiasts.

    • Sandsprit Park – The perfect park for family fun, Sandsprit Park is located on the waterfront, with a fun playground for kids, plenty of scenic spots for a picnic, great places for fishing, beautiful beaches, and a convenient boat ramp.

    Palm City

    Located just west of Stuart, Palm City is known for a quiet, peaceful lifestyle, premium homes, and upscale neighborhoods, with plenty of activities to enjoy near Palm City homes for sale. Savor your time on the waterfront with visits to these Palm City destinations:

    • Charlie Leighton Park – If you love kayaking, stand-up paddleboarding, canoeing, or spending time on other low-impact watercraft, this waterfront park is sure to be one of your favorite places in Palm City.

    • Martin County Scenic Blueway Trail – A paddling trail that stretches for nearly 40 miles along two river systems, the Martin County Scenic Blueway Trail offers expansive waterfront scenery to explore.

    • Treasure Coast Wildlife Center – Known for helping sick and injured wildlife recover, this facility is also a great place for locals to learn all about the amazing creatures that call the Treasure Coast home.

    Jensen Beach

    Craving the best of beachfront living on the Treasure Coast? The beaches near Jensen Beach homes for sale are known for being clean, family-friendly, and filled with natural scenery to explore. The beach is the center of life here:

    • Jensen Beach – Named for the community where it's located, this beach is where families play, nature lovers explore, and surfers ride the waves. There are three lifeguard towers, with guarded hours beginning at 10 a.m. and varying slightly by tower.

    • Indian Riverside Park – Perfect for nature walks, fishing adventures, and spending time on the waterfront, this park is another favorite destination for families in Jensen Beach.

    Hutchinson Island

    Hutchinson Island is a quiet, scenic barrier island community, where you can avoid the crowds and simply enjoy your time in nature on the waterfront. Hutchinson Island homes for sale are close to many of the attractions we've already covered, including those in Jensen Beach and Stuart.

    • Bathtub Beach – Spend the day snorkeling around the shallow offshore reef, or relaxing with the family on the beach.

    • Elliott Museum – Discover the history of communities from across Hutchinson Island, and explore an expansive collection of classic cars and trucks.

    Find the Waterfront Home of Your Dreams with Help from Our Team

    Searching for a home of your own in one of these gorgeous coastal Florida communities? Our local team is here to help you achieve your real estate goals. Get in touch to buy and sell waterfront homes on Florida's Treasure Coast.

    ]]>     <![CDATA[The South Florida Neighborhoods Families Are Choosing Right Now]]> Families often look for different things when buying a home. Some buyers may care most about a neighborhood's atmosphere, restaurants, or outdoor recreation, while parents are usually thinking about what the area can offer their children. A strong school district, nearby parks, and places for kids to play can all help families narrow down their choices.

    Our real estate agents keep a close eye on South Florida housing market trends, including which areas are most popular with local families. They've identified four communities of particular interest in this context: Places with a high population of youngsters according to the July 2025 estimates posted on the U.S. Census Bureau website. Let's talk about which communities made the list and what makes each of them so attractive to family-focused buyers. 

    Four South Florida Neighborhoods Where Families Are Thriving 

    Weston 

    Weston is a master-planned community on the edges of the breathtaking Florida Everglades. Nearly 70,000 people call the city home, and an estimated 27.2% of the city's population is under 18. Families who live here enjoy: 

    • Excellent public, private, and charter schools, including Manatee Bay Elementary, Cypress Bay High, and Weston Christian Academy 
    • Nearly 250 acres of parkland for kids to explore, including the locally beloved 100-acre Weston Regional Park 
    • A community center with a full suite of enriching classes and recreational programs for children 
    • A vast network of bike lanes young teenagers can use to get around town without a car 

    This city is a great choice for education-focused parents, offering some of the best opportunities for learning and personal development in all of Florida. Children who can make the most of their time here grow up with a strong foundation for success later in life.  

    Parkland 

    Parkland is slightly smaller than Weston, but its population grew by an impressive 13% between 2020 and 2025. Around 30.7% of its 39,186 residents are under age 18. Families love this city for its serene atmosphere and outdoor-focused urban planning, features that foster kids' independence and encourage healthy, active living.  

    Some other family-focused traits that make Parkland stand out include: 

    • Top-rated schools like Riverglades Elementary School and Marjorie Stoneman Douglas High School  
    • Nearly a dozen parks and green spaces where kids can play 
    • A dense network of kid-friendly nature trails winding throughout the city 
    • Countless city-run classes, clubs, camps, and sports events to keep children busy and build valuable skills for their future 

    This city is an excellent choice for families seeking a well-rounded lifestyle within a community of affluent peers. Children who grow up here have access to schools, recreation, and community programs that can help them develop confidence and independence.

    Pinecrest 

    With just 18,635 residents, Pinecrest is perfect for Florida families eager to raise their children in a small-town environment without fully leaving city comforts behind. The village is part of the Miami metropolitan area but is far more popular with families: 28.3% of Pinecrest's population is under age 18 compared to 16.5% of Miami's.  

    Pinecrest residents enjoy access to: 

    • Schools that rank among the best in the state, including Pinecrest Elementary School and Palmetto Elementary School 
    • Five municipal parks with sports fields, tennis courts, gazebos, and other recreational facilities 
    • Pinecrest Gardens, a 20-acre wonderland full of tropical plants, caves, streams, and even the preserved remains of the historic Parrot Jungle theme park 
    • A welcoming, child-friendly atmosphere with lots of outdoor community events 

    The village is just 15 minutes away from Miami in light traffic, making it extremely popular with commuter families. Whether you have business there or want access to big-city amenities like Miami International Airport and the many high-end boutiques you'll find downtown, settling here puts you as close to the heart of the action as you can get without living in the city proper.  

    Palmetto Bay 

    Palmetto Bay is a quiet village just south of Pinecrest with a population of nearly 25,000, with 24.3% of residents aged 18 or less. This is close to the national average of 21.1% but still significantly higher than Florida's average of 18.9%. More notably, however, 7.2% of the population is under 5 years old. This unusually high number of young children may reflect the village's appeal to parents seeking a welcoming and engaging environment for their children's formative years.  

    Palmetto Bay boasts: 

    • Access to the same top schools as neighboring Pinecrest 
    • Four large, state-of-the-art municipal parks and a few more in development, earning it the nickname "the Village of Parks"
    • A fenced dog park for outings with family pets 
    • Lots of mature trees along streets and in community spaces 
    • Free-flowing canals connecting many parks and homes to Biscayne Bay 
    • Miles of coastline with incredible views and easy access to the water for fishing, swimming, and boating 

    It's one of the communities we often recommend to young families who want to live near other families with young children, but it's also a good fit for folks with older kids who enjoy spending time near the ocean. Many local homes have private docks you can use to store your family vessel and take it out whenever you please.  

    Put Down Roots in South Florida's Most Coveted Locales 

    You and your family have a bright future ahead of you in South Florida. Our team can help you explore these family-focused communities and find a home that supports the lifestyle you envision. Get in touch today to get started.  

    ]]>     <![CDATA[Home Insurance Rates Are Finally Leveling Off]]>

    Florida's turning a corner that other states haven't reached yet

    If you've renewed your homeowner's policy anytime in the last few years, you already know the feeling. The bill shows up, and it's higher again, sometimes a lot higher. So, when you start hearing that rates are falling and the market is widening, it's fair to wonder if that's true. 

    The honest answer is a little more nuanced than a headline, but it's genuinely good news, especially here in Florida. 

    What's happening nationally 

    Across the country, home insurance premiums are still going up, just not nearly as fast as they were. In 2024, average rates jumped by double digits in a single year. That pace has slowed dramatically, down to a much more modest increase this year, and most forecasts expect only a small additional increase heading into next year. 

    Florida is seeing rates fall 

    Here's the part that will surprise a lot of homeowners: Florida had the smallest rate increase of any state last year, essentially flat. And it gets better. Citizens, the state-backed insurer of last resort that so many homeowners turned to after other companies left the state, approved its first rate decrease since 2015 in July, with homeowners seeing an average cut of nearly 9%. In more than fifty of Florida's sixty-seven counties, average premiums with wind coverage actually went down. 

    That's not a fluke. Dozens of insurers have filed for rate decreases over the past two years, and Citizens total policy count has shrunk dramatically as homeowners move back to private coverage, a strong sign that the private market is genuinely healthier than it's been in years. 

    Why Florida turned the corner 

    A few years ago, the state passed reforms aimed at reducing the flood of lawsuits that had been driving costs for everyone, insured and uninsured alike. It worked. Florida used to account for a wildly disproportionate share of the nation's homeowner's insurance lawsuits relative to its share of actual claims. That share has fallen sharply since the reforms took effect, and it keeps dropping every year. 

    Add in calmer, more predictable losses and reinsurance relief for insurers, and you get companies who are more willing to write new policies here. New companies have entered the Florida market, bringing real new capital with them. That's the definition of a market widening, and its exactly why homeowners are starting to see real relief. 

    "For the first time in years, we're having a genuinely different kind of conversation with clients," said Ryan Papy, President of Keyes Insurance. "Instead of bracing them for another increase, we're actually finding savings for a lot of homeowners. That's a real shift." 

    Keyes Insurance has been tracking these shifts closely, and the timing lines up with something worth acting on. With more carriers competing for business and rates finally moving in a favorable direction, this is a genuinely good moment to have your policy reviewed rather than letting it auto renew without a second look. 

    What this means for you 

    None of this means insurance is suddenly cheap everywhere. Florida is still one of the most expensive states in the country for homeowners' coverage, and older homes, coastal properties, and anything with an aging roof can still carry a steep price tag even in a softening market. What's changed is the direction of travel, and direction matters. A market that's adding capacity and competition is a market where shopping around, asking about mitigation credits, and reviewing your coverage before renewal can genuinely pay off in a way it couldn't a couple of years ago. 

    It's also worth saying plainly that this recovery hasn't been tested by a serious hurricane season yet. Analysts are optimistic, but cautiously so. A rough storm season could tighten things back up. That's not a reason to expect the worst, just a reason to take advantage of the current moment rather than assuming it's permanent. 

    What Should I Do 
    Florida's insurance market spent years being the state everyone pointed to as an example of how bad things could get. It's genuinely encouraging to be able to point to real, independently verified numbers showing the opposite trend taking hold. It's not a full recovery, and there's still real work being done, but it's a meaningful turn in the right direction. 

    If it's been a while since you've had your policy reviewed, now is a good time. Reach out to Keyes Insurance, and we're happy to take a look at where things stand for you specifically. 

    Data and Information Sources 
    LendingTree, 2026, State of Home Insurance: 2026: lendingtree.com 
    U.S. Government Accountability Office, February 27, 2026, Homeowners Insurance: Premiums Generally Tracked Inflation but Rose More in Disaster-Prone Areas (GAO-26-107867): gao.gov 
    AM Best, December 1, 2025, Best's Market Segment Report: AM Best Revises Outlook on US Homeowners Insurance Segment to Stable From Negative: ambest.com 
    Florida Office of Insurance Regulation, July 2026, Property Insurance Stability Report: floir.com 
    Insurance Business America, 2026, Florida Homeowners Insurance Lawsuit Share Drops to 41% After Reform Push: insurancebusinessmag.com 

    The Keyes Company has a business relationship with Gallagher Property and Casualty, LLC d/b/a Keyes Insurance. Because of these relationships, referrals may provide Keyes Company and its owners a financial benefit. You are not required to use the listed provider as a condition for settlement of your loan or the purchase, sale, or refinance of the subject property. For more information, visit keyes.com 

    ]]>     <![CDATA[Why Florida Builders and Sellers are Choosing Rate Buydowns Over Price Cuts]]>

    Same concession, a very different impact on your payment

    If you're shopping for a home in Florida right now, you've probably felt the same thing a lot of buyers are feeling: the price on the listing looks fine, but the monthly payment is what keeps you up at night. 

    Builders and sellers across the state are catching on to that same feeling, and they're responding with a tool that speaks directly to it: the rate buydown. Instead of just knocking a few thousand dollars off the price, more of them are putting that same money toward lowering your monthly payment instead. It's a small shift with a surprisingly big impact, and it's worth understanding whether you're buying, selling, or just watching the market for the right moment. 

    What a rate buydown is 

    A rate buydown uses money paid upfront, usually by a builder or seller, to lower the interest rate you pay on your loan. There are two main versions. 

    A temporary buydown, often called a 2-1 or 3-2-1, lowers your rate for the first couple of years and then steps back up to the full note rate. A permanent buydown uses discount points to lower your rate for the entire life of the loan. Either way, the note rate itself doesn't change. What changes is who's covering part of the cost, and for how long. 

    One important detail worth knowing: lenders still have to qualify you based on the full note rate, not the temporary bought down rate. That's a built-in safeguard for you, not a workaround. 

    Why this beats a price cut, dollar for dollar 

    Here's the part that surprises a lot of buyers. On a $400,000 loan at a 6.5% rate, a 2-1 buydown costs roughly $9,100 upfront and saves you about $500 a month in year one. Put that same $9,100 toward a straight price reduction instead, and your monthly savings come out closer to $58 a month. 

    Same money. Wildly different impact on what you feel in your bank account every month. 

    That's not a knock on price reductions. They still matter, especially for your down payment and how the home appraises. But if your biggest hesitation is the monthly number on paper, a buydown does more heavy lifting with the same concession. 

    Florida is one of the best examples of this happening right now 

    This isn't a theory. It's playing out across the state in real time. Nationally, 39% of potential sellers said they expected to cut their price or offer other incentives like rate buydowns and closing cost credits this year, up from just 30% the year before. Builders in fast-growing markets are increasingly using incentives instead of price cuts to keep deals moving, since a lower price affects every future comparable sale in the neighborhood while a buydown doesn't. 

    Builders are leaning in even harder. As of July 2026, 63% of builders nationwide were offering some kind of sales incentive, and rate buydowns are consistently one of the most popular choices, since they help move inventory without lowering a community's comparable sale prices. 

    Florida's new construction market makes this especially relevant depending on where you're looking. In Lakeland, new homes make up 58% of all sales. In Cape Coral, it's 37%, with new homes running about $20,000 below the city's overall median. Miami looks different, where new construction is a small, higher-end slice of the market. Knowing which kind of market you're in changes how useful this conversation is for you. 

    Craig Garcia, President of Capital Partners Mortgage, said this is one of the more useful conversations buyers can have right now. "A lot of people assume a lower price is always the better deal. Once you walk through the math on a buydown, that assumption often changes fast." 

    What this means for you 

    Ask about the concession, not just the price. If a seller or builder is offering money toward closing costs, ask whether it can be redirected toward a rate buydown instead. It often stretches further. 

    Match the buydown type to how long you plan to stay. A temporary buydown helps most if you expect your income to grow or plan to refinance. A permanent buydown makes more sense if you're settling in for the long haul. 

    New construction and resale aren't the same conversation. Builders are far more likely to offer a rich buydown than a resale seller is, so it's worth factoring in where you're shopping. 

    The bigger picture 

    Rates aren't likely to drop dramatically overnight, but that doesn't mean you have to sit on the sidelines waiting. Builders and sellers across Florida are already finding creative ways to make today's payment work, and understanding this tool gives you a real advantage in the decisions that matter most. 

    If you're stuck on the monthly number, reach out to Capital Partners Mortgage. Running the actual numbers for your specific rate and price point takes minutes, and it can turn a stressful decision into a confident one. We're happy to run the comparison and help you close the gap.  

    To reach out to Capital Partners Mortgage, visit them here.

    Data and Information Sources 
    Fannie Mae, Loan Delivery Job Aids, Overview of Temporary Buydown: fanniemae.com 
    Freddie Mac Research, July 31, 2023, Temporary Mortgage Rate Buydown Activity: freddiemac.com 
    National Association of Home Builders, July 2026, Builder Sentiment Stays Weak as Affordability Concerns Persist: nahb.org 
    Realtor.com, April 14, 2026, Survey Finds Sellers Are Optimistic Heading Into the 2026 Spring Market: prnewswire.com 
    Florida Realtors, July 2026, New Construction Tells Different Stories Across Florida: floridarealtors.org 

    The Keyes Company has a business relationship with Capital Partners Mortgage Services. Because of these relationships, referrals may provide Keyes Company and its owners a financial benefit. You are not required to use the listed provider as a condition for settlement of your loan or the purchase, sale, or refinance of the subject property. For more information, visit keyes.com 

    ]]>     <![CDATA[Crypto Friendly Closings Start Here: A Secure Path from Crypto to Closing]]>

    Digital assets, made real estate ready

    If you own cryptocurrency and you've ever wondered whether you could actually use it to buy a home, you're not alone, and you're asking a fair question. The short answer is yes, but probably not in the way you're picturing. 

    Why your crypto can't just go straight into escrow 

    Here's the part that surprises a lot of people. Title companies don't accept, hold, or price cryptocurrency directly, and that's true across the industry as a whole. There are a few real reasons for that. 

    Cryptocurrency prices move constantly, sometimes by a lot in a single day. A closing account needs to hold a stable, known dollar amount, not something that could be worth 5% more or less by the time the wire actually goes through. On top of that, escrow accounts must be held in federally insured bank accounts, and no cryptocurrency wallet qualifies for that kind of insurance. Real estate closings also come with strict requirements about where money comes from, and dollars moving through the traditional banking system are far easier to verify than those moving through a crypto wallet. 

    That's where a secure conversion process comes in. Rather than a title company trying to directly accept crypto, a separate, regulated company handles the conversion instead. The buyer's cryptocurrency gets converted into U.S. dollars first, and only then do those dollars get wired to the title company. From the title company's side, it's a completely standard, dollar-funded closing. The buyer just got there using a different starting point. 

    How it works 

    The process itself is straightforward, even if it sounds unfamiliar. First, the buyer completes verification and onboarding with the conversion company, including identity checks and documentation of where the funds came from. Once approved, the buyer transfers the approved cryptocurrency to a secure wallet. From there, the funds are converted into U.S. dollars, and those dollars are wired directly into escrow for closing. The transaction then proceeds through a completely traditional closing process; the same one you'd expect on any home purchase. 

    Supported digital assets typically include Bitcoin, Ethereum, Solana, USD Coin, Tether, and XRP, though the exact list can vary depending on the provider and the transaction. 

    This is still genuinely new, and that's kind of the point 

    If you haven't heard of a title company offering something like this before, that's not a knowledge gap on your part. It's because almost nobody has done this yet. A recent survey found that the overwhelming majority had never been involved in a real estate transaction where cryptocurrency played any role at all, and most said a client had never even brought up the topic. 

    At the same time, crypto ownership itself keeps climbing. Roughly one in five American adults has used or invested in cryptocurrency at this point, and usage has been trending upward year over year. That combination, a growing number of people who own crypto and a real estate industry that has barely begun to accommodate it, is exactly the gap this kind of service is stepping into. 

    "What makes this work is that we're not reinventing how closings happen," said Raul Molina, President of HomePartners Title. "The dollars still move exactly the way they always have. We've just added a secure front door for buyers whose assets happen to start out as crypto." 

    HomePartners Title, through its underwriter, now offers access to this kind of solution through a partnership with CryptEscrow, a secure crypto-to-U.S.-dollar service built specifically to bridge digital assets and traditional real estate closings. If you're also getting a mortgage as part of your purchase, keep in mind that financing transactions may require additional lender review and source-of-funds documentation, since lenders can't underwrite based on crypto holdings directly. 

    The bigger picture 

    Cryptocurrency isn't going away, and more people are holding it as a real part of their overall wealth every year. Real estate has been slow to catch up, mostly for good reason: closings depend on stability and verification, two things crypto historically hasn't offered on its own. A compliant conversion process closes that gap without asking anyone to compromise on security. 

    If you're curious whether this could work for your purchase, reach out to HomePartners Title. We're happy to walk you through what it would look like for your specific situation. 

    Data and Information Sources 
    National Association of Realtors, September 2025, 2025 REALTORS® Technology Survey: nar.realtor 
    Financial Crimes Enforcement Network (FinCEN), August 29, 2024, Anti-Money Laundering Regulations for Residential Real Estate Transfers: federalregister.gov 
    Pew Research Center, June 8, 2026, About 1 in 5 Americans Have Used Crypto: pewresearch.org 
    Board of Governors of the Federal Reserve System, Report on the Economic Well-Being of U.S. Households: federalreserve.gov 

    The Keyes Company has a business relationship with HomePartners Title Services. Because of these relationships, referrals may provide Keyes Company and its owners a financial benefit. You are not required to use the listed provider as a condition for settlement of your loan or the purchase, sale, or refinance of the subject property. For more information, visit keyes.com 

    ]]>     <![CDATA[The Scene: South Florida Events Guide, August 2026]]>

    Although Florida is the Sunshine State, where it can feel like an endless summer, backpacks are showing up by the front door and school supply lists are going up on the fridge, quiet signs that fall is on its way, even here. Still, there's plenty to see and do across the state this month. From lobster boils in Key West to a Japanese garden festival in Delray Beach, August across Florida moves at its own unhurried pace. Here's what's on The Scene this month, coast to coast.

    Miami Spice Restaurant Months — Greater Miami & Miami Beach, August 1 – September 30

    More than 300 restaurants across Greater Miami offer three-course, prix-fixe menus from top local chefs. It's the local's favorite way into some of the city's hardest-to-book tables, and a good excuse to finally try the spot in your own neighborhood.

    View participating restaurants
    Miami Spa Months — Greater Miami & Miami Beach, August

    Running alongside Miami Spice, the city's top spas offer discounted treatments all month long. Between the two, August quietly becomes one of the best-value months of the year to enjoy Miami like a local.

    View participating spas
    Inter Miami CF in Leagues Cup 2026 — Nu Stadium, August 5, 8 and 12

    Inter Miami CF continues Leagues Cup play at home this month, keeping Nu Stadium and the surrounding neighborhood in the international spotlight even during the quietest stretch of the tourism calendar.

    Buy tickets
    Key West Lobsterfest — Key West, August 5 – 9

    Five days of lobster boils, pool parties, and a Duval Street fair mark the official opening of Florida's spiny lobster season. It's the island's most flavorful tradition, and a reminder of exactly what makes Keys life so hard to leave.

    View full schedule
    Downtown Fort Myers Art Walk — Fort Myers, August 7

    Galleries, studios, and shops throughout the River District stay open late for an evening of local art, live music, and a walkable downtown that's easy to fall for.

    Plan your visit
    Dine Out Lauderdale — Fort Lauderdale, August 1 – September 30

    More than 100 restaurants across Greater Fort Lauderdale offer prix-fixe menus for the price of a regular entree, making this the easiest month of the year to finally book the waterfront spot you've been eyeing.

    View participating restaurants
    Downtown Sarasota Farmers Market — Sarasota, every Saturday

    Local produce, pastries, and flowers fill downtown Sarasota every Saturday morning, the kind of easy weekend ritual that makes a new neighborhood start to feel familiar.

    Plan your visit
    Obon Weekend at Morikami Museum and Japanese Gardens — Delray Beach, August 15 – 16

    One of Palm Beach County's most distinctive traditions, Obon Weekend brings lantern lighting, taiko drumming, and traditional dance to Morikami's gardens, a peaceful reminder of the cultural depth tucked into Delray Beach.

    Get tickets
    Monster Jam — Amerant Bank Arena, Sunrise, August 22 – 23

    Monster Jam rolls into Amerant Bank Arena for a weekend of high-flying trucks and family-friendly chaos, a reminder that Broward County's suburbs have plenty of their own big-ticket draws.

    Buy tickets

    Exploring a neighborhood this August?

    Whether you're drawn to the Keys, the Palm Beaches, the Gulf Coast, or Fort Lauderdale, our agents can help you find your perfect place in the Sunshine State, endless summer included.

    connect with a Keyes Agent

    © 2026 The Keyes Company  ·  You're Home Here  ·  keyes.com

    ]]>     <![CDATA[Your Year-Round South Florida Home Maintenance Checklist]]> South Florida may not experience four seasons in the traditional sense, but each part of the year brings different responsibilities for homeowners. Heat, humidity, heavy rain, hurricane season, and year-round landscaping can all take a toll on a property. A seasonal maintenance plan helps you stay ahead of small concerns, protect your home's condition, and avoid letting routine care become an overwhelming list.

    Winter: Check the Home's Everyday Systems

    South Florida's milder winter weather makes this a good time to inspect the areas that affect your home's comfort and efficiency throughout the year.

    • Replace HVAC filters. Air-conditioning systems work hard in South Florida, even during cooler months. Replace or clean filters according to the manufacturer's recommendations to support indoor air quality and efficient operation.
    • Check for leaks or moisture. Inspect ceilings, walls, cabinets, and the areas beneath sinks for stains, dampness, or musty odors. Check around toilets, water heaters, washing machines, refrigerators, and other appliances with water connections.
    • Inspect doors, windows, and seals. Look for worn weatherstripping, cracked caulk, and gaps around exterior doors and windows. Proper seals help keep conditioned air inside while providing another layer of protection against wind-driven rain.
    • Trim landscaping. Keep vegetation from resting against the roof, walls, windows, or mechanical equipment. Consult a qualified arborist for large trees, damaged branches, or work near structures and utility lines.

    Spring: Prepare Before Hurricane Season

    Spring is the time to prepare your property for heavier rain and stronger storms before Atlantic hurricane season begins on June 1.

    • Inspect the roof and gutters. From the ground, look for missing or damaged roof materials, loose gutters, sagging sections, or other visible concerns. Clear debris so water can move away from the home properly, and leave roof access or repairs to qualified professionals.
    • Clear drainage areas. Check gutters, downspouts, roof drains, French drains, swales, and other drainage paths. Make sure water flows away from the home instead of collecting near the foundation, patio, pool deck, or entryways.
    • Test shutters and storm protection. Confirm that shutters, impact systems, and other storm-protection features are accessible and operating before they are needed. Locate labeled hardware, review installation instructions, and schedule repairs for any missing or damaged components.
    • Refresh hurricane supplies. Review your household hurricane kit, replace expired items, and restock essentials. Confirm that flashlights, batteries, charging devices, radios, medications, important documents, and insurance information are ready. Ready.gov's hurricane guidance can help you review the rest of your household plan.

    Summer: Monitor Rain, Moisture, and Storm Conditions

    During South Florida's hottest and wettest months, regularly checking the property can help you identify changes before they cause greater damage.

    • Check for water intrusion. After heavy rain, inspect ceilings, walls, windows, doors, and other vulnerable areas for new leaks or staining. Pay attention to changes in paint, flooring, baseboards, and cabinetry, and address the source instead of covering the visible damage.
    • Monitor indoor humidity. Use a reliable indoor humidity monitor and aim to keep levels within a comfortable range, generally around 40% to 60%. Persistent excess humidity, condensation, or musty odors may signal an air-conditioning, ventilation, or moisture problem.
    • Keep drains and gutters clear. Debris can accumulate quickly during the rainy season. Continue checking gutters, drains, and outdoor drainage areas so sudden downpours have a clear path away from the home.
    • Secure outdoor furniture. Know where furniture, umbrellas, planters, grills, and decorative items will be stored or secured before severe weather arrives. Poolside and patio items can become hazardous in high winds, so do not wait for a storm warning to make a plan.

    Fall: Assess the Property After Peak Storm Season

    As the busiest weather months pass, fall is the right time to evaluate how your home performed and return to projects that may have been postponed.

    • Inspect for storm damage. Check the roof, screens, fencing, gutters, and exterior finishes for loose materials, cracks, staining, or other visible changes. Waterfront homeowners should also visually inspect docks, lifts, railings, electrical connections, and seawalls.
    • Review landscaping and irrigation. Trim back seasonal growth, remove damaged vegetation, and adjust watering schedules as rainfall patterns change. Test irrigation zones for leaks, overspray, or blocked sprinkler heads.
    • Check exterior structures. Inspect pool enclosures, pergolas, fences, gates, shutters, railings, exterior lighting, and outdoor electrical outlets. Coastal properties may need more frequent care because salt air can accelerate wear on metal, paint, glass, and outdoor equipment.
    • Address deferred maintenance. Return to repairs and improvements that were put off during the hottest or wettest months. This may include exterior painting, sealing, screen repair, stucco work, paver repair, appliance servicing, or professional inspections.

    Keep Good Records Throughout the Year

    Save receipts, warranties, permits, inspection reports, and records of major repairs or improvements. Organized records can help you monitor the life of important systems, answer insurance or warranty questions, and provide useful information when it is time to sell.

    The right maintenance plan will depend on your property's age, construction, location, and features. Older homes, waterfront residences, homes with pools, and properties with specialized systems may require additional care.

    Have Questions About Your Home's Condition?

    A Keyes associate can help you understand which improvements may matter most in your local market and connect you with trusted professionals for maintenance, repairs, or pre-sale preparation. Contact a Keyes associate to start the conversation.

    ]]>     <![CDATA[Florida Just Gave Owners a New Fraud Fighting Tool]]>

    Lying Your Way Into a Lease is Now a Felony

    If you own a rental property in Florida, you already know the feeling. An applicant looks great on paper; the pay stubs check out, the ID looks real, and then something falls apart weeks or months later. Maybe the rent stops coming. Maybe you find out the "employer" on the application never existed. 

    Starting October 1, 2026, Florida owners and property managers have a real legal tool to fight back. 

    What's Changing 

    Governor Ron DeSantis signed House Bill 1293 into law on June 12, 2026, creating a brand new crime under Florida law: fraudulent entry of a residential dwelling unit. It's a mouthful, but the idea is simple. If someone knowingly lies about their identity, hands over forged or fictitious documents like a fake ID, a doctored pay stub, or a fabricated bank statement, or impersonates someone else entirely to get into a rental, that's now a third-degree felony in Florida. 

    Here's the part that matters most for owners day-to-day: this kind of fraud is also now a non-curable lease violation. That means if an owner discovers a tenant lied their way into a lease, the owner can move to terminate with a 7-day notice to vacate. There's no waiting period to give the tenant a chance to "fix" the fraud, and an owner doesn't have to wait on a criminal case to move forward. The civil and criminal paths can run on their own timelines. 

    The bill passed with about as much agreement as you'll ever see in Tallahassee. It cleared the Florida House 110 to 0 and the Senate 34 to 0, and it was championed by the Florida Apartment Association with the backing of Florida Realtors. Florida is being recognized as the first state in the country to directly criminalize rental application fraud this way. 

    Why This Law Exists 

    Rental fraud isn't a rare, isolated problem. It's a documented, growing cost across the industry. 

    A national survey from the National Multifamily Housing Council found that 93.3% of housing providers experienced fraud in the past year, and among those who saw fraud increase, the average jump was over 40% year over year. Nearly a quarter of eviction filings among survey respondents were tied back to fraudulent applications in the first place. 

    TransUnion, one of the country's major credit bureaus, put a number on those costs. Their research found that the average rental housing provider writes off close to $1 million in bad debt tied to fraudulent applications. Their data also flagged a clear early warning sign: applicants with 15 or more credit inquiries in the week before applying for a lease had a charge off rate more than three times higher than the average applicant. 

    Florida hasn't been a bystander in this trend. Industry groups have repeatedly flagged the state, especially South Florida, as one of the areas most affected by fake pay stubs, synthetic identities, and counterfeit financial documents showing up in rental applications. 

    That's the backdrop this law was written for. It's not about making life harder for honest applicants. It's about giving owners a real path forward when someone deliberately lies to get the keys. 

    "This law gives Florida owners something they've genuinely needed," said Benjamin Gene, President of Keyes Property Management. "Fraud isn't just an inconvenience, it's a real financial risk, and now there's a clear legal path to address it quickly instead of feeling stuck." 

    What This Means If You Own a Rental Property 

    • Screening still matters most. This law addresses fraud after the fact. A thorough, consistent screening process on the front end is still an owner's best defense. 
    • Documentation is now more valuable than ever. If fraud is discovered after moving in, having the original application, IDs, and financial documents on file will support both a lease termination and a potential criminal referral. 
    • The two tracks are separate. An owner doesn't need to wait for a criminal case before terminating the lease. The law is explicit that both can move independently. 
    • This starts October 1, 2026. Leases signed before that date aren't retroactively covered, so this is a good moment to make sure your screening and documentation practices are ready for the new standard. 

    The Bigger Picture 

    Every rental market has its challenges, and fraud has quietly been one of the more frustrating ones for Florida owners. This law doesn't solve everything, but it's a genuine step forward, and it's the kind of change that makes a real difference for the people who trust us to protect their investment. 

    If you have questions about how this affects your property or your screening process, reach out to the Keyes Property Management team. We're here to help you navigate it, the same way we always have. To learn more, visit www.keyespm.com. 

    Data and Information Sources 
    Florida Senate, House Bill 1293 (2026): flsenate.gov 
    Chapter 2026-143, Laws of Florida: laws.flrules.org 
    Florida House of Representatives, Final Staff Analysis, HB 1293: flsenate.gov 
    Florida Politics, June 2026, Florida Apartment Association statement on HB 1293: floridapolitics.com 
    Florida Realtors, 2026 Legislative Final Report: floridarealtors.org 
    National Multifamily Housing Council, Pulse Survey on Rental Application Fraud and Bad Debt: nmhc.org 
    TransUnion, June 17, 2026, rental application fraud research: globenewswire.com 

    ]]>     <![CDATA[Why International Buyers Are Driving Demand for Padel Courts in South Florida]]> Are you familiar with padel, the international racquet sport that has been gaining traction in the United States in recent years? If you love tennis or pickleball, this fast-paced game will definitely catch your interest. It's also quickly becoming a sought-after lifestyle amenity for luxury communities like Brickell, as well as a popular addition to high-end homes in places like Miami Beach and beyond. Our real estate agents have more on padel, including how international buyers are helping shape demand for this global sport in South Florida's luxury markets.

    How Padel Became a Global Luxury Lifestyle Amenity

    What Is Padel, and Who Plays?

    Globally, padel is overseen by the International Padel Federation, which coordinates pro events and helps grow the game among amateur players worldwide. The organization publishes the World Padel Report, with its 2025 report highlighting the sport's continued global expansion. The report highlights how fast the sport is growing, in the United States and across the world:

    • In 2025, there were more than 35 million padel players globally, with around 60 percent men and 40 percent women among the player base.
    • The sport was played by over 61 percent of survey respondents in Europe, 19 percent in South America, and 7.7 percent in Central and North America.
    • Registered federation membership increased by 42 percent over the previous year's survey, reflecting the sport's expanding organized player base.
    • There are now 49 countries with at least 100 padel courts, including the U.S. Among the countries where the sport is most popular, 10 countries have more than 2,000 padel courts each.

    If you're not familiar, padel is a racquet sport played on a court that's between a tennis court and a pickleball court in size. The game is typically played in teams of two, and the court's size makes for intense action. While it began in Mexico, it quickly spread through Latin America and around the world.

    Padel in South Florida

    Padel clubs are appearing in more South Florida communities, private clubs, luxury condominiums, and high-end residential settings. Communities like Aventura have been first in line to embrace the sport, and the Ultra Padel Club is one of the most popular places to play in South Florida. Members enjoy court access, booking privileges, lessons, clinics, social events, and other club-style amenities.

    Meanwhile, it's no surprise that tennis-loving communities like Key Biscayne have also been quick to adopt this new racquet sport. Cliff Drysdale Tennis at The Ritz-Carlton Racquet Garden, Key Biscayne, features three padel courts, along with tennis and pickleball, so you can enjoy multiple racquet sports in one convenient location. If you're looking for a place to play padel in South Florida, communities that already love tennis are ideal places to start.

    How International Influences Help Shape South Florida Lifestyles

    From sports to food, art, music, and culture, South Florida's luxury communities reflect a distinctive blend of local character and international influence. There's a strong local identity in places like Downtown Miami, which is also shaped by the many international cultures converging in South Florida. Whether it's a new-to-the-U.S. sport like padel or a culinary craze poised to sweep the country, many trends start in South Florida's globally connected coastal markets.

    Find Your South Florida Home for Padel and Much More

    Shopping for a South Florida home with easy access to the latest luxury amenities, padel included? Our local team is here to help you accomplish your real estate goals. Get in touch to buy and sell homes in South Florida's most desirable communities.

    ]]>     <![CDATA[South Florida Luxury Market Report Q2 2026]]> South Florida Luxury Market Report: Q2 2026

    South Florida's luxury real estate market just posted its biggest quarter in years, and the buyer pool just got a lot bigger

    Mike Pappas, CEO, introduces The Keyes Company's Q2 2026 South Florida Luxury Market Report.

    South Florida's luxury real estate market closed one of its strongest quarters in recent memory, and the more interesting story sits just beneath that headline: who is actually doing the buying. Single-family luxury home sales rose 20.1% year over year, luxury condo sales rose 23.5%, and both segments held onto meaningful price gains at the top of the market. Growth at this scale rarely comes from a single, uniform buyer. It tends to arrive from several directions at once, each with its own reasoning.

    At Keyes, we're watching a market shaped by more than one kind of buyer this year. Some are longtime part-time residents who have decided this is where they want to be full time. Others are arriving from the Northeast and Midwest for reasons that go beyond climate, tax considerations and cost of living among them. And a smaller, steady group continues to treat South Florida property less as a home and more as a place to hold and grow wealth, largely unmoved by where mortgage rates happen to sit in a given quarter.

    That variety changes what demand actually looks like on the ground. It isn't one buyer type circling the same small set of listings. It's several groups moving through different price points, in different counties, often at the same time, and it helps explain why Miami-Dade and Palm Beach are managing to grow in volume without losing pricing power, while Southwest Florida is welcoming back buyers who had largely stayed on the sidelines the past few years.

    Where these buyers ultimately choose to close says as much as why they're moving in the first place. Miami-Dade is proving a market can expand quickly and still remain selective about who wins a given property, a sign of buyers competing for genuinely scarce inventory rather than shopping broadly. Palm Beach is absorbing similar demand at a pace new listings can actually keep up with. Broward's advantage this quarter has been speed, sellers pricing to move rather than holding out, and getting rewarded for it. Southwest Florida is clearing a backlog of hesitation that built up over a few quieter years.

    "There's real variety in who's buying in South Florida this year: longtime residents making it permanent, newcomers relocating for reasons well beyond the weather, and buyers who see this market as a place to preserve and grow what they've built." — Mike Pappas, CEO, The Keyes Company

    This report draws entirely on our own Q2 2026 closed transaction data across Miami-Dade, Broward, Palm Beach, Southwest Florida, and Treasure Coast/Martin, considered alongside trade data from MIAMI REALTORS® + RWorld, Florida Realtors®, Realtor.com® and Inman. Our aim wasn't simply to record what happened this quarter, but to understand it, county by county and, where the data allows, neighborhood by neighborhood.

    That's the intention behind the sections that follow: not just to show that South Florida's luxury market grew this quarter, but to explore who is behind that growth, why the same growth looks so different from one county to the next, and why we believe this pattern has room to continue through the rest of 2026.

    Thinking about buying or selling a luxury property in South Florida this year? Connect with a Keyes luxury specialist who works in your specific market every day, not just the region broadly.

    South Florida Luxury Home Sales Post Biggest Quarter in Years

    Confident, not conquered

    Over 8,000 single-family homes changed hands across South Florida this quarter, up 20.1% from a year ago, with total dollar volume rising to $21.1 billion, up 28.8%. Condos kept pace too: 2,590 units sold, up 23.5%, pushing condo volume to $6.14 billion. This is not a market cooling off. It's a market working through real demand at real scale.

    Underneath the headline number, sellers are closing more deals, but fewer of them are getting their exact asking price. In single-family, 9.8% of sales hit original list price a year ago. That's down to 8.6% now, even as total sales grew by a fifth. Condos moved from 8.1% to 7.3%. That shift makes sense once you consider the scale of new activity: when a market absorbs this many additional transactions in a single year, a larger share of those sales are new listings finding their price for the first time, not repeat comparables in an already-established neighborhood. More first-time price discovery naturally means fewer sales landing exactly on the original number, even in a market this strong.

    National analysts are describing 2026 in similar terms. Realtor.com senior economist Jake Krimmel has pointed to a housing market working its way toward more balanced, "normal" conditions this year, even as he's noted that price softness in some Florida metros is part of that broader national recalibration. South Florida's luxury tier isn't waiting for that normal to arrive everywhere else. It's already moving at its own pace, and the numbers below show why.

    South Florida Luxury Market at a Glance: Q2 2025 to Q2 2026

    Metric

    Single Family

    Condo/Townhome

    Number of sales

    6,670 → 8,013 (+20.1%)

    2,098 → 2,590 (+23.5%)

    Average price

    $2.45M → $2.63M (+7.2%)

    $2.36M → $2.37M (+0.3%)

    Price per square foot

    $692 → $734 (+6.1%)

    $990 → $982 (-0.8%)

    Days on market

    115 → 115 (flat)

    145 → 140 (-3.5%)

    Total sale volume

    $16.37B → $21.08B (+28.8%)

    $4.96B → $6.14B (+23.8%)

    Miami-Dade Luxury Real Estate: Writing Its Own Rules

    Growth that gets to keep its leverage

    Miami-Dade didn't just grow the fastest this quarter, it grew in a way that gave sellers more leverage, not less. Single-family sales jumped 32.5% to 1,000, the steepest increase of any county in this report, and total dollar volume rose 61.4% to $3.61 billion, also the largest gain we tracked. Price per square foot climbed 14.7%, the strongest gain of any county in the region. Normally, that kind of rapid growth comes with sellers loosening their grip on price. Here, the share of homes selling at full asking price rose instead, from 5.2% to 5.5%.

    That combination, rising sales, rising price per square foot, and a rising full-price share, only happens one way: buyers competing hard for a limited pool of specific properties rather than a market casting a wider net at more accessible price points. Coral Gables is the clearest proof of that mechanism. Sales there grew a modest 14.4%, well below the county average, while average price jumped 52.5% to just over $5.1 million and the top sale roughly doubled to $47 million, the single-family record for all of Miami-Dade this quarter. Low volume growth paired with outsized price growth is the signature of scarcity: buyers aren't finding more Coral Gables inventory to choose from, they're paying more for the same limited supply. Miami Beach shows a wider version of the same demand, without quite the same scarcity: 92 sales, up 31.4%, with total volume climbing 57.0% to $860.4 million.

    On the condo side, Miami-Dade's post-Surfside reserve-funding requirements are creating a visible split: buildings that have completed structural recertification and fully funded reserves are commanding a premium, while older, underfunded buildings are seeing real price resistance. That split is part of why condo transaction growth (11.2%) is outpacing condo price growth (4.9%) so much in this county specifically, more of this quarter's activity is coming from newer, better-capitalized product.

    MIAMI REALTORS® + RWorld Chief Economist Gay Cororaton described the broader Miami-Dade market as "remarkably robust despite rising mortgage rates," calling this year "the strongest yet since 2021" for million-dollar sales. MIAMI REALTORS® + RWorld Chairman Alfredo Pujol put it plainly: "The story of Miami real estate has always been long-term growth and resilience."

    What this means if you're selling in Miami-Dade: scarcity submarkets like Coral Gables, Coconut Grove, and Pinecrest reward patience and precise pricing, buyers are there and they're competing, but the property has to be positioned correctly for that competition to show up.

    What this means if you're buying: volume is up almost everywhere, but that doesn't mean less competition. In the tightest submarkets, full-price offers are becoming more common, not less.

    Buying or selling in Miami-Dade? Talk to a Keyes agent who specializes in Coral Gables, Coconut Grove, Miami Beach, or Pinecrest.

    Broward County Luxury Real Estate: Moving at Record Speed

    When fast and smart happen together

    Broward single-family sales rose 17.1% to 1,223, with days on market dropping from 105 to 101. Average price is still up 3.7% year over year, even though it pulled back 7.4% from Q1. The share of full-price sales slipped from 8.9% to 7.7%, fitting the regional pattern of more inventory and more room to negotiate.

    That combination, faster sales alongside softer pricing, is a specific and different mechanism than what's driving Miami-Dade. Falling days on market paired with a falling full-price share means sellers priced competitively and were rewarded with speed, rather than holding firm on price and waiting longer to find a buyer willing to meet it. Coral Ridge shows this clearly: sales up 64.9%, days on market down sharply from 112 to 87, alongside a slight pullback in average price. Broward isn't absorbing more buyers by being scarce, it's absorbing them by being priced right. Lighthouse Point/Pompano Beach is the exception worth watching: sales jumped 48.6%, average price rose 14.6% to $2.67 million, and total volume surged 70.4% to $440.7 million, a neighborhood where demand is now strong enough to support price gains most of the rest of the county isn't seeing yet.

    Broward's luxury identity remains distinct from its neighbors, this is boating and canal-front country, not the global visibility of Miami-Dade or the social scarcity of Palm Beach Island, and that's exactly what continues to draw a buyer who wants deepwater access and a quieter pace without leaving South Florida.

    What this means if you're selling in Broward: pricing to the current market, not last year's comps, is getting rewarded with speed right now. Overpricing and waiting is the more expensive mistake this quarter.

    What this means if you're buying: Broward remains the value entry point into South Florida waterfront living relative to Miami-Dade and Palm Beach, and sellers are motivated.

    Buying or selling in Broward? Talk to a Keyes agent who specializes in Fort Lauderdale, Coral Ridge, or Lighthouse Point/Pompano Beach.

    Palm Beach Luxury Real Estate: Growth That Keeps Its Grip

    The steady hand of the region

    Palm Beach single-family sales rose 24.2% to 2,534, and the share of full-price sales climbed right alongside it, from 9.7% to 10.4%, similar to the pattern in Miami-Dade. But the mechanism behind it looks different. Palm Beach's price per square foot grew a moderate 5.1%, far below Miami-Dade's 14.7%, which tells us this isn't a market where buyers are fighting over the same handful of scarce properties. It's a market absorbing a large wave of new demand at a pace new listings can actually keep up with, growth and pricing power building steadily together, rather than spiking the way scarcity would push them.

    Boca Raton/Delray Beach is doing the heavy lifting: 942 sales, up 16.4%, with full-price sales growing even faster, up 25.3%, meaning a rising share of each new sale in that submarket is clearing at full ask. This quarter's single biggest sale in the entire report, $75 million, closed here. Palm Beach Island's price per square foot ran more than four times the county average on just 56 sales, and Manalapan/Lantana/Hypoluxo posted the single largest price jump anywhere in this report, average price up 157.6% to $16.29 million, both thin, ultra-high-end pockets where a handful of landmark sales can move the needle fast.

    West Palm Beach and Palm Beach Island are both climbing this quarter, but for different reasons worth understanding if you're weighing the two: West Palm Beach is absorbing broad, relocation-driven demand at volume, while Palm Beach Island's growth is showing up in price on a much smaller, scarcer set of transactions. Neither is the "better" market, they serve different buyers entirely.

    Industry coverage of the luxury sector this year has repeatedly pointed to capital moving into Florida from higher-tax states and from Latin America, drawn by tax stability, lifestyle, and long-term wealth preservation. Palm Beach's numbers this quarter, growth and pricing power moving together without discounting, are a clean example of that broader thesis showing up in real closings.

    "Palm Beach County keeps proving that growth and scarcity aren't the same story. Boca Raton and Delray Beach are absorbing real, broad-based demand, while Palm Beach Island is holding onto its position as one of the most irreplaceable addresses in the country. Buyers need a specialist who understands which market they're actually in." — Christina Pappas, President, The Keyes Company

    What this means if you're selling in Palm Beach: in Boca Raton and Delray Beach, competitive, market-accurate pricing is winning bidding activity right now. On Palm Beach Island, patience and precision matter more than speed.

    What this means if you're buying: West Palm Beach offers relative accessibility with strong momentum. Palm Beach Island requires being ready to move decisively when the right property appears, inventory there isn't waiting around.

    Buying or selling in Palm Beach County? Talk to a Keyes agent who specializes in Boca Raton, Delray Beach, West Palm Beach, or Palm Beach Island.

    Southwest Florida Luxury Real Estate: Naples and Sarasota's Comeback Quarter

    Buyers came back in a big way

    Southwest Florida single-family sales rose 18.6% to 2,880, while price per square foot barely moved, up just 1.6%, and the share of full-price sales fell from 12.4% to 8.9%, the steepest drop in the region. That's a distinctly different pattern than Miami-Dade or Palm Beach: falling full-price share alongside falling days on market means buyers are absorbing a backlog of inventory that had been sitting, priced to reflect a few quieter years, not competing over anything scarce.

    Naples and Sanibel/Captiva both show that mechanism directly. Naples, whose $40 million top sale set the pace for the entire region, posted sales up 28.8% to 626 with days on market improving slightly. Sanibel/Captiva posted the fastest single-family sales growth of any neighborhood in this report, up 79.4%, with days on market also dropping 7.1%. That's what a comeback looks like in the data: real, growing demand clearing out hesitation that built up over time, rather than buyers chasing a shortage the way they are in Miami-Dade.

    Naples and Sarasota remain the region's anchor markets and continue to show up repeatedly in national coverage of where Florida wealth migration is landing.

    Florida Realtors® Chief Economist Dr. Brad O'Connor summed up the statewide luxury picture plainly: "Luxury seems to largely be doing very well right now."

    What this means if you're selling in Southwest Florida: the backlog of hesitant buyers is clearing. Well-priced listings that have been sitting are more likely to move now than they were two quarters ago.

    What this means if you're buying: this is a market where inventory and negotiating room still exist, but that window is closing as absorption continues.

    Buying or selling in Southwest Florida? Talk to a Keyes agent who specializes in Naples, Sarasota, or Sanibel/Captiva.

    Treasure Coast Luxury Real Estate: Holding the Line While Everyone Else Sprints

    Small market, steady hand

    Treasure Coast/Martin was the one county where single-family sales eased this quarter, down 6.5% to 376, while average price rose a modest 2.2% and price per square foot rose 6.8%. This is a smaller, steadier market than the rest of the region, one that isn't chasing the same volume growth as Miami-Dade or Palm Beach, but still shows real pockets of strength.

    Jupiter Island is the clearest example, and it's worth explaining carefully: sales there more than doubled, from 8 to 20, even as the neighborhood's average price moved lower. That's not a contradiction. In a market this size, the average price reflects which specific homes happened to close in a given quarter, not a broad shift in what buyers are willing to pay. A different, often less expensive mix of homes selling this year compared to last year is enough on its own to move that average, even while genuine, growing buyer interest in the corridor is real and measurable in the sales count.

    The Treasure Coast's long-term growth story stands on its own: a steady pull of buyers from the tri-county area moving north for more space, a slower pace, and a waterfront lifestyle at a different scale, all within easy reach of Palm Beach's main hubs.

    What this means if you're selling on the Treasure Coast: this is a market that rewards realistic pricing and patience over urgency, it isn't moving at Miami-Dade's speed and shouldn't be priced as if it is.

    What this means if you're buying: for buyers priced out of Palm Beach's core markets, this remains one of the more accessible paths to waterfront South Florida living.

    Buying or selling on the Treasure Coast? Talk to a Keyes agent who specializes in Stuart, Jupiter Island, or Vero Beach.



    ]]>     <![CDATA[Florida's New Condo Regulations: What 2026 Sellers Need to Know]]> Selling a condo in South Florida today requires a different level of preparation than it did just a few years ago. Buyers are more informed, lenders are more cautious, and the questions coming across the table have changed. The good news is that none of this has to catch you off guard. Here is what you need to understand before you bring your unit to market.

    The Law That Changed the Selling Process: SB 4-D

    In the wake of the Surfside tragedy, Florida passed Senate Bill 4-D, fundamentally changing how condo buildings are inspected and how associations manage their finances. While much of the conversation has focused on buyers, these changes directly impact sellers as well.

    Here is how the law affects your sale:

    • Condo buildings three stories and taller must complete a Milestone Structural Inspection at 30 years, or 25 years if they are within three miles of the coast, with inspections repeating every 10 years
    • If issues are identified in Phase 1, a more detailed Phase 2 inspection is required
    • Associations must complete a Structural Integrity Reserve Study (SIRS), which determines required reserve funding
    • Reserve funding can no longer be waived; full funding is now required by law
    • Associations must share SIRS findings with owners and report them to the state within 45 days

    For sellers, this means one thing: buyers now expect clarity on both the physical condition of the building and the financial plan behind it.

    What Buyers Will Ask You for (and Expect You to Have Ready)

    Today's buyers are not just evaluating your unit. They are evaluating the building as a whole.

    Be prepared to provide:

    • Milestone Inspection reports (Phase 1 and Phase 2, if applicable)
    • The most recent SIRS and current reserve funding levels
    • HOA financials and budget history
    • Board meeting minutes from the past 24 months
    • Master insurance policy details
    • HOA dues history and any recent increases
    • Documentation of special assessments (pending, voted, or paid)
    • Current financing eligibility (Fannie Mae, Freddie Mac, FHA)

    If these documents are incomplete or unavailable, deals tend to slow down or fall apart during due diligence or underwriting.

    What You Are Required to Disclose

    Florida law requires sellers to disclose all known material defects, and that now clearly extends beyond the unit itself.

    You are expected to disclose:

    • Structural issues identified in inspections
    • Special assessments, even if they have been approved but not yet billed
    • HOA litigation
    • Insurance gaps or changes in coverage

    The key here is not just disclosure, but strategy. Whether you choose to price an assessment into the listing, offer a credit, or pay it at closing is a conversation worth having early, not after you are under contract.

    How Building Health Impacts Your Price

    Two units that look identical on paper can sell for very different prices based on the building they are in.

    A building that has:

    • Completed inspections
    • Funded reserves in line with SIRS recommendations
    • Stable dues and transparent governance

    will typically command stronger pricing and attract more buyers.

    On the other hand:

    • Buildings with upcoming assessments
    • Reserve shortfalls
    • Or financing limitations

    often see longer days on market and a smaller buyer pool. In some cases, lack of financing eligibility alone can put downward pressure on price, regardless of how updated the unit is.

    Getting ahead of these factors is how you protect your value.

    What to Prepare Before You List

    The most successful sellers today are the ones who come to market fully prepared.

    Before listing, assemble:

    • Milestone Inspection report(s)
    • Current SIRS and reserve funding comparison
    • HOA meeting minutes (last 24 months)
    • Insurance summary and premium history
    • Three years of HOA dues history
    • Full documentation of any special assessments
    • Financing/warrantability status

    As of January 1, 2026, associations with 25 or more units are also required to post SIRS and inspection reports on a building website. Buyers and their agents know this, and many will review that information before they ever step into your unit.

    Transparency Is Your Competitive Advantage

    In today's market, transparency is not just best practice. It's a strategy.

    Sellers who provide a complete, organized package of building information from day one:

    • Build trust faster
    • Reduce surprises during inspection and underwriting
    • And ultimately create smoother, more reliable closings

    The market has evolved, but it has not slowed down. It has simply become more informed. The sellers who succeed are the ones who meet that shift head-on.

    Ready to Position Your Condo for Success?

    Thinking about listing your condo? Let's take a close look at your building's position in today's market and put together a strategy that protects your price and minimizes friction.

    Reach out to our team to start the conversation.

    ]]>     <![CDATA[Florida's New Condo Regulations: What 2026 Buyers Need to Know]]> If you're shopping for a condo in South Florida right now, you're navigating a market that looks and feels different than it did just a few years ago. New state laws, tighter lending requirements, and rising operating costs have added layers to the process that simply didn't exist before. The good news is that none of this has to be confusing. Here's what you need to understand before you fall in love with a unit.

    The Law That Changed Everything: SB 4-D

    In the wake of the Surfside tragedy, Florida passed Senate Bill 4-D, which fundamentally changed how condo buildings are inspected and how associations must manage their finances. Here's what the law requires:

    • Condo buildings three stories and taller must complete a Milestone Structural Inspection at 30 years, or 25 years if the building's within three miles of the coast. Inspections repeat every 10 years after that.
    • A Phase 1 inspection is a visual review. If issues are found, a Phase 2 engineering inspection is required.
    • Every association must now have a Structural Integrity Reserve Study (SIRS) completed. This determines how much money the association must set aside each year for structural components.
    • Associations can no longer vote to waive reserve funding. Full funding is now legally required.
    • Once a SIRS report is received, the association must notify all owners within 45 days and submit the report to the Florida Division of Condominiums, Timeshares, and Mobile Homes within that same window.

    These requirements apply to condominium and cooperative buildings that are three stories or taller. The main exemption is for smaller residential buildings, including single-family, two-family, three-family, or four-family dwellings, that are three stories or less.

    The SIRS and the Milestone Inspection Are Two Different Things

    One of the most common points of confusion among buyers is treating these two documents as the same thing. They are not. The Milestone Inspection is a structural safety document. The SIRS is a financial planning document. They're completed by different professionals on different timelines, and both need to be reviewed independently. A building that's completed its SIRS isn't automatically in good financial shape. The real question is whether the reserve funding level actually matches what the SIRS recommends. Those are two very different things, and conflating them is where a lot of buyer confusion comes from. One resource worth knowing about: the Florida Division of Condominiums now maintains a public database showing which associations have completed their SIRS reporting requirements. Buyers can look up any building before making an offer.

    Questions to Ask About Every Building

    Before making an offer on any condo, these are the questions worth asking:

    • Has the Milestone Structural Inspection been completed, and what phase is the building in?
    • Has the SIRS been completed, and how does the current reserve funding level compare to what it recommends?
    • Are there any pending, voted-on, or anticipated special assessments?
    • How have HOA dues changed over the past two years, and are increases planned?
    • Is the building approved for FHA loans, VA loans, or conventional financing through Fannie Mae or Freddie Mac?
    • Is there any active litigation involving the HOA?
    • How does the association handle board meetings? Are they held at least quarterly, and do owners have the right to ask questions and review contracts up for approval?

    How the Association Is Run Matters More Than Most Buyers Realize

    The new laws put significant new accountability requirements on condo association boards. Associations with more than 10 units are now required to hold board meetings at least once per quarter. Owners must be able to participate and ask questions at those meetings, and any contract up for board approval must be available for owner review. How an association is run directly affects the ownership experience and the building's resale value. A well-run, transparent board is a signal of a well-managed building. A board that resists owner participation or operates without accountability is a yellow flag worth taking seriously.

    What About Hurricane Protection?

    Associations are now required to adopt uniform hurricane protection standards across the entire building. If the association votes to install hurricane protection measures such as impact windows, those costs can be assessed to unit owners. Maintenance of those improvements is the association's responsibility if they cover common elements. Buyers should ask whether hurricane protection has been installed, what standards the building follows, and whether any related assessments are pending.

    Why Financing Is More Complicated Now

    Lenders now require detailed questionnaires about a building's financial and structural health before approving loans. Buildings with reserve shortfalls, deferred maintenance, or pending litigation may not qualify for conventional financing. That limits a buyer's options upfront and limits the future buyer pool at resale. Starting in 2026, reserve estimates for components valued at $25,000 or more must also account for inflation, which means reserve requirements and future assessments can rise even without any new deferred maintenance.

    What a Healthy Building Looks Like

    A building that has completed its inspections, funds its reserves at or near the level the SIRS recommends, runs transparent board meetings, and has a clear plan for hurricane protection is a materially different asset than one that hasn't done the work. The price difference may not always show up in the listing. But it will show up in the ownership experience. Knowing how to evaluate a building, not just the finishes inside the unit, is one of the most valuable things a buyer can do before making an offer in today's South Florida condo market.

    Find Your Florida Condo with Help from Our Local Team

    Searching for a lovely condo in your favorite Florida community? Our local team is here to help you achieve your real estate goals. Get in touch with our team to buy a new condo in Florida's most desirable coastal and urban communities.

    ]]>     <![CDATA[Key Biscayne, Brickell & Beyond: Where Tennis Is a Lifestyle, Not Just an Amenity]]> Do you fall asleep at night dreaming of tennis, and wake up each day ready to be energized by your morning match? Then you're sure to find a Florida community that feels like home. Tennis isn't just another amenity here; it's a lifestyle, with communities full of people who share your passion for the sport. Our real estate agents have more on how tennis shapes the lifestyle in communities like Key Biscayne, Brickell, and more across Florida.

    Where Florida Buyers Can Find Tennis-Centered Living

    Crandon Park Tennis Center – Key Biscayne, FL

    Address: 7300 Crandon Blvd., Key Biscayne, FL 33149

    The Crandon Park Tennis Center is a standout example of the high-caliber tennis facilities available to Florida residents, conveniently located in Key Biscayne. The facility features 27 tennis courts and a wide range of programming for players at different ages and skill levels, making it a natural gathering place for local tennis enthusiasts:

    • Well-maintained tennis courts, with convenient options for reserving a court online.
    • Tennis programs for a variety of ages and skill levels, from junior development to adult instruction.
    • USTA league opportunities for adult players, with divisions designed for different experience levels.
    • Drop-in clinics and private instruction options for players who want to keep improving while working around a full schedule.

    Facilities like this also make it so much easier to connect with others who share your love of tennis and get involved in the wider tennis community.

    UME Tennis Lessons – Brickell, FL

    Address: 2501 Brickell Ave., Unit 204, Miami, FL 33129

    When you love a sport enough to make it part of your lifestyle, it's only natural to wish to keep learning and improving. You'll find so many excellent places to play tennis and take lessons around Brickell and throughout Downtown Miami. The team at UME Tennis Lessons offers private lessons, group clinics, and personalized coaching for adults who want to keep their game sharp.

    Try an individual lesson to work on specific skills, bring your friends for a group clinic, or schedule a session with an expert coach as your hitting partner. For buyers who want tennis woven into daily life, access to this kind of instruction is one of the many advantages of living in a connected urban neighborhood like Brickell.

    See the Stars at the Miami Open

    Of course, the tennis lifestyle in Florida is about more than your own time on the court. It also means having access to one of the sport's premier annual events. The Miami Open takes place every March at Hard Rock Stadium in Miami Gardens, attracting many of the best players in the world and record-setting crowds over the course of the tournament.

    Recent singles champions include Jannik Sinner and Aryna Sabalenka, with both singles and doubles titles awarded each year. With two weeks of standout food, hospitality, entertainment, and tennis, the fan experience here is one of the highlights of Florida's spring sports calendar.

    Discover a Tennis Community You'll Love

    Whether you're shopping for a home in Pinecrest, near the water in Miami Beach, or in one of the lovely places we've covered already, you're sure to find a place where tennis feels like part of the rhythm of daily life. Private clubs, public courts, elite instruction, and major tournament access all contribute to a lifestyle that appeals to players and spectators alike.

    Find Your Florida Home for a Year-Round Tennis Lifestyle

    Dreaming of a home close to the courts, where tennis and new friends are always waiting? Our local team is here to help with all of your real estate needs. Get in touch to buy and sell homes in Florida's most desirable communities.

    ]]>     <![CDATA[FICO Is No Longer the Only Score That Matters]]>

    A new credit scoring model is changing who qualifies for a mortgage and how.

    For decades, your FICO score was the number that determined whether you could get a mortgage. Lenders used it, Fannie Mae and Freddie Mac required it, and if your number wasn't high enough, the conversation was over. That's changing in a significant way, and if you're thinking about buying a home, it's worth understanding what's different. 

    What Happened 

    In a joint announcement, HUD Secretary Scott Turner and FHFA Director William J. Pulte announced that the Federal Housing Administration, Fannie Mae, and Freddie Mac are implementing their first new credit score models for mortgages in decades, immediately accepting VantageScore 4.0-scored loans from approved lenders. This effectively ended FICO's decades-long monopoly in mortgage lending and opened the door to a scoring model that looks at your financial picture very differently. 

    How VantageScore 4.0 Is Different 

    The biggest difference is what gets counted. Classic FICO scores rely on static, point-in-time credit history. VantageScore 4.0 uses trended data and alternative data, including rental, utility, and telecommunications payment histories, to assess creditworthiness. That means things that never showed up on a traditional credit pull, like two years of on-time rent payments, can now work in your favor. 

    VantageScore 4.0 scores 33 million more people than traditional models, meaning buyers who were previously unscorable or borderline under FICO may now have a qualifying path to homeownership they didn't have before. 

    The predictive performance is also stronger. An analysis using Fannie Mae's Single-Family Loan Performance dataset, which tracks over 20 million conforming mortgages originated between 2013 and 2023, found that VantageScore 4.0 predicted up to 49% more mortgage defaults than Classic FICO. Better prediction means lenders can make smarter decisions, and in some cases, that works in the borrower's favor. 

    What This Means for Buyers Right Now 

    The Enterprises are moving forward with an interim phase in which approved lenders can determine which credit score model, Classic FICO or VantageScore 4.0, to use on each loan they deliver. That makes working with a knowledgeable mortgage professional more important than ever. The same borrower could get a different outcome depending on which scoring model a lender runs, and knowing how to position a file under both systems is a real advantage in today's market. 

    Craig Garcia, President of Capital Partners Mortgage, has a clear message for buyers navigating the transition: "The scoring model is changing, but the fundamentals aren't. Pay your bills on time, keep your balances in check, and work with someone who understands how to put your file in the best position. The new models actually reward those habits more than the old ones did." 

    If you've been told your credit score isn't where it needs to be, or if you're not sure how these changes affect your situation, now is a good time to find out. The rules have changed, and there may be more options available to you than you think. 

    Find Out Where You Stand 

    Capital Partners Mortgage can walk you through how VantageScore 4.0 may affect your loan options. To learn more, visit cp-mtg.com. 

    Data and Information Sources
    FHFA, April 22, 2026: fhfa.gov 
    FHFA Credit Scores Implementation Page: fhfa.gov 
    Equifax Newsroom, October 2025: equifax.com 
    VantageScore performance analysis, August 2025: vantagescore.com 
    VantageScore 33 million more borrowers, May 2026: vantagescore.com 

    The Keyes Company has a business relationship with Capital Partners Mortgage Services. Because of these relationships, referrals may provide Keyes Company and its owners a financial benefit. You are not required to use the listed provider as a condition for settlement of your loan or the purchase, sale, or refinance of the subject property. For more information, visit keyes.com

    ]]>     <![CDATA[AI Fraud Is the New Title Threat]]>

    Fraudulent closing communications are on the rise. Here's what to watch for.

    Real estate has always attracted fraud. But what's happening in 2026 looks different from anything that came before, and if you're buying or selling a home, you need to know why. 

    According to NAR's May 2026 report, more than one in five consumers received fraudulent or suspicious communications during their closing in 2025. The same report found that 57% of title and escrow companies encounter suspicious activity at least quarterly, with 60% reporting that fraud attempts are increasing. Behind those numbers are real buyers who wired their life savings to criminals and never got it back. 

    The Two Threats You Need to Know About 

    Wire fraud and deed fraud have been around for years. What's changed is how convincing the attacks have become. 

    In a wire fraud scheme, you receive what looks like a completely legitimate email from your title company with updated wiring instructions. According to the FBI, AI tools can now generate official-sounding emails mimicking a company's communication style, and voice cloning can be used to request wire payments over the phone. By the time you realize something is wrong, the money is gone, and recovering it is extremely difficult. 

    Deed fraud follows a similar pattern but targets the property itself. Fraudsters use AI to create convincing fake IDs and seller documentation to impersonate property owners and push fraudulent transactions through. According to NAR's 2025 Deed and Title Fraud Survey, vacant land accounted for 62% of title fraud cases reported over the past year, while owner-occupied homes made up just 12%. Absentee owners and long-tenured property owners are among the most targeted because there is often no one watching the transaction closely. 

    Americans 60 and older reported $7.7 billion in total fraud losses in 2025, a 59% jump from the prior year, per the FBI's 2025 IC3 report. If you or a family member falls into that category, this is a conversation worth having before any transaction begins. 

    What a Good Title Company Does to Protect You 

    The title industry has responded with layers of verification that go well beyond what was standard even two years ago: identity verification tools that cross-reference government databases, secure portals for transmitting wire instructions instead of email, and real-time document authentication that flags inconsistencies a human reviewer might miss. 

    The most important thing you can do as a buyer or seller is to know what to expect. Wire instructions will never change via email. If you receive an email asking you to update where you're sending funds, stop and call your title company directly using a number you already have on file. 

    Raul Molina, President of HomePartners Title, has seen firsthand how sophisticated these attacks have become: "The fraud we're seeing today is engineered to look normal. A fake email, a fake ID, and a fake deed all look exactly like the real thing. Our job is to build the verification layers that catch what the eye can't." 

    Choosing the right title company is one of the most important decisions you make in a real estate transaction. Make sure you're working with a team that takes fraud prevention seriously. 

    Work With a Title Team That's Ready 

    HomePartners Title takes an active role in fraud prevention at every stage of the transaction. To learn more, visit homepartnerstitle.com. 

    Data and Information Sources
    FBI 2025 IC3 Report (primary): ic3.gov 
    NAR, May 4, 2026: nar.realtor 
    NAR 2025 Deed and Title Fraud Survey, via Inman, June 4, 2026: inman.com 

    The Keyes Company has a business relationship with HomePartners Title Services. Because of these relationships, referrals may provide Keyes Company and its owners a financial benefit. You are not required to use the listed provider as a condition for settlement of your loan or the purchase, sale, or refinance of the subject property. For more information, visit keyes.com

    ]]>     <![CDATA[Florida Insurance Is Finally Turning a Corner.]]>

    Rates are dropping statewide. But renewals won't update themselves.

    If you've owned a home in Florida over the past few years, you already know the story. Premiums climbed year after year, insurers pulled out of the state, and finding affordable coverage felt like a full-time job. That chapter isn't completely closed, but for the first time in a long time, the news is actually good. 

    What Changed 

    The turnaround traces back to legal reforms passed in 2022 and 2023 that eliminated one-way attorney fees and restricted assignment of benefits abuse, two practices that had flooded Florida courts with inflated insurance claims and driven carriers out of the state. Since those reforms were enacted, 17 new insurance companies have entered the Florida market. The reduction in litigation costs gave insurers the confidence to stay, compete, and, in many cases, lower what they charge. 

    The Numbers 

    Citizens Property Insurance Corporation, the state-backed insurer of last resort, will reduce homeowners' insurance rates statewide in 2026, with multiperil policyholders seeing an average decrease of 8.8% and wind-only policyholders seeing an average reduction of 5.5%. All Citizens personal lines policyholders will receive rate decreases of at least 2%. 

    The private market is moving in the same direction. According to the Florida Office of Insurance Regulation, since reforms were enacted, OIR has received more than 150 residential filings for rate decreases or zero percent increases. Taken together, the statewide picture is one of genuine stabilization, with more carriers competing for business and fewer rate increases being filed than at any point in recent years. 

    The new Citizens rates take effect July 1 for new policyholders and apply to existing policies at renewal. 

    What This Means for Buyers and Sellers 

    Insurance costs have been one of the biggest friction points in Florida real estate over the past several years, affecting what buyers can afford and how deals get structured. A stabilizing market changes that conversation. Buyers have more predictability when budgeting for monthly costs, and sellers are no longer competing against the perception that Florida insurance is unmanageable. 

    That said, not every homeowner will automatically see a decrease. Rates vary by carrier, location, home age, and claims history. Shopping your policy at renewal and working with a knowledgeable insurance advisor is still the best way to make sure you're getting the coverage you need at a price that makes sense. 

    Ryan Pappy, President of Keyes Insurance, says: "Rates are coming down, but the smartest thing a homeowner can do right now is not assume their renewal will automatically reflect that. Every policy is different. This is a great time to review your coverage and make sure you're in the right place." 

    For the stabilization to continue, the market needs to avoid major storm seasons and maintain the legal environment that makes it possible. But right now, the trajectory is the best it has been in over a decade. 

    Make Sure Your Coverage Reflects the New Market 

    If you haven't reviewed your homeowner's insurance recently, now is the time. Keyes Insurance can help you navigate your options and make sure you're getting the best coverage available. To learn more, visit keyesquote.com. 

    Data and Information Sources
    Citizens Property Insurance Corporation, March 4, 2026: citizensfla.com 
    Citizens Property Insurance Corporation, 2026 Approved Rate Changes by County (primary data): citizensfla.com 
    Florida Office of Insurance Regulation, October 23, 2025: floir.gov 

    The Keyes Company has a business relationship with Gallagher Property and Casualty, LLC d/b/a Keyes Insurance. Because of these relationships, referrals may provide Keyes Company and its owners a financial benefit. You are not required to use the listed provider as a condition for settlement of your loan or the purchase, sale, or refinance of the subject property. For more information, visit keyes.com

    ]]>     <![CDATA[Rental Fraud Is Getting Smarter. Here's What You Need to Know.]]>

    Your screening process may not be enough anymore.

    Rental fraud has always been part of the property management landscape, but what's happening right now is different. The tools available to fraudsters have changed dramatically, and the financial stakes have never been higher. 

    According to the FBI's Internet Crime Complaint Center, cybercriminals stole more than $275 million through real estate-related fraud in 2025, based on more than 12,000 complaints filed that year alone. That's a jump from $173 million in losses reported in 2024, a surge that federal agencies are attributing in large part to the rise of AI-enabled schemes. 

    For rental property owners, the threat appears at the application stage. 

    How the Fraud Works 

    Gone are the days of obviously doctored pay stubs with mismatched fonts. Today's fraudsters use generative AI to produce fake bank statements, employment letters, and income documentation that look completely legitimate. According to the FBI's report, AI technology now enables the creation of convincing synthetic content at scale, making schemes harder to detect and more convincing than ever before. 

    Synthetic identity fraud takes it a step further. Rather than stealing someone's identity outright, bad actors combine a real Social Security number with fabricated personal details to create a brand-new "person" with a functioning credit history. That applicant can pass a standard background check without triggering a single red flag. 

    By the time the fraud surfaces, the damage is already done: missed rent, costly evictions, and in some cases, significant property damage. 

    Why Self-Managing Landlords Are Most at Risk 

    Individual landlords who manage their own properties typically rely on basic screening tools that were not built to catch this level of sophistication. Professional property management companies use layered screening technology that goes beyond a standard credit pull, including document forensics, identity verification, and income source validation that connects directly to payroll data rather than relying on uploaded documents. 

    Benjamin Gene, President of Keyes Property Management, puts it plainly: "What we're seeing now isn't the fraud of five years ago. AI has made it possible for a completely fabricated person, with a real credit score and convincing documentation, to apply for your property. Standard screening was never built for that." 

    For property owners who aren't working with a professional management team, now is a good time to reconsider. The fraud environment has changed, and the cost of getting it wrong has never been higher. 

    Protecting Your Investment 

    The right property management team brings screening infrastructure that most individual landlords don't have access to on their own. To learn more about how Keyes Property Management protects owner investments, visit keyespm.com or contact Benjamin Gene at bgene@keyespm.com. 

    Data and Information Sources
    FBI 2025 IC3 Report (primary): ic3.gov 
    National Association of Realtors, April 13, 2026: nar.realtor 
    RISMedia, April 13, 2026: rismedia.com 

    ]]>     <![CDATA[Florida vs. Other States: The Real Tax Advantage of Owning Property Here]]> Living in Florida comes with many advantages, and the appeal extends well beyond the sunshine, coastline, and year-round outdoor lifestyle. Many residents relocating from other states quickly recognize Florida's favorable tax environment, including specific benefits for property owners. Our real estate agents have more on the tax advantages that property owners enjoy in Florida, and how you can benefit from them.

    Why Florida Appeals to Tax-Conscious Homeowners

    General Tax Advantages of Living in Florida

    While many Florida tax advantages are tied to property ownership, residents also receive additional tax benefits that apply to everyone:

    • Florida has no personal state income tax, which may create meaningful annual savings for residents relocating from higher-tax states. This applies to many sources of retirement and investment income as well.
    • Florida also does not have an estate tax, allowing you to plan your long-term financial legacy with confidence.
    • While Florida does have a sales tax, there are annual "sales tax holidays" when you can shop tax-free at key times, such as back-to-school. Some essential items, like groceries and prescription medications, are generally exempt from sales tax.

    Homestead Exemption

    The Homestead Exemption is one of the most powerful tax advantages that you can enjoy as a Florida property owner:

    • The Homestead Exemption is available for a permanent residence in Florida, provided the owner meets eligibility requirements as of January 1 of the applicable tax year. Proof of permanent residency is required when you file.
    • The Homestead Exemption allows you to exclude up to $50,000 of your property's value from property taxes each year.
    • The $50,000 benefit is broken into two sections: the first $25,000 applies to all property taxes, including school district taxes, while the second $25,000 applies only to non-school taxes.

    Save Our Homes Cap

    The Save Our Homes Cap is an advantage that works hand-in-hand with the Homestead Exemption to help keep property taxes more predictable over time:

    • The Save Our Homes Cap applies after the first year you've received a Homestead Exemption and had the property assessed at market value.
    • It caps increases in assessed value in subsequent years at 3 percent, or at the Consumer Price Index increase, whichever is lower each year.
    • If you move to a new homestead located in Florida, you may be able to transfer all or some of your Save Our Homes benefit to the new homestead.

    Additional Tax Advantages for Florida Property Owners

    In addition to the Homestead Exemption and Save Our Homes Cap, Florida offers a variety of lesser-known tax advantages for property owners, including some that can help you save when it's time to file taxes:

    • Mortgage interest may be deductible on your federal return, depending on your loan, filing status, and whether you itemize deductions. This can be especially valuable during the earlier years of a mortgage, when interest often represents a larger share of the monthly payment.
    • You may also be able to deduct state and local property taxes when you file your federal return, subject to IRS limits and itemization rules.
    • If you sell your residence and meet certain IRS requirements, you may be able to exclude up to $250,000 in profit from capital gains taxes. The limit rises to $500,000 for married couples filing jointly.

    When you combine all of the personal and property-related tax benefits we've covered today, it's easy to see why so many residents are drawn to Florida by financial advantages, lifestyle benefits, and long-term ownership potential.

    Find Your Next Home for Tax Advantages and a Fantastic Florida Lifestyle

    Ready to fall in love with a Florida home and enjoy all of the benefits that come with it? Our local team is here to help you achieve your real estate goals. Get in touch to buy and sell homes in Florida's most sought-after communities.

    ]]>     <![CDATA[From Paddock to Paddock Club: How Equestrian Living & Sports Events Are Driving Florida Luxury Sales]]> Luxury living isn't just about the quality of the home, the amazing views, or the beautiful weather that you get to enjoy in Florida. It's also about the experiences that you can discover, the lifestyle that a community offers, and the unique perks that are hard to find in other places. So it's no surprise that Florida's amazing equestrian culture and related sports events are driving luxury sales. Our real estate agents have the details on the equestrian lifestyle that's attracting so many luxury buyers to Florida communities.

    The Enduring Appeal of Equestrian Lifestyle and Luxury Ownership

    A Lifestyle Made for Equestrian Enthusiasts

    Florida is home to 11 national parks, along with countless smaller parks, nature preserves, and green spaces, many of which feature equestrian trails. There are premium equestrian facilities across Florida, from luxury stables to event centers that buzz with competitive equestrian activities nearly every day. Children can fall in love with an equestrian lifestyle from a young age, and adults can keep enjoying their favorite hobby well into retirement.

    Particularly in communities like Wellington, which has large equestrian facilities, the equestrian lifestyle is also widespread. This means it's easier to connect with other enthusiasts, find training for young riders, and feel involved in the local equestrian community than in many other parts of the country.

    Your Own Equestrian Home

    It's not just parks and dedicated equestrian facilities that make Florida such a great place for an equestrian lifestyle. You'll also find an outstanding selection of equestrian homes, whether you're interested in your own dedicated stables, riding facilities, or even your own ranch. Of course, you don't have to compromise on the quality of the home in order to get that equestrian lifestyle. You'll discover equestrian-centric homes in some of Florida's most high-demand communities, where you can find the most luxurious, distinctive homes.

    Many of Florida's most popular equestrian communities also offer a luxury lifestyle, premium amenities, and exciting community events year-round. Florida's warm climate also means that you can enjoy your equestrian lifestyle all year. So you get more of what you love and more opportunities to connect with others who share your lifestyle.

    Premium Equestrian Events in Florida

    Of course, Florida is also a global leader in live sports, and that includes equestrian events. Take Wellington, for example. Both the National Polo Center and Wellington International offer a busy schedule of equestrian events throughout the year:

    • The National Polo Center features six fields, a stadium, restaurants, a clubhouse, a social club, a swimming pool, a gym, tennis courts, and more.
    • Wellington's polo season brings major events to the area through the winter and spring, with many of the highest-profile matches centered around the seasonal calendar.
    • Wellington International hosts a more diverse range of equestrian events, featuring Olympic athletes, world champions, and the next generation of rising stars.
    • The Winter Equestrian Festival at Wellington International features 13 weeks packed with equestrian events, highlighting international show jumping.
    • The Global Dressage Festival is a 10-week event, featuring many of the top riders from around the world.

    Find the Ideal Florida Home for the Best Equestrian Lifestyle

    Why dream about the Florida equestrian lifestyle when it can be waiting right outside your door? Our local team is here to help with all of your real estate needs. Get in touch to buy and sell homes in Florida's equestrian communities.

    ]]>     <![CDATA[New Construction vs. Resale in Florida 2026: A Side-by-Side Comparison of Value, Risk & Timeline]]> For Florida luxury buyers, the choice between new construction and resale homes has become more nuanced in 2026. Elevated borrowing costs, shifting inventory levels, and more selective buyer behavior have made some newly built homes more competitive with resale properties than buyers may expect. Our real estate agents have more details for you, with a comparison of new construction and resale homes for Florida buyers in 2026.

    Evaluating Two Distinct Paths to Luxury Homeownership in Florida

    Comparing New Construction and Resale Home Prices in Florida

    As of late spring 2026, many communities have a larger inventory of new construction homes relative to active buyer demand. Recent national data shows the price gap between new and existing homes has narrowed, adding another layer to the decision for buyers weighing value, location, and long-term lifestyle goals:

    • According to the National Association of Home Builders, the median sales price of a new single-family home was $1,400 lower than the median sales price of an existing home in the first quarter of 2026.
    • Existing-home prices exceeded new-home prices for the fourth consecutive quarter, marking a shift from the usual pattern of new homes carrying the higher price.
    • New-home prices have been trending downward on an annual basis for more than two years, while existing-home prices have continued to rise year over year.

    The price difference between new and resale homes can vary significantly, based on location and the type of home you plan to buy. Smaller, single-family homes in communities with more inventory than buyers are the most likely new homes to be discounted. If you're shopping in a high-demand community or seeking a larger luxury home, the price difference may be neutral or in favor of resale.

    Advantages of a New Construction Home for Florida Luxury Buyers

    One of the primary advantages of buying a new construction home is the condition of the property itself. When the builder has delivered a well-constructed home, buyers may face a lower risk of maintenance issues, especially those related to wear over time. A resale home can also have underlying issues that are harder to spot, though this can be mitigated by an experienced home inspector. However, there are also financial risks to consider, especially regarding new construction incentives:

    • In some cases, the incentives are already tied to a higher price. So you may be getting a 5 percent discount on a home, which was already marked up by 5 percent before the discount was applied.
    • Builders may offer upgrades, like premium flooring, countertops, or appliances, to help sell homes. These can be appealing incentives, but they don't reduce the mortgage payment.
    • Some discounts are tied to using the builder's preferred lender, which can be an important consideration for buyers who prefer to shop around for the best loan rates and terms.

    Buying Timeline: Move-In Ready New Construction vs. Resale Homes in Florida

    Since we're covering new-construction homes that have already been built, the timeline is quite similar for new construction and resale. Some builders may offer quicker closing or cover closing costs on new homes, which can impact the timeline. However, if you're having a new home custom-built, you'll typically face a much longer timeline.

    Find the Right Florida Home with The Keyes Company

    Choosing between new construction and a resale home comes down to more than price alone. For Florida luxury buyers, the right fit depends on lifestyle, location, long-term value, property condition, and the level of convenience each option offers.

    Whether you are drawn to the modern ease of a newly built home or the character and setting of an established residence, The Keyes Company can help you compare your options with clarity. Get in touch to begin your search for a Florida home that reflects the way you want to live.

    ]]>     <![CDATA[Home Features Florida Buyers Prioritize in 2026: Impact Windows, Home Offices & Outdoor Living]]> Florida homebuyers in 2026 are prioritizing impact windows, dedicated home offices, and resort-style outdoor living spaces. Understanding which features are most desirable can help you make more confident real estate decisions, whether you're preparing to list a luxury property or searching for your next home. Our real estate agents have more insight into what Florida buyers are seeking most in 2026.

    What Affluent Florida Buyers Expect From a Home in 2026

    Impact Windows: A Must-Have for Florida Homes 

    The construction standards and materials used in storm-resistant homes have advanced significantly over the years, with impact windows in particular considered essential by many buyers. Impact windows provide significantly greater protection against high winds and debris, working in concert with other storm-resilient features to protect homes during hurricane season. For affluent buyers, these features are not only practical; they also reflect a home that has been thoughtfully built or upgraded for long-term security, comfort, and value.

    Impact windows undergo extensive testing by the American Society for Testing & Materials, with strength measured by the Design Pressure (DP) rating:

    • The DP rating system roughly corresponds with the Saffir-Simpson Hurricane Wind Scale
    • A window with a DP rating of 10 is designed to withstand a Category 1 hurricane
    • For every 10 points on the DP scale, you can go up 1 level on the Saffir-Simpson scale, so a window with a DP rating of 50 is designed to withstand category 5 hurricane winds

    Home Offices: Dedicated Workspaces Florida Buyers Want 

    A well-equipped home office offers the privacy, flexibility, and convenience that today's luxury buyers expect, whether they work from home regularly, manage business interests, or simply want a quiet space for planning and productivity. In many luxury homes, buyers expect dedicated office space, with thoughtful placement away from the home's busiest living areas.

    The most appealing home offices feel polished, private, and intentional. Features like custom built-ins, generous natural light, sound control, high-speed connectivity, and a professional backdrop for video calls can make the space stand out. Whether designed as an executive study, library, or modern workspace, the goal is to create a refined setting that supports focus without sacrificing comfort or style.

    Outdoor Living Spaces: What Florida Homebuyers Are Looking For

    It will come as no surprise that Florida buyers love homes with outdoor living spaces, which can be enjoyed year-round. For luxury buyers, outdoor living is often viewed as an extension of the home itself, with spaces designed for entertaining, dining, relaxing, and making the most of Florida's beautiful climate. Adding an outdoor living space creates something you can enjoy for as long as you own the home and adds value if you ever decide to sell. Here are a few of the most popular options:

    • Outdoor Kitchens
      For buyers who love to cook for family and entertain guests, an outdoor kitchen is a very appealing feature for any home. Outdoor kitchens can range from small spaces with a few key appliances to fully appointed culinary spaces with premium grills, refrigeration, stone countertops, bar seating, and room for effortless entertaining.

    • Patios and Decks
      A do-it-all outdoor space can serve as an elegant open-air dining area after an outdoor meal, a comfortable place to host guests, or a private retreat for enjoying a quiet morning or sunset evening.

    • Swimming Pools
      A favorite for children and adults alike, swimming pools often come with significant maintenance costs but remain a popular feature for many buyers. In the luxury market, resort-style pools, integrated spas, sun shelves, water features, and thoughtfully designed poolside seating areas can make a strong impression.

    • Lovely Landscaping
      Outdoor living spaces can also be simpler, serving as a place to relax among the beautiful landscaping, gardens, and water features of a tastefully designed backyard. Mature palms, layered tropical plantings, outdoor lighting, privacy hedges, and well-placed water features can give a property the polished, private feel many Florida buyers are seeking.

    Find a Florida Home with Your Favorite Amenities

    Are you searching for a Florida home with refined finishes, thoughtful amenities, and the elevated lifestyle features that matter most to you? Our local team is here to help you accomplish your real estate goals with market knowledge, personalized guidance, and a clear understanding of what defines luxury living in Florida. Get in touch to buy and sell homes in Florida communities.

    ]]>     <![CDATA[Storm-Resilient Homes: What Features Matter Most to Florida Buyers After the 2025 Hurricane Season]]> There are lessons to be learned from every hurricane season, but buyers approaching Florida real estate in 2026 are looking at storm preparedness through a different lens. After exploring what hurricane season really means for current homeowners, it's equally important to understand how storm-resilient features influence buying decisions, insurance costs, and long-term property value. Our real estate agents have more on the features buyers are prioritizing in Florida homes for 2026. 

    What Today's Florida Buyers Look for in a Storm-Ready Home

    Impact Windows and Doors

    Long a preferred feature for storm resilience, impact-rated windows and doors are now required in many places to be eligible for home insurance. With laminated layers and reinforced frames, impact windows are more resistant to wind and flying debris than traditional windows. These should simply be a baseline requirement when you're looking for a home built to modern storm-resistant standards.

    Since they provide enhanced protection, impact-rated windows mean that you don't need to have hurricane shutters installed or be there to close shutters before a storm. This is especially beneficial if you own a second home in Florida, and won't always be present to close hurricane shutters when needed.

    Roof Design

    Roof design plays an important role in wind mitigation, with hip roofs performing significantly better than gable roofs for resisting wind. Hip roofs have four sides that meet at a central point, while gable roofs have two sides, with triangular outer walls that can catch wind and lift. In addition to the roof's style, the roof's condition and the security of the points where the roof connects to the home are both key to keeping your home safe during storms.

    Strong Construction Materials

    The structure of your home naturally plays a key role in resisting storm damage, and more advanced construction materials can provide an added layer of protection. Homes built with concrete block or insulated concrete forms can better withstand extreme wind events than homes built with wood frames. These materials do typically cost a bit more when constructing or upgrading a home, but can ultimately save money on insurance premiums while providing better protection against storm damage.

    Foundation Standards

    As a baseline, homes in coastal areas of Florida have traditionally been built to keep all living spaces above the FEMA Base Flood Elevation for each area. For newer homes, many builders are now constructing them 1 to 3 feet above the FEMA Base Flood Elevation to provide an extra buffer against storm surge. Keep this in mind, particularly if you're shopping for a home right on the coast.

    My Safe FL Home Program

    The My Safe FL Home Program from the Florida Department of Financial Services offers free wind-mitigation resources to help upgrade your home for better hurricane protection. Through the program, you can have a free wind-mitigation inspection, which is especially useful if you're retrofitting an older home for storm protection. Grants of up to $10,000 are also available for home improvements related to storm damage prevention.

    Even for newer homes with the latest storm-resilient features, the inspection can still be valuable. You can take the results to your insurance carrier to make sure you're getting all discounts you're entitled to based on the home's construction standards.

    Discover Resilient Homes in Your Favorite Florida Communities

    Searching for a Florida home with the latest storm-resilient features? Our local team is here to help you achieve your real estate goals. Contact us to buy and sell homes in Florida communities.

    ]]>     <![CDATA[How Professional Representation Impacts Commercial Deal Outcomes]]> Your commercial space has such a huge impact on your business in so many ways, and you deserve the best advocate when working on a commercial real estate deal. The difference between working with a commercial real estate agent and navigating the process alone is immense, affecting every step of the process. Finding the right property for the right price is much easier with the right representation at your side.

    Ready to learn more? Our real estate agents have more on the many ways that professional representation influences the outcomes of commercial deals.

    Why Working with a Commercial Real Estate Agent Makes a Difference

    An Advocate That Represents You

    If you choose to go without representation when shopping for a commercial property, you'll often be negotiating directly with the seller's agent. Having your own representation puts you on a level playing field, with an advocate working directly with you. This means they have your best interests at heart and will also take plenty of extra work off your plate throughout the process.

    Access to a Full Range of Listings

    In residential real estate, the MLS offers a centralized way for agents and buyers to view available homes. Commercial real estate works differently. There's no single system that captures the entire market, and many opportunities are never publicly listed. Commercial agents rely on a combination of specialized databases, professional networks, and local insight to uncover a wider range of properties. With the right representation, you gain access to more options and better opportunities across the market.

    Understanding the Needs of Commercial Clients

    What are the needs of your unique business? You surely have your own list of needs and priorities for a property that suits your business. A commercial real estate professional understands those needs, works with you, and can actively help you find a property that checks all your boxes.

    Save Time Without Compromising on Quality

    Handling a commercial real estate deal on your own is a significant time commitment that can take you away from your day-to-day business. From finding listings to negotiating with sellers, everything typically takes longer when you do it alone. The right agent saves time while prioritizing your needs, so you can focus on your business while still securing a great property.

    Secure Better Terms for a Lease or Sale

    What business owner doesn't want to save time and money? Whether you're buying or selling, an agent's negotiating experience helps you get the best deal. Your agent is also able to take a logical, big-picture approach, removing the emotion that can sometimes get in the way of securing the best deal if you negotiate alone.

    A Robust Professional Network

    Commercial real estate agents often build strong professional networks, which can benefit you in many different ways. They may have inside knowledge of properties that will soon hit the market, and they know the history of properties in the communities where you're shopping. They should also have connections to quality service providers for repairing, customizing, and maintaining commercial properties.

    Helping You with Every Step of the Process

    Whether you're buying, selling, or leasing commercial property in South Florida, you deserve a partner who understands your goals and guides you with clarity and care. At Keyes, our team combines deep local insight with a commitment to service that puts your needs first.

    We're here to make the process easier, help you make confident decisions, and support you every step of the way. Get in touch to learn how we can help you find the commercial space that fits your business and drives your success.

    ]]>     <![CDATA[How Smart Home Features Are Influencing Luxury Property Values]]> Smart home features offer a combination of comfort, convenience, and utility that's helping to define a new era of luxury living. The technology powering smart homes is more robust than ever, with automation to make your life easier, customization to meet your unique needs, and holistic systems that seamlessly integrate with your day-to-day life.

    But which smart home features might fit your needs, and which have the highest demand? Our real estate agents have more on the most popular smart home features and their impact on property values.

    Why Smart Features Matter in Today's Luxury Market

    Smart Climate Control for Convenient Comfort

    You want to go out to enjoy that South Florida sunshine, then come back to a home that always feels just right. With smart climate control, your home adapts to your routine, anticipates your needs, and can even leverage data from weather forecasts. The result is a climate control system that adjusts cooling, heating, and air quality features to ensure that your home is always ready to adapt. Smart climate control technology is one of the most in-demand smart home features.

    Smart Blinds and Window Treatments

    Enjoy a beautiful South Florida sunset with dinner, then switch to the privacy and peace of closed blinds with the touch of a button when it's time for bed. That's just one benefit of using smart blinds and window treatments.

    This smart home feature works great with smart climate control, too, allowing you to keep the home cool by automatically closing the blinds or window treatments while you're gone. It can even help with security, as we'll cover shortly.

    Smart Systems for Enhanced Security

    Speaking of security, smart home features can make home security more convenient for you, while providing more robust, adaptable defenses against any unauthorized access to your property:

    • Smart locks make it easy to control who enters the property. Biometrics make it easy to keep your home secure, while also providing convenient access for you and your family.
    • Smart security can be integrated with your smart home hub. A breach can trigger flashing lights from your smart lighting, automatically close blinds, and broadcast warnings through smart audio systems.
    • Smart security systems adapt to your needs. You can easily disable some features while you're home, then enable full security while you're away or asleep.

    Whole-Home Entertainment Systems for Family Fun

    Of course, smart home features aren't just for security and convenience. They can also add everyday enjoyment, with technology that the whole family will love. With a whole-home sound system, you can listen to your favorite music or podcasts seamlessly as you move from room to room. You can even have different audio in different rooms, so the kids can listen to their favorite songs in their rooms, while you put on a workout mix in your home gym.

    The Bottom Line on Smart Home Features

    Smart home features have moved from niche upgrades to important drivers of luxury property value. For sellers, they help position a home as modern and move-in ready. For buyers, they offer comfort, control, and a lifestyle that feels effortless. Whether you're buying or selling, understanding how smart technology fits into today's luxury market can help you make more informed decisions.
    Looking for a luxury home with smart features that match your lifestyle? Our local experts are ready to guide you through South Florida communities and help you buy or sell with confidence. Get in touch today.
    ]]>     <![CDATA[Waterfront vs. Inland Living: Which South Florida Lifestyle Is Right for You?]]> One of the perks of owning a property in Florida is that there are so many different types of communities to call home. A key choice you'll make while shopping for a Florida home is whether to live on the waterfront or inland, with each option offering its own perks depending on your needs. Our real estate agents have more on how you can make the choice between waterfront and inland living in Florida communities.

    Inland or Waterfront? The Choice is Yours

    If You Dream of a Waterfront Lifestyle

    Do you dream of docking your boat in your own backyard, living steps from your favorite beach, or savoring sunset views over the waterfront each evening? Do you love the relaxed vibe of a beach town, outdoor meals complemented by sea breezes, and endless outdoor activities? Living on the waterfront is a dream for many homeowners, and there are so many great South Florida communities where you can make that dream come true.

    Beautiful Views and Easy Beach/Dock Access

    Of course, one key factor in whether owning a waterfront home suits your needs is how much you enjoy spending time on or near the water. If you love to go to the beach every day to relax, jog on the sand in the mornings, or take your boat out for fishing trips daily, then a waterfront home might be an ideal match for you. If those waterfront activities are things that you like to enjoy sometimes but don't need access to all the time, then you can still find many great inland communities within close driving distance of the waterfront.

    Budget Considerations for Waterfront Living

    Waterfront homes typically cost more per square foot than similar homes located inland, which is one financial factor to consider. Waterfront homes often require more maintenance over time due to wear from sand and saltwater. Depending on where on the waterfront a home is located, you may also be required to purchase flood insurance while you own the home.

    If You Want a Close-Knit Inland Community

    Many of Florida's inland communities are very close-knit, providing a warm community atmosphere that families love. There are also inland communities of all shapes and sizes, whether you're craving the quiet relaxation of a rural community or the energetic feeling of living in the city. Many inland communities are located within easy driving distance of the coast, and quite a few communities have large lakes where you can still live near the water, away from the coast.

    Convenient Access to Amenities and Services

    Inland communities are often more developed and populated than coastal communities, which means that you can often find all of the amenities and services you'll need close to home. Whether we're talking about schools, medical facilities, local businesses, or recreation opportunities, inland communities often offer everything you need without having to travel to another community.

    Affordable Homes and Lower Flood Risk

    If you're purchasing a home of similar square footage and quality, the price will almost always be lower inland than it is along the waterfront. Inland homes also often have lower maintenance needs, being farther away from the sand and salt air. Depending on where an inland home is located, there may also be no requirement for flood insurance.

    Find Your Florida Dream Home with Help from Our Team

    Whether you're drawn to life on the water or prefer the feel of an inland community, the right choice comes down to what fits your lifestyle best. Our team at Keyes is here to help you explore your options, ask the right questions, and feel confident in your decision. When you're ready to take the next step, Get in touch to learn more about buying or selling a home in South Florida communities.

    ]]>     <![CDATA[Designing Office Spaces for Today's Workforce]]> The days when designing an office space was as simple as purchasing and assigning enough desks are long gone. Instead, modern office spaces are designed with teams, collaboration, and employees' needs in mind. The right design can help both maximize your team's efficiency and set the right tone with your customers and clients. Our real estate agents have more on modern office design concepts with today's workforce in mind.

    Consider the Needs of Your Workforce

    Understand What Your Team Needs

    While some things apply across the board, many factors in office design depend on how your team likes to work. If your employees prefer some quiet time each day to maximize productivity, isolated office spaces or cubicles can help buffer them from outside noise. If your employees are constantly collaborating, discussing ideas, and relying on one another as resources, a more open space may be more suitable. It's all about understanding your workforce's needs and the type of culture you aim to foster.

    It Doesn't Hurt to Ask

    Observation is important for understanding how your team works, but it's also crucial to ask the right questions. Your employees surely have opinions about your current office, regarding both positives and pain points. It's wise to factor in any long-term issues employees have had with your current office when planning a future office. In many cases, the steps needed to alleviate those pain points can also lead to better design and more collaboration in the office.

    Consider the Needs of an Evolving Workforce

    In many offices, the standard is no longer for employees to be in the office every day, occupying the same space. With many employees blending work-from-home with regular office hours, it's key to consider how many people will be in the office on any given day. Does every employee need a permanent space, or are shared spaces more effective as employees come and go? Will you have enough space on days when everyone's present? Flexibility is often key with modern office spaces, so make sure to answer these questions during the planning process.

    Remember That Your Office Sets the Tone with Clients

    Of course, the needs of your workforce will be top of mind when designing an office, but it's also important to consider the image that your office projects to clients. When a client comes for a meeting, what type of atmosphere do you want them to encounter? Everything from décor to finishes, furnishings, paint colors, and art can have a huge impact on atmosphere. An interior designer who specializes in office spaces can be an outstanding resource in this regard.

    Plan for the Future While Meeting Present Needs

    Just as with purchasing a home, it can be very helpful to imagine what things might be like in a few years while designing a new office space. This doesn't mean purchasing an office space much larger than your current needs would justify. Instead, it's about flexibility. Things like modular furniture and movable walls can allow your space to adapt to the needs of your team over time. The goal is to create a space that adapts easily, without costly renovations.

    Find the Right Office for Your Team with Help from Ours

    The right office space should support how your team actually works, now and in the future. If you're considering a move or rethinking your current setup, our team at Keyes can help you explore options that make sense for your business. We'll guide you through the process, answer your questions, and help you find a space that fits your goals. Get in touch with us to learn more about commercial real estate opportunities across South Florida.

    ]]>     <![CDATA[Buying a Vacation or Second Home in South Florida]]> Searching for an investment opportunity that also allows you to enjoy time in beautiful South Florida communities? There are many perks to owning a vacation or second home in South Florida, as well as some key questions to ask to decide whether it's the right fit for you. Our real estate agents are here to help, with a closer look at how you can purchase a second or vacation home in South Florida, and why it might be a great fit for your needs.

    Decide What You Want From a Vacation or Second Home

    Know Your Reasons for Buying

    Before you purchase a second or vacation home, it's wise to have a clear idea of how you plan to use the property, especially whether you'll rent it out when you're not using it or keep it for your own use. These factors will have a wide-ranging impact on your budget, where you shop for homes, the type of home you purchase, and the expenses you can expect over time. While there's always room to pivot in the future, starting with a plan in mind often makes the process much smoother.

    Always Consider Location

    South Florida is a vast region, with many different communities to choose from when purchasing a second home. The location that you choose will have a big impact on the price of the home, the amenities available nearby, and the type of lifestyle that you can expect to enjoy. A home on the waterfront may cost more, but it might also be more appealing to renters and have the sunset views you've been dreaming of enjoying for years. It's all about balancing priorities and finding the home that checks all of your boxes.

    Preparing Your Finances for Buying a Second Home

    Just like buying your first home, buying a vacation or second home is a significant investment, and one that you should prepare for ahead of time. In terms of saving for a down payment, improving your credit score, and planning a budget that fits your goals, it's much like preparing to purchase a full-time home. Additionally, you'll want to plan ahead for ongoing expenses from your second home, from mortgage payments to maintenance, HOA fees, property management, property taxes, and anything else that may apply to your unique financial situation.

    Managing Rentals with a Second Home

    The ongoing theme of this post is to always have a plan when purchasing a second or vacation home, especially if you expect to rent it out when you're not using it. A trusted property manager can be a huge asset in this regard, and your real estate agent should have recommendations. Even if you don't plan to rent it out, having someone to check on the property periodically when you're not there provides great peace of mind.

    Making a Dream Come True

    It's easy to get lost in all of the financial details, but it's also important to remember that owning a second home in Florida is a lifelong dream for many. Whether you're craving the Florida lifestyle, the perfect family vacation spot, or a great long-term investment, there are so many reasons to own a second home in Florida.

    Find Your Vacation or Second Home with Help from Our Team

    Buying a second or vacation home should feel clear and seamless from start to finish. At Keyes, our experienced local agents guide you through every step of the buying process, from the first showing to the final signature. With deep market knowledge and a century of experience in South Florida, we help you move forward with confidence and focus on what comes next. Let us help you find the right home and enjoy the journey along the way. Contact us today.

    ]]>     <![CDATA[A Step-by-Step Guide to Buying Your First Home in South Florida]]> Dreaming of owning your own home in South Florida? Then the best thing you can do is start planning ahead and setting goals. By having a plan and following time-tested tips, you can remove much of the mystery that comes with being a first-time homebuyer. Our real estate agents are here to help, with a closer look at the key steps to buying your first South Florida home.

    A Step-by-Step Guide to Buying Your First Home in South Florida

    Evaluate Your Financial Readiness

    Before you begin your house-hunting process, it's essential to ensure you're financially prepared. A thorough analysis of your finances can tell you whether you're ready to buy now or reveal the steps you need to take to prepare. It will also help you set a budget, which is key to securing a mortgage and shopping for a home.

    Check your credit score, and start taking steps to improve it if necessary. You can get a free credit report once per year. You'll also want to examine your debt-to-income (DTI) ratio, which is a crucial factor in mortgage approval and rates. Typically, you'll need a DTI at 45 percent or under to secure a mortgage.

    Start Saving for Key Costs

    Once you have a full financial picture, you'll have a much better idea of how much you'll need to save to achieve your goals. Start setting aside money for closing costs, a down payment on the home, and any necessary repairs you'll need to make after purchasing a home.

    Choose the Right Real Estate Agent

    Your real estate agent will be your best source of trusted advice throughout the process of buying your first home, and your best advocate when negotiating with sellers. Therefore, it's essential to take your time, conduct thorough research, and select the right real estate agent for your specific needs.

    When interviewing potential agents, consider asking questions like:

    • How long have you been working in the South Florida real estate market?

    • Do you specialize in helping first-time homebuyers?

    • How will you help me stay competitive in today's market?

    • Can you explain how the buying process works from start to finish?

    • What is your communication style, and how often will I hear from you during the process?

    • Do you have references from recent clients I can contact?

    Research Financing and Get Pre-Approved for a Mortgage

    All the financial preparation you've done will come in handy when it's time to start researching and applying for mortgages. This is another area where it pays to do your research, shop around for rates, and learn as much as you can about the process. Ultimately, the goal is to get pre-approved for a mortgage, so you'll know your purchasing power and can demonstrate to sellers that you're a serious buyer.

    Search for Your South Florida Home

    Whether you do most of your shopping online or visit tons of homes in person, your real estate agent should be able to help you lock in on the homes that best fit your budget, needs, and wants. It also helps to understand where you're willing to compromise, especially if you're shopping in a high-demand community.

    Make Offers and Negotiate

    Making offers and negotiating with sellers are two more areas where your real estate agent should play a starring role. As you progress, the home inspection and appraisal can also factor into negotiations.

    Inspection and Closing

    The home inspection is a key moment, as it can reveal underlying issues with the home that may not have been caught before. If all goes well, closing will be the final step in the process. Closing can be complicated, so be sure to review the details with your agent beforehand and ensure that you're prepared to play your role on the big day.

    Looking for the right real estate agent to help you purchase your first home? Our local team is here to help with all of your real estate needs. Contact us to buy and sell homes in South Florida communities.

    ]]>     <![CDATA[How to Evaluate a Rental Property for Profitability]]> Owning a rental property can be an excellent investment, unlocking an additional source of cash flow and providing a strong source of extra income – especially in a state like Florida with a large population and many visitors. However, it's essential to find the right financial match, which is why evaluating rental properties for profitability is such a key step in the process. Our real estate agents have more on the key steps you can take to analyze the profitability of prospective rental properties.

    How to Evaluate a Rental Property for Profitability

    Remember That Purchasing a Rental Property Is Different From Purchasing Your Own Home

    When you're evaluating a property for your own needs, so many more factors come into play. With rental properties, the primary factor is your potential income from the property. This will change how you look for properties in some ways, which we'll cover below, and will impact other aspects of the purchase, as well. For example, investors purchasing a rental property will often make a larger down payment than an everyday buyer shopping for a family home. Doing so can provide a buffer against changing interest rates and improve cash flow from the property over time.

    Calculate Your Net Operating Income (NOI)

    Calculating your Net Operating Income (NOI) is the first big key to evaluating a rental property for profitability. Your NOI from a property represents the annual income generated by the property, minus operating expenses. Operating expenses don't include debt service, capital expenditures, or depreciation, but do include:

    • Property Insurance

    • Property Maintenance

    • Property Taxes

    • Snow Removal, Lawn Care, Landscaping

    • Property Management Fees

    • Vacancies

    When evaluating whether a property is profitable based on NOI, many investors recommend using the 55 percent rule. This rule suggests that operating expenses should account for a max of about 45 percent of your rental income. This means that the remaining 55 percent should be enough to cover the mortgage for the property. If a property doesn't meet the 55 percent rule, most investors recommend looking elsewhere.

    How Capitalization (Cap) Rates Help You Evaluate Rental Properties

    The 55 percent rule isn't the only relatively quick and easy way to compare rental properties for profitability. The Capitalization Rate, commonly shortened to Cap Rate, is another key metric. Cap Rates are very useful for comparing multiple properties, and are quite simple to calculate once you know the property's NOI.

    The formula for Cap Rate is simply NOI, divided by the value of the property. The result will leave you with a percentage, which represents the Cap Rate of the property. Generally, a 3-4 percent Cap Rate is considered low, 6-8 percent is solid, and 10 percent or above is excellent. Aim for a strong Cap Rate, for increased profit potential long term.

    Remember That Purchase Price Is a Crucial Factor

    With personal property, you might be willing to compromise on price in order to get the exact home and location that you want. With rental properties, compromising on price is often a recipe for a bad investment. Ultimately, cash flow is key to generating income from rental properties, and purchase price plays a key role in long-term cash flow. So be ready to work with your agent to find good values, bid on homes that are newly listed, and negotiate to ensure you get the best price possible.

    Ready to plan for your next rental property, with a team that knows the market? Our local team is here to help you achieve your real estate goals. Contact us to buy and sell homes across Florida communities.

    ]]>     <![CDATA[Breaking Down Mortgage Types: Which One Fits Your Financial Goals]]> Securing a mortgage is one of the most important steps on your journey to purchasing a home, but it's easy to feel overwhelmed by the many mortgage types available. Each mortgage type has its own pros and cons, so it's key to evaluate your options to find the one that best fits your financial goals. Our real estate agents have more on the most common mortgage types to help you evaluate your financing options.

    Breaking Down Mortgage Types: Which One Fits Your Financial Goals

    Fixed-Rate Mortgage

    Fixed-rate mortgages offer a set interest rate for the life of the loan, with most loans lasting for 15 or 30 years. The key advantage is that your payment will be the same each month, with little fluctuation in your monthly budget. This is especially beneficial if you're choosing a fixed-rate mortgage when interest rates are low.

    The disadvantages are that you can't take advantage of lower interest rates in the future unless you refinance, and that you'll pay more in interest during the early portion of the loan. A fixed-rate mortgage can be a good choice if you plan to own the home long-term and want a consistent budget.

    Adjustable-Rate Mortgage

    With an adjustable-rate mortgage (ARM), your mortgage payments and interest rates vary with the market over time. An ARM will often offer a lower introductory rate, followed by adjustments based on interest rate changes in the future. The downside is that you risk higher payments after your introductory period if interest rates rise. Since introductory rates for ARMs are often quite low, this type of mortgage can be an ideal choice if you plan to stay in the home for a shorter period, thus taking advantage of the lower introductory rate and selling before potential rate increases down the line.

    Conventional Mortgage

    A conventional mortgage is a mortgage offered by a private bank, rather than by a government entity. They come in the form of conforming loans which must meet standards for income and down payment, or non-conforming loans which are above conforming loan limits. Non-conforming loans are most commonly used when purchasing high-priced properties, which don't fit the standard for a conforming loan.

    One advantage of a conventional mortgage is low down payment rates, with some requiring as little as a 3-5 percent down payment. The disadvantages are that a conventional loan can be more difficult to apply for with a lower credit score or debt-to-income ratio (DTI), and that you'll typically need to purchase private mortgage insurance when making a lower down payment.

    Government-Backed Loans

    There are a variety of government-backed loans available, which can offer advantages for military members, first-time buyers, and more. The most common types of government-backed loans are:

    • FHA loans are insured by the Federal Housing Administration. These typically offer lower down payment and credit score requirements, making them a popular choice for first-time buyers.

    • VA loans are backed by the Department of Veterans Affairs and are available to those who are currently serving or have served in the military. They offer no down payment requirement or mortgage insurance requirement, but they must be used for a primary residence.

    • USDA loans, backed by the Department of Agriculture, have lower credit score requirements, no down payment, and lower income requirements. They can only be used for a primary home, and are only available in certain rural or suburban areas.

    Searching for a home you love that also fits your financial goals? Our local team is here to help with all of your real estate needs. Contact us to buy and sell homes across Florida communities.

    ]]>     <![CDATA[From Listing to Closing: The Ultimate Home Seller's Checklist]]> Selling a home is a complex process, and it can easily start to feel overwhelming if you try to tackle everything at once. Planning ahead is essential to managing the home-selling process, with the steps you take to prepare paving the way to less stress and more success as you progress through the process. Our real estate agents are here to help you prepare, with our checklist that covers the selling process from start to finish.

    From Listing to Closing: The Ultimate Home Seller's Checklist

    Clean and Declutter the Home

    Cleaning and decluttering your home is often quite an involved process, especially if you've been living there for a while. So it helps to get started early once you know you plan to sell, and tackle it step-by-step. Cleaning is essential for making sure that the home looks and smells its best for buyers, while decluttering will make it easier for buyers to imagine their own lives in the home.

    Make Necessary Repairs

    Depending on the current condition of the home, it may need significant work before sale, or it might need little if any. One way to find out is by having a pre-listing inspection, which can help you identify any serious issues that will have to be repaired before you can sell the home. Generally, anything that presents a significant safety issue will need to be addressed. Make sure small things like leaky faucets or broken light fixtures are repaired, as well.

    Consider Curb Appeal

    Buyers start forming an opinion on a home as soon as they arrive at the curb, which is why curb appeal is so important to consider when selling your home. Here are a few easy steps you can take to boost curb appeal:

    • Clean and declutter your yard. Just like inside the home, clean presentation matters to buyers when they arrive.

    • Trim hedges and trees. If your yard requires more significant landscaping work, hiring the pros can help you maximize curb appeal.

    • Check that the front door is in great shape. It might need fresh paint, fresh fixtures, potted plants, or other décor to make it feel as inviting as possible.

    Find a Great Real Estate Agent

    Whether you've sold a home before or are doing it for the first time, your real estate agent should be your best advocate during every step of the process. Invest time in learning about agents, ask for recommendations, and take the time to choose the best agent for your needs. From marketing the home to managing closing day, your agent will be with you every step of the way.

    Make Your Marketing Shine

    Work with your agent to make sure your marketing looks great. This will include getting high-quality photos of the home, planning open houses, arranging showings, and more. You might consider additional steps, like staging the home or setting up a virtual tour.

    Prepare for Closing

    After your agent helps you attract a buyer and handle negotiations, it will soon be time for closing day. Your agent can help you gather the necessary documentation, review it, and be prepared for the big day. You'll also want to gather house keys, garage remotes, access codes, and anything else used to access the home. Make sure that you're prepared for your own move, as well. Schedule movers if needed, cancel utilities, and make your final preparations.

    Ready to sell your home? Our local team is here to help you achieve your real estate goals. Get in touch for all the help you need to sell your current home and shop for your next one.

    ]]>     <![CDATA[Real vs. Virtual Staging: Which Sells Homes Faster]]> In the past, the only choice with staging a home was whether or not to do it at all. With the rise in popularity of virtual staging, you now have a new option. But is virtual staging really a better option than real staging, and how do both options compare? Our real estate agents have more on the advantages of real versus virtual staging, including the key factors that can help you sell your home faster.

    Real vs. Virtual Staging: Which Sells Homes Faster

    First, a quick summary of both options. With real staging, a home stager will bring in furniture and décor to stage the home, to make the property as appealing as possible for buyers. With virtual staging, everything is done digitally. The home is staged virtually, so there's no real furniture involved. Virtual staging looks just like the real thing when viewed online, and the process is handled by virtual staging experts.

    The Pros and Cons of Real Staging

    The key advantage of real staging is that it enhances the appeal of the home during showings and open houses, when potential buyers visit the home in person. With real staging, the home will be fully furnished and decorated when buyers arrive. However, real staging also comes with some drawbacks:

    • It's more expensive than virtual staging. In addition to paying the home stager, you need to account for the manual labor involved, rental fees, furniture delivery, and setup.

    • Real staging is more time-consuming and can take anywhere from a few days to multiple weeks. There's also more potential for delays due to the need for furniture rentals and coordinating manual labor.

    • If you'll be living in the home while listing it, real staging can make that more difficult. Real staging can also require ongoing maintenance, depending on how long the home takes to sell.

    The Pros and Cons of Virtual Staging

    Compared to real staging, the potential downside of virtual staging is that it doesn't account for when buyers come to see the home in person. The impact will depend on how much you're planning to market the home in person. However, virtual staging also has some major advantages that make it well worth considering:

    • Virtual staging is significantly more affordable, which typically leads to a much higher ROI relative to real staging. There are no labor costs, no furniture rental costs, and no worries about ongoing maintenance.

    • Virtual staging is also typically much quicker than real staging, and can be done in as little as one or two days.

    • Virtual staging doesn't interfere with your life if you'll be living in the home while listing it. Everything is handled online, so you don't have to worry about the disruption of staging or the stress of keeping the staging maintained.

    The Bottom Line on Staging Your Home

    For many sellers, the substantially lower cost, higher ROI, convenience, and online marketing appeal of virtual staging make it the preferred choice for selling your home faster. Given that the overwhelming majority of homebuyers from all generations start their search for a home online, virtual staging is often a natural fit. The main use case for real staging is when you're expecting to market the home primarily through open houses and showings. The appeal of a fully-furnished and well-staged home can make a big impact when buyers see it in person.

    We get you sold, and we make it feel simple.
    Talk with our listing experts and see how the Keyes difference can elevate your sale. Contact us today.
    ]]>     <![CDATA[Top Mistakes Buyers and Sellers Make During a Florida Closing]]>

    Closings are exciting milestones, but in Florida, they can also be confusing. One major difference? Who pays for title insurance, and who selects the title company. In Miami-Dade and Broward, it's typically the buyer. In Palm Beach, it's usually the seller.

    Understanding these local details helps you avoid unnecessary stress. Here are a few common mistakes to watch for when closing on a home in Florida.

    Waiting Until the Last Minute to Review Documents

    Buyers often miss loan or escrow errors, and sellers can overlook charges that affect their payout.
    Tip: Request your Closing Disclosure and settlement statement several days before closing so you have time to review everything carefully.

    Underestimating Closing Costs

    Closing costs can range from 2% to 5% of the purchase price.
    Tip: Ask your title company for an early estimate or use a title quote tool to get a realistic idea of your costs or net proceeds.

    Ignoring Wire Fraud Risks

    Wire fraud is a growing issue in Florida real estate.
    Tip: Always verify wiring instructions directly with your title company using a trusted phone number—not email.

    Why Local Expertise Matters

    Each county has its quirks—from condo closings in Miami to luxury estates in Palm Beach. Partnering with a local expert like HomePartners Title, which understands the nuances of Florida transactions, can make all the difference in avoiding delays and protecting your investment.

    Read the full article on HomePartners Title for more in-depth insights: The Top 5 Mistakes Homebuyers and Sellers Make During a Closing in South Florida



    The Keyes Company has a business relationship with HomePartners Title. Because of these relationships, referrals may provide Keyes Company and its owners a financial benefit. You are not required to use the listed provider as a condition for settlement of your loan or the purchase, sale, or refinance of the subject property. For more information, visit keyes.com

    ]]>     <![CDATA[Q4 2025 Luxury Report: High-End Single-Family Transactions Jump Across South Florida]]> South Florida's luxury market demonstrated a continued return to pre-pandemic equilibrium during the third quarter of 2025, according to The Keyes Company and Illustrated Properties' latest Luxury Market Report. The region's high-end single-family sector enjoyed notable year-over-year gains in $1 million-and-up single-family transactions.

    Across Miami-Dade, Broward, Palm Beach, the Treasure Coast, and Southwest Florida, luxury single-family sales jumped 6.2% year-over-year to 3,589 in the third quarter of 2025. Palm Beach County, Southwest Florida and the Treasure Coast drove the region's overall uptick. However, the high-end condominium sector saw a 6.3% year-over-year decline in transactions to 980.

    Luxury pricing continued Q2's positive year-over-year trends thanks to consistent buyer demand. The region's average single-family sales price managed a fractional year-over-year increase to $2.35 million, so the overall transaction gain was not a result of pricing reductions. The average condo sales price rose 2.8% year-over-year to $2.34 million (almost identical to the average single-family sales price), as luxury buyers will pay premiums for high-end condos, especially in brand-new waterfront buildings.

    "The local luxury market was defined by sustained demand in the third quarter of 2025," Keyes President Christina Pappas said. "The appetite for high-end South Florida single-family homes and condominiums remains robust and largely resistant to price increases."

    Other key findings in the third-quarter luxury report include:

    • Miami-Dade and Broward counties managed to post year-over-year luxury condo sales gains despite the regional drop in $1 million-and-up transactions, with Miami-Dade increasing 1.8% and Broward posting a 30.2% surge.
    • Southwest Florida was the second quarter's biggest year-over-year gainer in average luxury single-family pricing. In the third quarter, its average sales price stayed flat, but it recorded a substantial 14.9% year-over-year surge in $1 million-and-up single-family transactions to 1,461.
    • The Treasure Coast led the way with a 28.6% year-over-year jump in luxury single-family sales and 15.5% increase in average luxury single-family sales price, but it is important to note that the region has very little high-end inventory.

    The top five states for incoming third-quarter buyers were New York, Illinois, Michigan, Ohio and Pennsylvania.

    "We are fortunate to have a healthy and relatively balanced high-end residential market," Keyes/Illustrated CEO Mike Pappas said. "Opportunities are abundant for luxury sellers and buyers alike as we close out 2025 and look ahead to 2026."

    ]]>     <![CDATA[Industrial Boom in Florida: Ports, Logistics, and E-commerce]]> Did you know that Florida is experiencing an industrial economic boom? Florida has shown strong growth in a variety of key industrial sectors. These include ports, logistics, and e-commerce, all of which are helping to drive Florida's strong industrial growth. Our real estate agents have more on the industrial boom in Florida, the key sectors for growth, and how it could impact your commercial real estate plans.

    What to Know About Florida's Industrial Growth

    A Boom Fueled By a Growing Population

    One key trend driving the industrial boom is that Florida consistently ranks as one of the fastest-growing states in the country, significantly outpacing the national average. This is driven partly by immigration from other countries, especially in South Florida, but also due to residents and businesses moving here from other states.

    According to Census data, the national population grew by 0.98 percent from 2023-24, with a total population of 340.1 million. Florida is the third-largest state, with a population of 23,372,215 according to 2024 Census data. Florida's population growth of 2.04 percent in 2024 was more than double the national average, and it's not just a recent trend. Florida's population grew by 2.35 percent in 2023 and by 2.51 percent in 2022.

    How South Florida Is Growing Across Industrial Sectors

    South Florida has been at the center of the industrial boom, with Miami's ports, freight logistics, and e-commerce strength all playing key roles. As an international hub, Miami attracts both business and new residents from around the world. According to Collier's, multi-national corporations are still signing leases for significant industrial facilities in Miami, Broward, and South Florida overall. The presence of large, multinational corporations brings significant financial benefits, including investment in new construction and upgrades to existing industrial facilities.

    Strong Infrastructure Drives Economic Growth

    Florida's ports, highways, and wide-ranging industrial facilities all play key roles in providing the infrastructure that keeps the state and its industrial sector growing year after year. With access to major highways, cold-storage facilities, shipping, ports, and logistics, it's simply easier and more efficient to do business in Florida than it is in many other states. This also means that you have many Florida communities to choose from when deciding where to do business, from charming smaller towns close to major highways to large, urban cities that double as international logistics hubs.

    Why E-Commerce Is Thriving in Northeast Florida

    While South Florida often grabs the headlines, it's far from the only place in Florida where e-commerce is thriving. Jacksonville's JAXPORT is an international trade seaport, offering a full suite of solutions for the shipping and logistics needs of huge national and international businesses. The facility offers faster speed to market, international shipping, storage, skilled labor, and logistics, all at competitive rates. This has helped JAXPORT attract major brands with huge customer bases, including Amazon, Fanatics, ULTA, Coach, and many more.

    Continued Growth Helps Fuel Florida's Future

    The growth that Florida has experienced in recent years is largely expected to continue, with a predicted population growth of 1.4 million new residents by 2030, which significantly outpaces the national average. Continued population growth helps to drive economic growth, with Florida's employment rate, real GDP, and personal income per capita expected to trend ahead of national averages in the coming years, while unemployment is expected to remain below the national average.

    Your Business Deserves the Best

    From logistics hubs to e-commerce centers, our team at Keyes Commercial delivers expert guidance and personalized service every step of the way. We'll handle the details so you can focus on growing your business. Contact us today.
    ]]>     <![CDATA[Why Inspections Matter in Commercial Real Estate]]> Just as with any real estate purchase, a property inspection is an essential step. A commercial real estate inspection helps uncover potential issues, prevents unexpected costs, minimizes risk, provides peace of mind, and can even give you leverage for negotiating with the seller. Our real estate agents have more on why you shouldn't overlook the importance of inspections in commercial real estate.

    The Importance of an Inspection

    Safety and Compliance

    Safety and compliance often go hand-in-hand in real estate. A commercial real estate inspection can help with both. Fundamentally, you want to make sure that the building is safe for customers, employees, and tenants. An inspection can uncover problems such as structural damage, electrical hazards, and plumbing issues, all of which can pose significant risks.

    Compliance touches on many matters involving safety, and also deals with building codes generally. Ensuring that a building is up to code is essential. If it's not up to code, an inspection can tell you where the building is lacking, and give you a baseline to determine how much it would cost to bring the building up to code.

    Assessing the Value of the Property

    Appearances can give you a strong impression in commercial real estate, but it's impossible to know the true value of the property without a thorough inspection. An inspection gives you a firm understanding of the property's condition, which is key to determining its true value. If the building requires repairs to address issues or updates to bring it up to code, an inspection allows you to factor these into your negotiations for purchasing the property.

    Avoiding Unexpected Costs and Delays

    Without an inspection, it would be easy to miss potentially costly issues with the property, like foundation problems, structural problems, or poor code adherence. Purchasing a property without understanding the scope of these issues would leave you guessing at what additional costs you might incur after purchasing the property. Understanding all associated costs allows you to make an informed decision on whether the property is worth your investment.

    It's not just a financial matter, either. Whether it's you or a tenant getting set up in a new commercial space, construction to address unforeseen issues can cause major delays in getting your project off the ground. Better to know exactly what you're getting into beforehand, so you can plan accordingly.

    Anticipating Future Costs and Proactive Maintenance

    In some cases, an inspection may reveal something that's not a substantial issue now, but could become one in the future. Since commercial properties are often long-term investments, it's helpful to know what upgrades and repairs you might need to make over the 3 to 5 years after purchasing the property. In some cases, it can also be much more affordable to repair a small problem right now, rather than letting it spiral into a larger, more costly issue in the future. This type of proactive maintenance can help keep costs down and ensure smooth operations for the property's occupants.

    Negotiating Leverage

    Commercial real estate success starts with insight, and inspections are the first step toward investing with confidence. At Keyes Commercial, we combine nearly a century of expertise with personalized guidance to help you make informed decisions, minimize risk, and maximize return. Let our experts handle the details so you can focus on what's next for your business. Connect with Keyes Commercial today and invest with confidence.
    ]]>     <![CDATA[Investing in Florida Retail Space: What's Hot This Year]]> With consistent population growth, high demand in key retail sectors, and highly desirable retail locations from Miami Dade to Palm Beach, Florida offers a wide range of exciting opportunities for investing in retail space. Whether you're considering retail space in Broward or another great Florida community, it's important to keep the latest trends in mind. Our brokers have more on hot trends and key facts to consider when investing in Florida retail space this year.

    Trends to Know About: Florida Retail Space

    South Florida Market Overview

    CRE Daily reports that South Florida retail vacancies ticked upward in Q2 2025, particularly in Miami-Dade, Palm Beach, and Broward. The shift has pushed asking rents down in Miami-Dade and Palm Beach, while Broward has seen rents rise slightly despite higher vacancy. At 5%, however, South Florida's overall vacancy rate still outperforms the national average of 5.8%.

    High-Demand Retail Sectors

    With a mix of highly populated communities and tourist-heavy destinations, Florida is an appealing location for a variety of high-demand retail sectors. Experiential retail has grown more popular in recent years, with places like entertainment venues, specialty food halls, and boutique fitness centers offering appeal for both residents and visitors. The popularity of quick-service restaurants (QSRs) with drive-thru and curbside options also makes them a natural fit.

    As service-oriented retail continues to surge due to e-commerce-resistant demand, this sector also holds appeal in many Florida communities. Businesses like urgent cares, medical clinics, pet care facilities, and salons allow you to tap into service-oriented markets, attracting tourists and residents.

    Location Hotspots

    One advantage of investing in Florida retail space is that you're not just marketing to locals. Tourist-heavy communities in Florida provide consistent foot traffic, allowing you to attract both tourists and local customers. Cities like Orlando, Tampa, Miami Beach, and Naples each come with their own atmosphere, high-demand sectors, and strong local markets, along with a steady stream of visitors year-round.

    Impact of Population Growth

    When you're investing in a retail space, you're not just thinking about the present. Florida consistently ranks as one of the fastest-growing states in the country by population growth, with a steady influx of new residents from both other states and international sources. This continued in-migration boosts consumer spending, supporting retail tenants and helping to unlock long-term success.

    Challenges to Watch

    While there are many advantages to investing in Florida retail space, there are challenges to watch here as well, like anywhere else. This includes increases in construction costs, which can cool development on new retail spaces. Rising interest rates can impact your investment in a variety of ways, including their impact on cap rates. Some traditional retail spaces also face increased competition from mixed-use developments.

    Investor Appeal

    Overall, the advantages of investing in Florida retail space significantly outweigh the challenges. Advantages include net lease (NNN) opportunities, which offer predictable cash flow and shift responsibility for many operating expenses to the tenant. With strong population growth and growing communities, Florida also offers many opportunities to invest in small strip centers and neighborhood retail spaces as communities grow.

    When you're ready to invest in your next Florida retail space, our local team is here to help you accomplish your commercial real estate goals. Contact us for all of your commercial real estate needs in Florida communities.

    ]]>     <![CDATA[Commercial Real Estate Trends in Miami and Palm Beach]]> Miami-Dade and Palm Beach both offer excellent opportunities for investing in commercial real estate, each with its own advantages for investors. With strong trends in the present and appealing growth from a variety of sources, investment opportunities abound in both communities. Our brokers have more on commercial real estate trends to look out for in Miami and Palm Beach.

    Commercial Real Estate Trends in Miami and Palm Beach

    Market Overview

    As demand for premium office space, retail experiences, and hospitality continues to rise, both Miami and Palm Beach offer wide-ranging appeal for investors. Miami is one of America's true international gateway cities, attracting investment from international buyers, especially from Latin America and Europe. Palm Beach, meanwhile, is evolving into a financial hub, attracting powerhouse firms from NYC and beyond. With increased high-net-worth migration, Palm Beach offers opportunities for investing in office space and premium, luxury retail experiences, as well.

    Office Space

    One trend to keep an eye on is the rising demand for premium, Class A office space in Miami, especially in Brickell and Downtown. This trend extends to premium retail space as well, especially in affluent communities and neighborhoods. Demand for office space in West Palm Beach is strong as well, with its status as a growing finance hub attracting a variety of hedge funds and investment firms from New York City.

    Industrial & Logistics

    With ever-growing populations and intense retail demand, both the Port of Miami and Port of Palm Beach play key roles in driving demand for warehouse/distribution spaces. Last-minute delivery facilities are a natural complement to other logistics facilities that cater to e-commerce growth.

    Retail Trends

    When it comes to retail trends in Miami and Palm Beach, think luxury. Here are a few reasons why:

    • The demand for premium retail space continues to rise, as both communities attract affluent residents and significant businesses.

    • This has lead to rising demand for high-street retail, with luxury corridors like Worth Avenue in Palm Beach and Lincoln Road in Miami serving as prime examples.

    • The demand for experiential and luxury retail applies both to affluent residents and the many tourists who visit these communities seeking luxury experiences.

    Hospitality & Mixed-Use

    The luxury trend continues with hospitality and mixed-use developments. Luxury hotels and premium, branded residences blend upscale hospitality and amenities with residential investments. In walkable communities, especially mixed-use developments, office, retail, and residential spaces are integrated. Buyers in these sectors include institutional investors, REITs, and international buyers.

    Regulatory & Development Factors

    As both communities continue to evolve, keep an eye out for zoning changes that are made to encourage redevelopment. These changes can open up great new opportunities, especially in communities where space for development is limited. Sustainability mandates continue to play a role in development, and the popularity of LEED-certified buildings in Florida communities remains strong.

    Challenges

    While the outlook is very positive overall, there are always challenges to consider, too. These include limited available land in some prime locations in both communities. Climate resiliency is a factor to consider for the future, as are insurance costs, which climate concerns can impact.

    Outlook

    Overall, the outlook remains very strong for commercial real estate in Miami and Palm Beach. Expect Miami to continue as a global gateway market, attracting investment and population growth from around the world, especially Latin America. Palm Beach, meanwhile, continues to establish itself as a true powerhouse in the world of finance.

    Whether you're shopping in Miami, Palm Beach, or Broward, our local team is here to help you accomplish your commercial real estate goals. Contact us to buy and sell commercial real estate in Florida communities.

    ]]>     <![CDATA[How Zoning and Permitting Are Shaping Florida's Commercial Development Landscape]]> An understanding of Florida zoning laws and permitting procedures is essential for smooth progress in any commercial real estate project. Each jurisdiction establishes its own zoning laws, so you might experience different codes in Miami-Dade than you would in Palm Beach or Broward when planning a project. Our brokers have more on how zoning and permitting in Florida can impact your next commercial real estate project.

    Consistently strong population growth and economic development have long made Florida an attractive choice for commercial real estate development. Commercial development opportunities abound from large, dense urban environments like Miami to small/mid-sized cities, and even in more rural communities. As commercial real estate needs evolve, you'll also find opportunities to embrace trends like mixed-use developments, logistics hubs, retail/residential hybrids, and more.

    The Essentials: Introduction to Zoning in Florida

    Zoning codes dictate how land is developed in specific zoning areas, including these common zoning types:

    • Commercial
      Florida communities typically have varying types of commercial zoning for businesses, including C-1 for smaller businesses of limited size, C-2, which falls in the middle, and C-3 for larger commercial enterprises.

    • Industrial
      Industrial zoning can also vary by location, with areas designated for Light Industrial zoning and Heavy Industrial zoning, as well as Specialized Industrial Zones. Environmental impacts can play a significant role in industrial zoning.

    • Mixed-Use
      Most commonly, mixed-use zoning in Florida allows for properties that have a mixed residential/commercial use. In rarer cases, mixed-use can also allow for industrial development.

    • Special Use or Overlay Districts
      Florida communities can also have special use or overlay districts, which vary by community. These districts can be used to promote economic development, attract specific industries, or drive growth.

    If the current zoning of the property doesn't fit the needs of your project, you can apply for zoning variances and exceptions. These often involve public hearings and significant paperwork, but can ultimately lead to changes to the current zoning to fit your development needs.

    Local Jurisdictional Differences in Zoning

    It's crucial to remember that there's no one-size-fits-all rule for zoning in Florida. Each jurisdiction sets its own zoning codes, which means zoning codes vary by county and city. For example, jurisdictions closer to the coast, like Miami-Dade or Collier County, typically restrict what can be built near sensitive environmental areas. Other variations include special use or overlay zones, like the Innovation Way initiative from Orange County. Remember that it's essential to contact the local planning or zoning department early in the process, so that you can plan with local zoning in mind.

    The Importance of Working with Local Experts

    Partnering with experienced commercial real estate professionals is one of the most effective ways to move your project forward. The right team can connect you with zoning consultants and land use attorneys who provide valuable insight on local requirements, while also guiding you through critical steps like pre-application meetings with planning departments. With trusted Keyes Commercial experts by your side, you gain clarity, confidence, and a smoother path to success.

    A Brief Look at the Future of Florida Development

    Florida's steady population growth, expanding economy, and community-driven incentives continue to create a thriving landscape for commercial development across the state. At the same time, developers are placing greater emphasis on resilient, future-ready projects that balance opportunity with sustainability, addressing challenges like hurricanes and climate risk while strengthening communities.

    With Keyes Commercial, your vision meets expertise. From Miami-Dade to Palm Beach and Broward, we navigate the complexities of commercial real estate to deliver the best outcomes for your business. Connect with our Keyes Commercial experts and move your project forward with confidence.

    ]]>     <![CDATA[Q3 2025 Luxury Report: South Florida Prices Rise in High-End Market]]> The wait continued for any buyer expecting an actionable drop in pricing during the second quarter of 2025, according to The Keyes Company's latest Luxury Market Report. Both the region's high-end single-family and condominium sectors experienced year-over-year pricing increases, with Palm Beach County leading the way.

    Across Miami-Dade, Broward, Palm Beach counties, the Treasure Coast and Southwest Florida, the average luxury single-family sales price rose 9.3% year-over-year to $2.91 million in the second quarter of 2025, while the average high-end condominium price increased 4.8% to $2.54 million.

    Palm Beach County led the tri-county area's growth, with a 10.6% increase in the average single-family sales price to $3.23 million, and a 13.2% increase in the average luxury condo sales price to $2.7 million. Southwest Florida was the biggest year-over-year gainer in luxury single-family pricing among all territories tracked in the report, with a 22.2% surge to $3.01 million.

    "We are settled into what we would call a 'normal' luxury market, especially when compared with the unsustainable peak experienced at the beginning of this decade," Keyes Properties President Christina Pappas said. "Domestic migration demand drivers remain strong, which is maintaining the upward pricing trend."

    The region's total $1 million-and-up single-family transactions declined by 10.9% year-over-year to 3,151 in the second quarter of 2025. Luxury condo sales dropped by 12.8% year-over-year to 1,209.

    Other key findings in the second-quarter luxury report include:

    • Miami-Dade County's luxury condo prices kept rising (6.1% year-over-year to $2.85 million) despite a year-over-year decline (-10.9% to 506) in transactions, while its high-end single-family sector saw slight pricing attrition during the second quarter (-3.4% year-over-year to $2.95 million).
    • Broward County's luxury single-family market enjoyed a 25.8% surge in $1 million-and-up sales from the first quarter of 2025 to the second quarter, and a 9.3% year-over-year increase in average sales price to $2.15 million. The county's high-end condo sector gained 2.5% in total transactions (122) from the previous quarter.
    • The Treasure Coast luxury residential market again experienced year-over-year gains in total single-family and condominium sales during the second quarter of 2025. On the high-end single-family side, total transactions increased by 3.2% year-over-year to 97, while condo sales surged by 42.9% to 30. The average sales price followed suit, rising 6.6% year-over-year to $3.58 million for single-family homes and 40.1% year-over-year to $2.14 million for condos.

    The top five states for incoming second-quarter buyers were New York, Ohio, New Jersey, Illinois and Massachusetts.

    "As long as South Florida's luxury market remains a value proposition for buyers from high tax states, our region's outlook will remain extremely positive," Keyes/Illustrated CEO Mike Pappas said. "Abundant opportunities exist for both buyers and sellers in the high-end sector."

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