r/FloridaRealEstate

I’m an MLO looking for feedback on a co-marketing idea with realtors.

With the realtor’s permission, I’d run paid Facebook/Instagram ads using one of their listing videos. I would cover the ad cost, and the ad would give extra exposure to the realtor and the property.

I would help filter the leads: pre-approved buyers go directly to the realtor, and buyers who are not pre-approved yet would work with me on the financing side.

Has anyone tried something like this? Any advice on how to approach realtors the right way?

Location: Florida

A Palm Beach estate at 350 Island Road just traded for $35M all-cash, and the part I find interesting is that the value looks much more tied to the lot than the existing house.

The property has about 0.8 acres and 107 feet of Intracoastal frontage. At that tier, buyers are often underwriting privacy, frontage, lot shape, and rebuild potential more than finishes or current square footage.

Curious how people here think about teardown value in Florida luxury markets. At what point do you stop comping the house and start comping the dirt?

We’ve walked 300+ open houses this year across Miami, San Francisco, the Bay Area, and LA - and we’re heading out again this weekend.

The biggest lesson: if you walk the right open houses, you learn the market faster than almost anywhere else. You see what buyers actually value, what sellers are overpricing, which renovations matter, and what listing photos quietly hide.

In our latest video, we compare Miami and San Francisco using real listings we track. Miami has plenty of homes sitting, cutting prices, and waiting. The Bay Area is a different animal - many homes we walked already sold, often above asking.

Same process. Two very different markets.
Full breakdown: https://youtu.be/pMPzVPJpaQM

Curious - do you treat open houses as market research, or just weekend real estate theater?
This week we are in Coconut Grove / Coral Gables / Pinecrest

https://preview.redd.it/tkqgpxc2huah1.png?width=1024&format=png&auto=webp&s=912737eaa38a2b9779f9c948ef5cf61decf8c079

For those who buy wholesale deals, do you invest in smaller, lower-income towns, or do you mainly stick to larger cities?

If you do buy in smaller markets:
What makes a town worth investing in?

At what point is the population just too small?
Is it harder to find buyers, or are there simply fewer good deals?

Is driving for dollars still a good strategy in those markets?

Just curious what your real-world experience has been. I’d rather hear from people actually buying deals than general advice.

Of all the 17 million dollar listings this apollo beach one kind of makes sense to me. it sells fully furnished, deep water access, and its priced for what it is instead of for an address youre overpaying for.

Rare to see a trophy home where the number isnt pure ego.

still not buying it, but i respect it.

When buyers look at Miami pre-construction, the developer name is usually one of the first things they ask about. I think it matters, but only as a first filter.

A large delivery record can make financing, appraisal confidence, and closing risk easier to understand. It still does not answer the project-specific questions: escrow terms, named partners, delivery timeline, HOA structure, reserve exposure, and what the contract actually says if timing changes.

For a project from a well-known developer, would you treat the name as a major risk reducer, or would you mostly ignore it and focus on the specific deal terms?

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Seeking advice on the easiest way to get a name changed on a title/deed for a property that I own near Orlando. Property is held in my IRA. No transaction or transfer of the property will be involved and only changing of the name of the current IRA custodian to a new IRA custodian and I will remain as the FBO.

I was told that this is something that needs to be handled by an attorney and not by a title company. That said, are there other alternatives for getting this taken care of?

Appreciate any advice from this community.

Vets only who have knowledge and experience in this.

Is it possible to build multi unit (4 units) in Florida?

I want to potentially build in the future in Florida because from what I hear it’s hard to find multi units in great areas. Is that true? And is there trusting lenders out there?

For those who’ve been wholesaling for a while…
What are some real-life stories of sellers you’ve bought from?

I’m trying to understand what was actually going on in their lives that made them decide to sell to a wholesaler instead of listing with an agent.
What situations come up over and over?

What surprised you the most when you first started?
I’d appreciate hearing some real experiences.

I am a first time home buyer and we are in escrow on our first home in FL. The house is 30 years old and on the listing and the city website it says it’s block, but during the inspection we discovered it is actually WOOD FRAME. I’m a wreck. I loved this house and it’s in our budget but I feel absolutely bamboozled. Just looking for opinions here. We are already getting $10k toward closing. Can we ask for more?

Hello all. My wife and I will be looking at buying our first home in the next 6-7 months in the Miami Fl area (Kendall). Our gross is about 24k a month, so looking in the 600-700k range, possibly higher if it’s a home that truly has most of what we want.

It seems that many listings in this price range and around 800k have been sitting for a while, 30-60 days or more, and new listings are lower than usual instead of the initial absurd asking price which has resulted in a few of them going under contract quickly. Also, we’ve noticed that in many of our saved listings, the ultimate sold price in almost all of them have been lower than the asking. Of course, this is trusting Zillow and realtor app information. I feel that in the last few years these homes would’ve been sold quickly and not be sitting for so long, but correct me if I’m wrong. It seems that it has flipped into a buyers market in the last year or so and especially now. Many listings have several price cuts, some even within one month.

I guess my question is, do you all think this trend of lower prices is going to continue in this market/price range? There are a few properties that we really like and would be able to buy now, however, we currently rent and would have to break the lease which is about and extra 6k and I would hate to give them a dime more than I have to. Also, we are using these next 6 months to really pay down any remaining debt we have, though we aren’t worried about getting approved. I’m worried that something will change again and that in 6 months it will become a sellers market when it seems right now many sellers are willing to negotiate and give concessions.

Thanks!

Where should I get some quotes for home insurance?

I’ve tried Kin and Allstate so far. Kin was higher than Allstate.

I am a first time homebuyer and would like to shop around.

I work from home. Can be anywhere. Choosing to leave Atlanta and move to the beach. My house is already sold, so my clock is ticking. Single guy, 39. Into dog stuff, longboarding, hot yoga, sports, etc. I love the beach town vibe of jax beach. I like the St Pete pier and beaches, but the neighborhoods are tired to me. I did offer on one there though. St pete may be too liberal for me, but i like the social access. Sarasota was pretty but felt old (people). Looked at Lakewood ranch and loved it, but 45 to the beach is whack. I like the warmer weather there. If you are outside of jax and pinellas and have the following, i can sign and close in about two weeks. Budget: $550,000-$700,000 I want:
3/2 or 4/2- 1500-2500 sq ft.
Yard for 2 dogs (turf will increase likelihood of offer)
Pool (covered preferred)
Turnkey/updated
Curb appeal
Within ten minutes of hot yoga, gyms, and “stuff”
15 minute range of beach (if outside, only barely)
Community of professional, active, single women 30’s/40’s
Walkable stuff nearby
Cool house
I would love to need a golf cart to get around, but not essential

If it doesn’t have one or two of these, the rest better blow me away.

No:
Bad lots
Ugly outside or inside. (Classy, nice, with a cool factor.)
Terrible yards
“Old” or family neighborhoods as much as possible.
Inland. I’m moving to the beach, period.

I know it exists because I’ve found two very close to that description already

So you can see my taste, offers ive made so far were on:
18 ladyfish st ponte vedra beach (needs a new garage door and some front landscaping- but turfed, 2 car, pool, golf cart worthy, 5 min from beach)
3698 61st way n st pete (my favorite exterior and the converted pool and turf made it an easy offer. 15 to downtown st Pete, 15 to st Pete beach)***FIND ME THIS HOUSE SOMEWHERE COOL ***
13001 trave way jacksonville (i hate builder grade tile but amenities were great, house was nice, dedicated office, big garage, central location)

Don’t spam me with garbage. I’ve tried to be as specific as possible. I spent three weeks driving around looking at places. I just need to find a house that somebody can get under contract. I appreciate any good leads!

I’ve been spending a lot of time working with local public records lately, including code enforcement cases, tax delinquent properties, liens, ownership research, mailing addresses and appraiser data.

A lot of people say, “Just build your own bot.” In my experience, getting something to work once isn’t the hard part. Getting it to work consistently is a completely different challenge.

Every county and city seems to have a different system. Portals get updated, websites change layouts, exports break, fields move around, and suddenly you’re spending time fixing things instead of talking to sellers.

Then there’s the cleanup side. Matching records, finding owner and mailing information, checking parcel details, and turning raw public records into something actually usable for outreach takes a lot more time than I expected.

I’m curious how other investors are handling it.
Are you still pulling and cleaning your own local lists, using a VA, buying lists from a provider, or paying someone to handle the research?

What made you decide to keep doing it yourself or outsource it?

Current insurance has almost tripled in five years, so I’m trying to shop around and see what realistic options are out there.
Looking for recommendations for a good homeowners insurance company or broker for a house in South Florida, specifically Boca Raton.
No flood insurance needed - just regular home insurance.

Would appreciate recommendations based on actual experience: fair pricing and responsive service.