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Ask The WizardThe Q&A Library · Ask The Wizard
Buying, selling, financing, taxes, insurance, condos, new construction, investing, senior transitions, relocating, and the market from the Treasure Coast to South Florida. Search the library below or ask Michael "Wiz" Wisniewski your own question for a personal answer. The first strategy call is always free.
Three numbers frame most of the questions here: Florida is home to more than 5.1 million residents age 65 and older, about 21.8% of the state's population, per the U.S. Census Bureau; Florida's statewide median single-family sale price was $413,990 at the end of 2025, per Florida Realtors; and the average 30-year fixed mortgage rate was 6.76% in mid-September 2026, per Freddie Mac. Wiz answers the questions those numbers create, every week.
Last updated: September 2026
Welcome to Ask The Wizard
Michael "Wiz" Wisniewski is The Life Transition Specialist and a Certified Real Estate Planning Advisor and Certified A.I. Real Estate Advisor with The Complete Real Estate Team, powered by Dalton Wade Real Estate, serving the Treasure Coast to South Florida. He has been a fix-and-flip investor, land developer, home builder, property manager, and real estate agent, so he has experienced nearly every side of real estate and guides clients through life's transitions with ease.
This library holds 189 of the questions Wiz answers every week, organized like a library, not a wall. Browse a category, search the whole page, or ask your own question and get a personal answer. Talk Soon.
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189 questions
Category 01
Shop with a plan that ties the purchase to your long-term goals.
Buying a home in Florida comes with its own process, its own contracts, and its own hidden costs. These are the questions Wiz answers every week for buyers from the Treasure Coast to Miami-Dade, from pre-approval to the closing table.
You are not legally required to use a buyer’s agent, but nearly every Florida buyer works with one. Since the August 2024 rules, you sign a written buyer brokerage agreement before touring homes, and the agreement spells out how your agent is paid. A local agent who knows the Treasure Coast to Miami-Dade market saves you from overpaying and missing red flags.
Down payments start at 3.5 percent for an FHA loan, 3 percent for many conventional loans, and zero for VA and USDA loans. Florida Housing also offers down payment assistance programs that can cover part or all of it. The right number depends on your loan type, price, and how much you want in monthly payment.
Wiz’s clients typically work in the $350,000 to $3,000,000 range, from first homes to luxury waterfront. Entry pricing is lower on the Treasure Coast, like Fort Pierce and Port St. Lucie, and climbs through Palm Beach, Broward, and Miami-Dade.
Start with a pre-approval, not a guess. Your lender reviews income, debts, and credit to set a maximum, then we add property taxes, insurance, and HOA fees, which matter a lot in Florida. A 15-minute strategy call is a good first step to map the number.
The path runs from strategy call to pre-approval to search to offer to inspection to closing. Florida uses an As-Is residential contract for most sales, with inspection and financing periods you negotiate. A buyer’s agent walks you through each deadline so nothing lapses.
Yes. A pre-approval letter shows sellers you are serious and tells you exactly what you can buy. Without it, you can waste time touring homes outside your reach or lose a bidding situation.
Have two years of tax returns, recent pay stubs, bank statements, and identification ready. Your lender will ask for more based on your situation, such as gift letters if someone is helping with the down payment.
The standard Florida As-Is contract means you buy the home in its current condition, but it still includes inspection and financing periods. You can still ask for repairs or credits during inspections, and you can walk away within your due diligence window. It is not a waiver of inspection.
Yes, always order an inspection during your inspection period. In Florida, also consider a 4-point inspection and a wind mitigation report if you are buying an older home, because they affect insurance and can reveal costly issues.
It is an inspection of the roof, HVAC, electrical, and plumbing, the four systems insurers care about most. Many Florida insurance companies require one on homes older than a certain age, often 20 to 25 years. If systems are dated, you may need a new policy or a higher premium.
A pool is wonderful in Florida but adds maintenance, safety, insurance, and utility costs. Get a pool inspection and factor in the cost of cleaning, chemicals, and resurfacing. It can be a great lifestyle choice, just budget for it.
Check the roof age, the AC age, the breaker panel, and whether the home is in a flood zone. Look for signs of water intrusion and consider the drainage and grading. These hidden costs often surprise buyers.
A typical financed closing takes 30 to 45 days from accepted offer, with cash closings faster. Delays usually come from appraisal, inspection repairs, or lender underwriting. Wiz keeps the process on track so you close on time.
That depends on your timeline, your market, and your rate, not on guessing the bottom. Inventory has been rising across South Florida, which gives buyers more leverage. We look at your numbers and goals, not a crystal ball.
Have a question of your own in buying a home in florida?
Ask Wiz directly by phone at (561) 441-8420 or book a free 15-minute strategy call.
Read the full Buying GuideCategory 02
Honest pricing, real prep, and a plan for your next chapter.
Selling well in Florida means pricing from data, prepping for the inspection, and understanding the fees that eat into your net. Here are the questions sellers across Wiz’s service area ask most, answered straight.
Spring and early summer typically draw the most buyers, but Florida sells year-round thanks to snowbirds and relocations. Pricing and condition matter more than the calendar. We time your listing around your goals and your market.
Use a comparative market analysis of recently sold, pending, and active listings in your neighborhood, not what you hope the house is worth. Honest pricing gets offers quickly; overpricing leads to price cuts and longer market time. Wiz gives you a data-backed number.
Plan on roughly 6 to 10 percent of the sale price, with the agent commission the largest piece (per Zillow and real estate industry estimates). Sellers also pay the documentary stamp tax on the deed, title costs, and prorated taxes and HOA fees. We itemize every dollar before you list.
Focus on what inspections will flag, like the roof, AC, electrical, plumbing, and water damage. Small cosmetic touches help, but you rarely need a full renovation. Wiz gives you an honest assessment of what to fix and what to leave.
Florida charges documentary stamp tax on the deed at 70 cents per $100 of the sale price (per the Florida Department of Revenue), and the seller customarily pays it. On a $500,000 home that is about $3,500. Miami-Dade uses a different rate with a surtax on some transfers.
Staging helps because buyers form an impression in seconds, especially in photos. You do not need to spend a fortune; decluttering, fresh paint, and good photos go a long way. Wiz guides the prep that actually moves the needle.
Look for local market knowledge, a clear pricing strategy, and honest feedback. As a Certified Real Estate Planning Advisor, Wiz also ties the sale to your next chapter, whether that is a trade-up, downsizing, or a move out of state.
It is the estimate of what you actually walk away with after the sale: the price minus commission, taxes, title fees, and payoff of any mortgage. Wiz prepares one before you list so there are no surprises at closing.
It depends on price, condition, location, and season. Well-priced homes in strong markets can sell in days or weeks; overpriced homes linger for months. We adjust strategy with real market feedback, not hope.
No. In Florida’s As-Is contract, you can negotiate, offer a credit, fix select items, or refuse. Buyers can walk during the inspection period if you cannot agree. Wiz helps you decide which fixes protect the deal without giving away your equity.
Remove clutter, depersonalize, and make each room look clean and spacious. Consider a professional stager for key rooms. The goal is for a buyer to picture their life there, not yours.
Your sale can free up equity for a down payment or a trade-up, and it may trigger planning around capital gains. We coordinate the two closings so you are not left without a home or with two mortgages. This is where a real estate plan earns its keep.
A wind mitigation report documents your roof shape, hurricane straps, and openings, and it can qualify a buyer for insurance discounts. Homes with strong wind mitigation sell faster because they are cheaper to insure. Providing one can strengthen your offer.
You can, but FSBO sellers often underprice, overprice, or miss contract and disclosure issues, and they still handle showings and negotiations. The commission you save is often lost to a lower price or a costly mistake. A professional net sheet usually shows the value of an agent.
Have a question of your own in selling a home in florida?
Ask Wiz directly by phone at (561) 441-8420 or book a free 15-minute strategy call.
Read the full Selling GuideCategory 03
Your first home is where most families start building wealth.
The first home can feel like the most intimidating purchase you will ever make. These questions cover the basics every Florida first-timer asks, including down payment assistance, credit, and the buyer brokerage agreement.
Start with your budget and a pre-approval, then a strategy call to set your goals. Most Florida first-timers use FHA at 3.5 percent down, conventional at 3 percent, or VA and USDA at zero. Florida Housing also has down payment assistance you may qualify for.
A down payment is the cash you put toward the price; the rest is the mortgage. First-time buyers commonly put 3 to 3.5 percent down on FHA or conventional loans. Florida Housing programs like FL Assist and Hometown Heroes can help cover the down payment and closing costs.
PMI, private mortgage insurance, is required on conventional loans with less than 20 percent down, and it protects the lender, not you. FHA has an equivalent mortgage insurance premium. You can often drop PMI once you reach 20 percent equity.
It is a Florida Housing program for essential workers like teachers, nurses, police, and firefighters, offering up to 5 percent of the loan in down payment and closing cost help. It funds in rounds and is first come, first served. Wiz can point you to a lender who participates.
FHA loans can work with a score around 580 with 10 percent down, and 620 or higher is typical for conventional. Higher scores earn better rates. Your lender will tell you exactly where you stand.
Budget for closing costs of 2 to 5 percent of the price, plus a cash reserve for repairs, moving, and new furniture. In Florida, also budget for property taxes, insurance, and possible HOA fees in your monthly payment.
Pre-qualification is a quick estimate; pre-approval means a lender has checked your income, assets, and credit and is willing to lend you a set amount. Sellers take pre-approval seriously. Get it before you shop.
Yes, especially in Florida, where inspections, insurance, and flood zones add layers a first-timer does not expect. A buyer’s agent guides you, negotiates for you, and helps you avoid costly mistakes. Under the current rules you sign a buyer brokerage agreement first.
It is a written contract you sign before touring homes that explains how and how much your agent will be paid. The amount is negotiable, and the seller may still agree to cover it as part of your offer. Wiz explains the terms clearly so there are no surprises.
The usual misses are closing costs, moving expenses, immediate repairs, higher insurance and taxes, and HOA fees. In coastal Florida, insurance and flood coverage can be a real budget line. Wiz builds them into your plan from day one.
Yes, condos can be an affordable entry point, especially along the coast. But check the condo association’s finances, reserves, and the building’s milestone inspection status, since lenders now require proof for buildings 3 stories and taller. These can affect your ability to finance.
Many lenders allow a parent or relative to gift part or all of your down payment and closing costs. You need a signed gift letter and proof the money came from the donor. Wiz’s lender partners will walk you through the rules.
Plan for two to four months from pre-approval to closing, longer if you need to build credit or save more. Getting financing and your goals in order early shortens the timeline. Wiz keeps the steps moving.
Have a question of your own in first-time home buyers?
Ask Wiz directly by phone at (561) 441-8420 or book a free 15-minute strategy call.
Read the Florida First-Time Buyer GuideCategory 04
Understand the loan options and the number that matters most.
Your rate and your loan type shape your payment and your future equity for decades. These are the financing questions Wiz and his trusted lender partners answer every day for Florida buyers.
Rates change weekly and depend on your credit, loan type, and down payment. Recently the 30-year fixed has hovered in the mid 6 percent range (Freddie Mac Primary Mortgage Market Survey). The right move is to get current quotes from a lender and lock when the rate works for you.
A fixed-rate mortgage keeps the same interest rate and payment for the whole term, usually 30 or 15 years. It is the most predictable option and the most common in Florida. Wiz can help you compare it with an adjustable-rate loan.
An ARM has a fixed rate for an initial period, often 5, 7, or 10 years, then adjusts periodically with the market. It often starts lower than a fixed rate but carries future uncertainty. It can fit buyers who plan to move or refinance before the adjustment.
For 2025, the conforming limit for a single-family home is $806,500 (per the Federal Housing Finance Agency), the maximum for a standard Fannie Mae or Freddie Mac loan. Above that, you are in jumbo territory with different terms. It matters for higher-priced areas like Boca Raton and Miami.
An FHA loan is insured by the Federal Housing Administration and allows a down payment as low as 3.5 percent with a credit score around 580. In 2025 the FHA floor is $524,225 for most counties. It is a popular first-timer option and can combine with Florida Housing down payment help.
A VA loan is for veterans, active-duty service members, and eligible spouses, with zero down payment and no mortgage insurance. It is one of the best benefits of military service. Wiz works with lenders who specialize in VA loans.
A USDA Rural Development loan offers zero down payment for homes in eligible rural and some suburban areas. Some parts of Florida qualify and some do not. Wiz can help you see if your target area is eligible.
Twenty percent avoids PMI and lowers your payment, but it is not required. With rates and prices where they are, many buyers put less and keep cash for other goals. We model both to see which keeps you ahead.
Your credit score, loan type, down payment, and the current market all affect your rate. In Florida, higher loan amounts and coastal risk can also matter. A stronger credit profile and a higher down payment usually earn a better rate.
Points are prepaid interest that lower your rate, and they pay off if you keep the loan long enough. If you plan to sell or refinance soon, points may not be worth it. We run the break-even math together.
A jumbo loan exceeds the conforming limit, over $806,500 for a single-family home in 2025. It typically requires a larger down payment and higher credit and may carry a slightly different rate. It is common for luxury waterfront homes in Palm Beach and Miami-Dade.
Keep your credit in good shape, reduce debt, save for the down payment and reserves, and avoid large purchases before closing. Do not open new credit cards or change jobs during the loan process. Your lender will give you a specific checklist.
It is a document from a lender stating how much they will lend you based on a real review of your finances. It tells sellers you are ready and tells you your budget. Get one before touring homes.
Compare rates, fees, and how responsive the lender is, and get a loan estimate from each. A local Florida lender who understands insurance and flood zones is a strong choice. Wiz has lender partners he trusts and can connect you.
Have a question of your own in financing, mortgages & rates?
Ask Wiz directly by phone at (561) 441-8420 or book a free 15-minute strategy call.
Explore Financing & Pre-Approval resourcesCategory 05
The one part of the budget most buyers forget until the end.
Closing costs are the fees that finish the deal, and they catch many buyers off guard. Here is exactly what goes into a Florida closing, who customarily pays what, and how Wiz walks you through every line.
Closing costs are the fees to complete the sale, on top of the price, typically 2 to 5 percent of the purchase for a buyer (per Zillow and Fannie Mae). They include lender fees, title insurance, taxes, and recording fees. Wiz gives you an itemized estimate before you commit.
In Florida the split is custom and negotiable, with a traditional default. Buyers typically pay lender fees, the lender’s title policy, and doc stamps on the mortgage. Sellers typically pay the commission, doc stamps on the deed, and some title costs.
It is Florida’s transfer tax (per the Florida Department of Revenue). Sellers pay 70 cents per $100 of the sale price on the deed, and buyers pay 35 cents per $100 on the mortgage plus a small intangible tax. Miami-Dade uses a different deed rate with a surtax on some transfers.
Title insurance protects against problems with the title, like liens, forgeries, or missing heirs. Lenders require a lender’s policy, and an owner’s policy protects your equity. It is a one-time fee at closing and worth it.
A title search reviews public records to confirm the seller owns the home and there are no liens or claims. It happens before closing and clears the way for the transfer. The title company or attorney handles it.
It is an account where your lender holds part of your monthly payment for property taxes and insurance, then pays them for you. Many Florida loans require it. Wiz can explain how it affects your monthly payment.
Sometimes you can finance some closing costs or ask the seller for a credit, but it raises your loan amount and payment. There are limits based on appraisal and loan type. Wiz and your lender will show you the trade-off.
It is a credit the seller gives toward your closing costs or a rate buy-down, often a percentage of the price. Sellers may also agree to cover your buyer’s agent compensation under the current rules. It is negotiated in the offer, not advertised in the listing.
Bring your down payment plus your share of closing costs, and be ready for prepaid items like taxes, insurance, and interest. Your lender issues a Closing Disclosure with the exact number a few days before. Wiz reviews it with you line by line.
It is the official document that lists your loan terms, monthly payment, and every closing fee, required three business days before closing. Compare it with your Loan Estimate to catch any changes. Wiz walks you through it.
Florida does not require an attorney, and many closings use a title company or settlement agent. For complex deals, trusts, or 1031 exchanges, an attorney is wise. Wiz works with trusted attorneys when the situation calls for it.
Proration splits ongoing costs like property taxes and HOA dues between buyer and seller based on the closing date. Each pays for the days they own the home. It appears on the closing statement as a credit or charge.
Have a question of your own in closing costs & what to expect?
Ask Wiz directly by phone at (561) 441-8420 or book a free 15-minute strategy call.
Read Closing Costs ExplainedCategory 06
No state income tax, generous homestead benefits, and real planning.
Florida has no state income tax, and its homestead exemption and Save Our Homes cap can save long-term owners real money. These are the tax questions Wiz and his tax-advisor partners answer for buyers, sellers, and seniors.
Florida has no state income tax but relies on property taxes, which vary by county and local millage. They are generally moderate, and the homestead exemption and Save Our Homes cap keep them manageable for owners. Your exact bill depends on your assessed value and local rates.
The homestead exemption removes the first $25,000 of your home’s assessed value from taxes, plus a second exemption on value between $50,000 and $75,000 that excludes school taxes (per the Florida Department of Revenue). In 2025 the additional amount adjusted for inflation to $25,722, for up to $50,722 total. You apply with your county property appraiser.
File with your county property appraiser by March 1 of the tax year, after you own and permanently reside in the home as of January 1. It is a one-time filing for most, and you bring your deed, ID, and proof of residency. Wiz reminds you of the deadline.
It caps how much your home’s assessed value can rise each year, at the lower of 3 percent or inflation (per the Florida Department of Revenue). In 2025 the cap was 2.9 percent. It protects long-term homestead owners from sharp tax jumps.
Portability lets you transfer your accumulated Save Our Homes benefit to a new Florida home when you move, as long as you buy within three tax years. It is capped at $500,000 of benefit and prorated by price. It is a real advantage when trading up or downsizing.
Yes, many counties offer an additional exemption for low-income seniors 65 and older, up to $50,000, plus a long-term senior exemption for those 65-plus who have lived there 25 years. These are local, so amounts and income limits vary by county. Ask your appraiser what your county offers.
Florida has no state capital gains tax, so the state takes nothing on the profit. At the federal level, single filers can exclude up to $250,000 of gain and married couples $500,000 if they lived there two of the last five years. Investment properties follow different 1031 rules.
It is a figure you can get from your property appraiser that estimates the Save Our Homes benefit you can carry to a new home. Getting it before you buy helps you price the tax savings into your decision. Wiz can point you to the right office.
Florida tax bills arrive in November and are due by March 31, with a 4 percent discount for paying in November that drops each month (per the Florida Department of Revenue). Many lenders collect it through escrow. If you pay directly, mark the discount deadlines.
A millage rate is the tax per $1,000 of assessed value, set by your county, city, and school district. The homestead exemption and Save Our Homes cap lower the assessed value that the millage applies to. Wiz can explain your county’s number.
Florida’s state sales tax is 6 percent (per the Florida Department of Revenue), with local option surtaxes pushing the total higher in some counties. Unlike most states, Florida does not tax most groceries. It applies to many purchases but not to your home purchase itself, which uses doc stamps instead.
No, Florida has no state estate tax and no inheritance tax, which is a big draw for wealthy families relocating. Federal estate tax rules still apply. This is part of why Wiz helps clients build and transfer generational wealth in Florida.
Florida has no state income tax, while New York and New Jersey tax income at high rates and carry some of the nation’s highest property taxes. Many relocators save $12,000 to $22,000 or more a year. The relocation guides on this site break it down county by county.
Some counties offer property tax exemptions for renewable energy improvements like solar panels and battery storage. It is local and requires an application. Wiz can connect you with your appraiser to check.
Have a question of your own in property taxes, homestead exemption & tax benefits?
Ask Wiz directly by phone at (561) 441-8420 or book a free 15-minute strategy call.
Read the Florida Tax GuideCategory 07
The single biggest line item Florida buyers misunderstand.
Insurance can feel like the scariest part of buying in Florida, but the picture has improved with reform and a stabilizing market. Here are the questions homeowners and buyers ask most, answered with current facts.
It is not legally required by the state, but your lender will require it on any financed home, and you would be taking a huge risk without it. Florida policies bundle windstorm and hurricane coverage. It is one of the biggest budget items for Florida buyers.
Flood insurance is required when your lender is federally regulated or government-backed and your home sits in a FEMA Special Flood Hazard Area, the 100-year floodplain. It is optional elsewhere, but coastal and low-lying areas often need it anyway. Even many non-mandatory homes benefit from a policy.
Florida faces hurricanes, wind, water damage, and a history of litigation, all of which push rates up. Reforms in 2022 and 2023 and an expanding private market have been stabilizing the market, and Citizens has been shrinking. Premiums still vary widely by location and home condition.
Citizens is Florida’s state-run insurer of last resort for owners who cannot get private coverage. It peaked near 1.4 million policies in 2023 but has fallen to roughly 395,000 as private insurers return. It is a safety net, not usually the cheapest long-term option.
It is an inspection of your roof, roof-to-wall connections, and window and door protection that can earn insurance discounts in hurricane-prone Florida. A good report can cut your premium meaningfully. Consider one before buying or renewing.
It reviews the roof, HVAC, electrical, and plumbing, the systems insurers underwrite most. Many carriers require one on older homes. If systems are aging, you may need upgrades or a higher premium.
It is the amount you pay out of pocket on wind or hurricane claims, often 2, 5, or 10 percent of the dwelling value, and you choose it. It is separate from your regular deductible. Higher hurricane deductibles lower your premium but mean more out of pocket after a storm.
Flood insurance covers water from rising floodwaters, which standard homeowners policies exclude. NFIP offers up to $250,000 for the building and $100,000 for contents, and FEMA’s Risk Rating 2.0 sets prices. Private flood policies are an alternative that can cost less.
It is a state program that provides free wind mitigation inspections and matching grants for hurricane-hardening improvements like roof and door upgrades. It helps lower your insurance premium. Check current funding, as it funds in rounds.
It is an agreement that lets a contractor file and settle your insurance claim directly. Florida banned post-loss AOB in new policies starting in 2023 to curb fraud and litigation. That reform helped stabilize the market.
Document everything with photos and video, make temporary repairs to prevent more damage, and report the claim promptly, since claim deadlines shortened. Keep receipts and do not sign anything you do not understand. Wiz can help you think through the practical next steps.
Get quotes from multiple carriers, including a Florida specialist, and check the deductible, coverage limits, and wind mitigation discounts. Watch out for bare-bones policies. Wiz can refer you to trusted local agents.
Yes, coastal exposure raises wind and flood risk and typically higher premiums, and some areas rely on wind-only or Citizens coverage. Your exact cost depends on the home’s construction, roof, and flood zone. The living-in guides on this site flag insurance realities town by town.
The market has been stabilizing after the 2022 and 2023 reforms, with new carriers entering and Citizens shrinking, and some insurers have even recommended rate cuts. But premiums remain volatile and location-sensitive. The best defense is a wind-mitigated, well-maintained home and shopping around.
Have a question of your own in homeowners, windstorm & flood insurance?
Ask Wiz directly by phone at (561) 441-8420 or book a free 15-minute strategy call.
Compare insurance realities town by townCategory 08
Understand the fees, the reserves, and the new safety rules.
Condos and HOAs bring amenities, rules, and new safety requirements, especially after the Surfside changes. Here are the questions buyers should ask before any offer on a community property.
A condo association owns and maintains the building and common areas, and you own the interior of your unit. An HOA governs a single-family or townhome community’s common grounds and rules. Both charge monthly fees and have bylaws.
Fees vary widely, from a couple hundred to well over a thousand dollars a month in luxury coastal towers. They cover maintenance, insurance, amenities, and increasingly reserves. Wiz always factors fees into your affordability math.
It is a one-time charge on owners to cover a major expense the budget cannot, like a new roof or a structural repair. Florida’s new reserve requirements reduce surprises but do not end them. Review the association’s financials before you buy.
A Community Development District issues bonds to build infrastructure like roads and utilities, repaid through an annual assessment on your tax bill. Many newer Florida communities, especially in St. Lucie and western Palm Beach, have them. It is a real monthly cost to add to your budget.
After the Surfside collapse, buildings 3 stories and taller need a milestone structural inspection by a licensed engineer or architect, by the year the building turns 30 (25 if within 3 miles of the coast), and every 10 years after. Associations must also complete structural integrity reserve studies. These rules protect you, and lenders now verify them.
It is a study of major building components, like roofs, load-bearing walls, waterproofing, and plumbing, that sets aside funding for their repair and replacement. Florida requires one for buildings 3 stories and taller, and owners can no longer easily waive funding. A well-funded association is a safer buy.
Fannie Mae and Freddie Mac now require lenders to confirm a Florida condo building has met its milestone inspections and reserve requirements before financing a unit. Buildings that do not qualify can be hard or impossible to finance. Always check the project’s approval status before making an offer.
Review the budget, reserves, meeting minutes, and any recent inspections or special assessments. Ask about the building’s milestone inspection status and insurance costs. Wiz helps you read these documents and spot red flags.
Condo prices have softened in many South Florida markets, which can mean buying opportunities but also caution. Supply is up and some buildings face big assessment or insurance costs. We weigh the numbers and the building’s health before you commit.
A 55+ community is a housing development where at least one resident of each home must be 55 or older, under the Housing for Older Persons Act. They often offer amenities, lawn care, and social life. They can be a great fit for active seniors and empty nesters.
An HOA can enforce rules on appearance, use, and conduct and can fine owners or place liens for violations or unpaid fees. The governing documents define its power. Read the rules and budget before buying, and know what you are agreeing to.
Many associations limit or ban rentals, cap the number of rental units, or require minimum lease terms. Check the covenants before assuming you can list it as a short-term rental. Wiz reviews these rules when you are weighing a rental.
HOAs keep neighborhoods tidy and amenities maintained, but they come with fees and rules. If you value consistency and community, an HOA is a plus; if you prize freedom, it can chafe. Wiz helps you match the community to your lifestyle.
Have a question of your own in condos, hoas & community associations?
Ask Wiz directly by phone at (561) 441-8420 or book a free 15-minute strategy call.
Explore communities across six countiesCategory 09
From builder contracts to buying land and building from scratch.
New construction is booming across the Treasure Coast and western counties, and Wiz has built homes himself. Here are the questions buyers ask when a builder, a new community, or a raw lot is on the table.
New construction offers modern efficiency, fewer immediate repairs, and builder warranties, and it is strong on the Treasure Coast and western counties. But you trade some control over timing and price. Wiz represents your interests even in new construction, where builders have their own agents.
Review the builder’s reputation, the warranty, the community’s HOA and CDD fees, and the school and commute. Read the contract closely, including escalation clauses and deposit terms. Wiz negotiates upgrades and price for you.
A Community Development District is common in newer master-planned communities, funding roads and utilities through an annual assessment. It is an ongoing cost on your tax bill, so it raises your true monthly payment. Wiz factors it in and flags it before you fall in love.
Florida law caps builder deposits and protects buyers, but amounts vary by contract and custom homes. Always put your deposit in escrow and get the terms in writing. Wiz reviews deposit and payment schedules before you sign.
Yes, and register your agent with the builder before your first visit, or the builder may not recognize them. A buyer’s agent negotiates on your side, since the builder’s on-site agent represents the builder. Wiz can save you more than the cost of his time.
A spec home is one a builder builds without a buyer, on speculation, usually finished and ready to move in. It may come with upgrades already included but less customization. Prices are sometimes negotiable since the builder wants to sell.
A model home is the furnished showcase unit, and builders sometimes sell them at the end of a project. They come fully upgraded but lived-in from tours and may have wear. Wiz can negotiate the furnishings into the deal.
A new build typically takes 6 to 18 months depending on size and location. Delays come from permits, materials, and weather, including hurricane season. Wiz sets expectations on timing before you commit.
Florida builders typically provide a limited warranty covering structural, workmanship, and systems for set periods, with longer coverage on structure. Read what is and is not covered. The first-year walkthrough is your chance to list issues.
Buying land and building gives you full control and can be rewarding, but it carries risk around zoning, utilities, permitting, and budget. Land in Florida may also have flood, septic, and well considerations. Wiz has built homes himself and can guide you through the realities.
Florida gives you the right to cancel certain home construction contracts within a short cooling-off period, and contractors must follow strict payment and disclosure rules. Confirm your contract includes these protections. Wiz or an attorney reviews the fine print.
Building in a flood zone means elevation requirements, flood insurance, and possibly higher construction costs. Newer codes require elevated living space in many areas. Wiz helps you understand the ground before you buy the lot.
Have a question of your own in new construction, builders & land?
Ask Wiz directly by phone at (561) 441-8420 or book a free 15-minute strategy call.
See how Wiz guides building and land dealsCategory 10
Build, protect, and transfer wealth through Florida real estate.
Wiz has been a fix-and-flip investor, land developer, home builder, and property manager, so rental and investment questions are home turf. Here is how he answers them with real numbers.
Florida has no state income tax, strong population growth, and steady rental demand, which makes it a popular place to build wealth. But returns depend on your market, financing, and property management. Wiz, a lifelong investor, runs the numbers before you commit.
A rental property is a home you own and lease for income. Cash flow is the rent left after the mortgage, taxes, insurance, and maintenance. Positive cash flow builds wealth; negative cash flow can be a tax write-off but drains cash. Wiz models both.
Flipping can be profitable but carries real risk from cost overruns, market shifts, and holding costs. Wiz has been a fix-and-flip investor for years and knows the difference between a good deal and a money pit. Have a clear exit plan before you start.
Look at rent-to-price ratios, insurance and tax costs, neighborhood demand, and appreciation. Markets with lower entry prices, like parts of the Treasure Coast and inland Broward, can cash flow better. Wiz sources and analyzes deals with you.
Beyond the mortgage, budget for property taxes, insurance, maintenance, vacancies, property management, and possibly HOA or condo fees. In Florida, insurance can be the biggest wildcard. Run the full cost picture before buying.
Self-managing saves fees but costs time and can be stressful with repairs and tenants. A manager charges roughly 8 to 10 percent of rent and handles the day-to-day. Wiz has managed properties for decades and can point you to good managers.
Florida law largely preempts local governments from banning short-term rentals or limiting their duration, though cities can impose registration, noise, and safety rules, and some pre-2011 rules survive. Hosts renting out more than three times a year need a state vacation rental license and must collect sales and tourist taxes. Check your county and HOA rules before you list.
Sometimes. You need to check your city’s rules, your HOA or condo covenants, and your insurance, since many policies exclude short-term rentals. Some cities and condos restrict or ban them. Wiz reviews these before you plan.
A 1031 exchange lets you defer federal capital gains tax when you sell an investment property and reinvest in a like-kind property, using a qualified intermediary and strict 45-day and 180-day deadlines. It is a powerful way to grow wealth without cashing out. Wiz has knowledge of 1031 exchanges.
A DST lets multiple investors hold fractional interests in large, professionally managed real estate, often used as a 1031 replacement property. It can provide passive income and defer gains. It is a fit for investors who want to stay hands-off.
Owners can deduct mortgage interest, taxes, insurance, repairs, and depreciation, which can offset rental income. Depreciation is a major non-cash deduction that shelters cash flow. Wiz works with tax advisors to make sure you capture the benefits.
Florida continues to add residents, many from higher-tax states, which drives rental demand and long-term appreciation. The Treasure Coast and inland counties have seen strong growth. That tailwind supports investors who buy in the right places.
BRRRR stands for buy, rehab, rent, refinance, repeat, using the equity you build to pull cash out and buy again. It is a strong wealth builder when the numbers work and the refinance supports the appraisal. Wiz has lived this strategy.
Buy with a plan, keep reserves, insure properly, and think about how the asset passes to heirs, using trusts and 1031 strategies. As a Certified Real Estate Planning Advisor, Wiz ties each property to your long-term goals. That is the difference between owning houses and building wealth.
Have a question of your own in investing, rentals & airbnb?
Ask Wiz directly by phone at (561) 441-8420 or book a free 15-minute strategy call.
Explore Investment PropertiesCategory 11
Plan a smooth transition for mom, dad, or yourself.
Life events trigger most housing changes, and Wiz is a Certified Senior Transition Specialist as well as The Life Transition Specialist. These are the questions seniors and their families ask when the family home no longer fits.
Start the conversation early, before a crisis forces the decision. Assess their health, finances, and what they want, then explore aging in place, moving in with family, a 55+ community, or senior living. Wiz helps families weigh options on their schedule.
A life transition is any life event that changes your housing needs, like marriage, a new child, kids leaving, divorce, illness, or the death of a spouse. Most people react to these changes; Wiz helps you plan for them. That is why he is The Life Transition Specialist.
Downsizing can lower your costs, maintenance, and stress, and free equity for retirement. It works best when you plan the move, declutter, and choose the right community. Wiz helps empty nesters and seniors rightsize with dignity.
55+ communities offer low-maintenance living, amenities, and built-in social life, with age restrictions allowed under the Housing for Older Persons Act. They suit active seniors who want less upkeep and more community. Wiz knows the 55+ options across his service area.
A 55+ community is an active adult neighborhood you own or rent, with no medical care. A senior living facility provides varying levels of care, from independent to assisted to skilled nursing. Many seniors move to a 55+ community first and plan care options later.
Have an honest conversation about their wishes, health, safety, and finances, and involve the family early. Look at their current home’s stairs, maintenance, and isolation, and tour options together. Wiz helps families make the decision together, not for them.
Work room by room, keep what you love and use, and donate, sell, or pass on the rest. Consider a professional senior move manager for a large or emotional move. Wiz and his resources guide you through the emotional and practical side.
Price it honestly, prep and stage it, and handle the emotional side of letting go. Proceeds often fund the next chapter, and the sale may trigger planning around capital gains and taxes. Wiz coordinates the sale and the move so nothing falls through.
Options range from in-home care and aging in place, to moving in with family, to independent living, assisted living, or skilled nursing. Each has different cost, care, and timing. Wiz helps seniors and families understand and compare them.
Long-term care can be paid by personal savings, long-term care insurance, Medicaid, or a life settlement, and costs vary widely in Florida. Planning ahead avoids a stressful, reactive decision. Wiz writes and shares resources on exactly this topic.
A senior transition is the move a senior makes as needs change, and planning ahead reduces family stress and preserves options. Reacting under pressure often means selling low and choosing poorly. Wiz’s whole practice is built on proactive planning.
Many empty nesters move to be near family, and South Florida attracts plenty of them. Weigh proximity, cost of living, climate, and the community you want. Wiz can help you find the right town within reach of family.
It is often the hardest part, since the home holds memories and identity. Honor it with photos and mementos, involve the family, and give yourself time. Wiz treats the transition with patience and compassion, not just as a transaction.
Watch for safety issues, difficulty with daily tasks, isolation, or a decline in health or driving. Family can gently raise concerns and involve the senior in the decision. A fall or a health event often forces the conversation, so start it early.
Have a question of your own in downsizing, seniors, 55+ communities & life transitions?
Ask Wiz directly by phone at (561) 441-8420 or book a free 15-minute strategy call.
Explore Senior Transition ResourcesCategory 12
Your complete guide to making the move south.
From New York to California, relocators keep choosing the Sunshine State for no income tax and more home for the money. These are the questions out-of-state buyers ask before and during the move.
Start with your finances and taxes, then choose a county and town that fit your budget and lifestyle, then plan the home purchase and the move. Florida has no state income tax, which is a big draw. The relocation hub on this site walks you through every step.
Florida has no state income tax, no estate or inheritance tax, and relatively moderate property taxes for homestead owners. It does have sales tax, and insurance can be costly. For most relocators, the savings are substantial.
It depends on your goals. Indian River, St. Lucie, and Martin form the Treasure Coast with more value; Palm Beach, Broward, and Miami-Dade offer coastal and urban energy at higher prices. Wiz serves all six and can match you to the right one.
Florida generally offers lower costs for housing and no income tax, while insurance can offset some savings. Many movers from New York, New Jersey, and the Northeast save $12,000 to $22,000 or more a year. The relocation guides compare it town by town.
Inventory has been rising and price growth has slowed, giving buyers more negotiating room, while single-family homes remain firm. Cash sales are common, especially from out-of-state buyers. It is a good time to buy with the right plan.
You can buy remotely with a pre-approval, virtual tours, a trusted local agent, and a thorough inspection. Wiz regularly helps out-of-state buyers and can video-walk neighborhoods with you. Plan a visit to close and confirm your choice.
It is strongly advised, since neighborhoods, traffic, and flood and insurance realities are hard to judge online. If you cannot visit, lean on virtual tours, inspections, and local knowledge. Wiz makes the remote process work.
Florida has warm weather year-round but hurricane season from June through November, and coastal homes carry wind and flood risk. Check flood zones, roof age, and insurance before you buy. Wiz flags these before you fall in love with a view.
School quality varies widely by district and even by zone, from top-ranked systems in places like Boca Raton, Parkland, and parts of Martin County to younger districts in some Treasure Coast areas. Research the exact school zone for the home. The school district guide on this site helps.
It depends on your field; remote workers and retirees do well, while others may find a thinner job market than in big Northern metros. Bring a plan for income and savings. The remote work and relocation checklists on this site cover this.
New residents must get a Florida license within 30 days of establishing residency and register vehicles with the tax collector, paying title and tag fees. Bring your current license, proof of residency, and insurance. The moving-to-Florida checklist details it.
Many move in fall and winter to avoid the summer heat and storm season, though it is busier and costlier then. Summer moves are cheaper but hotter. Your timeline and school calendar matter most.
The Treasure Coast (Indian River, St. Lucie, Martin) offers more value, space, and a quieter pace, while Palm Beach, Broward, and Miami-Dade offer more jobs, nightlife, and coastal luxury at higher prices. Wiz helps you match your budget, lifestyle, and commute to the right county.
Have a question of your own in relocating to florida (from out of state)?
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Open the Relocation HubCategory 13
What the numbers say, from Vero Beach to Miami.
Florida’s markets are not one market. They shift by county, by price point, and by season. These are the local questions Wiz answers with real, current data across his six-county service area.
It varies by county and price point. Inventory has been rising across South Florida, giving buyers more leverage, while single-family homes remain fairly firm and condos have softened. Wiz can tell you exactly what is happening in your target market.
Single-family prices have been resilient and even rising in parts of Martin and St. Lucie, while condo prices have softened. Indian River and St. Lucie offer some of the most affordable coastal entry points. Wiz tracks the monthly numbers.
Palm Beach County single-family prices have held firm and even risen, with strong demand in coastal and luxury areas, while condo inventory has grown. It is a competitive but active market. Wiz can focus on the town you are watching.
Broward’s single-family market has been firm with modest price growth, while condos have softened with rising supply. Cities like Fort Lauderdale, Hollywood, and Parkland each move differently. Wiz serves the whole county.
Miami-Dade has seen single-family prices hold near or slightly above prior levels while condo inventory has grown sharply, and cash sales are heavy. It is a global market with wide swings by neighborhood. Wiz can interpret it for your price range.
Rising insurance, new structural reserve and inspection costs, higher HOA fees, and increased supply are pressuring condo prices, especially in older and coastal buildings. That can mean buying opportunities, but do your diligence on the building. Wiz reviews the health of the association.
Roughly 5 to 6 months of supply is a balanced market. Less favors sellers, more favors buyers. Many South Florida markets have moved above that, especially for condos. Wiz uses these numbers to time your move.
Vero Beach has been gaining attention as a value coastal market with firm single-family prices and relatively low insurance impact compared with some Gold Coast towns. It offers a quieter, upscale lifestyle. Wiz can compare it with your alternatives.
Coastal towns carry higher prices and insurance but stronger demand and amenities; inland and western towns offer more value, newer construction, and often lower premiums. The commute and lifestyle differ too. Wiz helps you weigh the trade-offs.
Compare it with recent sales of similar homes in the same neighborhood, adjusted for condition, size, and lot. Watch days on market and price changes. Wiz provides a data-backed market analysis before you offer.
Days on market is how long a home has been listed, and it signals demand and pricing. A long time often means the home is overpriced or has issues. Wiz uses it to guide your offer or your listing price.
Cash buyers are common in South Florida and can close fast and skip appraisal and financing contingencies, which makes their offers strong. All-cash sales make up a large share in several counties. If you can pay cash or pre-approve strongly, it strengthens your hand.
Several Treasure Coast and inland towns offer better value than their coastal neighbors, and some western Broward and Miami-Dade communities remain affordable. Value shifts month to month. Wiz can point you to pockets that fit your budget and goals.
Snowbirds drive winter demand, and the seasonal rhythm can shift pricing and inventory, especially in coastal and luxury areas. Some sellers list in fall to catch the winter buyer wave. Wiz times your move around the real seasonality of your market.
Have a question of your own in florida market trends & local market questions?
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Read the Market ReportsCategory 14
Build, protect, and transfer generational wealth through real estate.
Beyond any single transaction, Wiz is a Certified Real Estate Planning Advisor who helps clients build, protect, and transfer wealth. These are the bigger questions about trusts, probate, divorce, capital gains, and legacy, answered with the advisor lens.
It is a licensed real estate agent who is certified and trained to guide owners in creating generational wealth, minimizing taxes, and meeting family goals, beyond just closing a deal. Wiz is a Certified Real Estate Planning Advisor. He plans around your whole real estate life, not just today’s transaction.
A typical agent focuses on finishing the current transaction. A planning advisor makes sure your purchase or sale, and every decision after it, helps achieve your long-term goals. That is the core difference Wiz brings.
Building wealth means acquiring real estate that appreciates and cash flows. Protecting it means using insurance, trusts, and tax strategy to keep it. Transferring it means passing it to heirs with minimal tax and family conflict. Wiz plans all three.
A 1031 exchange lets you defer capital gains tax when you sell an investment property and buy another like-kind property, keeping more equity working for you. It uses a qualified intermediary and strict 45-day and 180-day deadlines. Wiz has knowledge of 1031 exchanges.
Trusts can keep assets out of probate, control how and when heirs receive property, protect privacy, and reduce estate taxes. A revocable living trust is common for homes; irrevocable trusts offer more protection. Wiz works with trust attorneys to build the right structure.
Probate is the court process that distributes a deceased person’s assets, and it can be slow and public. A home owned through a trust, or with joint ownership, often avoids probate. Planning ahead spares your family the delay and stress.
The home is often the largest marital asset, and decisions about selling, refinancing, or buying out one spouse carry tax and financial consequences. A neutral plan and expert guidance reduce conflict. Wiz helps both sides transition with less stress.
Florida’s homestead law provides strong protection for your primary residence from most creditors, which is a powerful reason to own a homestead. There are limits and exceptions. Wiz and a qualified attorney can help you understand your protections.
It is a coordinated plan, usually built with tax advisors, trust and estate attorneys, and financial advisors, that ensures your real estate and wealth transfer to the people you choose with minimal cost and conflict. Wiz brings the real estate expertise to that team. It is central to his approach.
Exclude gains on your primary home up to the federal limits, or use a 1031 exchange for investment property, and consider holding or timing the sale. Trusts and cost-basis planning also help. Wiz consults on deferring and minimizing capital gains.
Many people hold real estate in a trust to avoid probate and control transfer, but it can affect financing, homestead exemption, and insurance. It depends on your situation and state rules. Wiz coordinates with an attorney to decide what fits you.
Options include naming beneficiaries, using a trust, joint ownership, or leaving it in a will, each with different tax and control outcomes. A trust often gives the most control and avoids probate. Wiz helps you weigh them with your attorney.
Real estate builds equity, produces income, and tends to appreciate, and as Andrew Carnegie noted, most millionaires made their money through real estate. It can be passed down with tax advantages. Wiz centers his planning on this truth.
Book a free 15-minute strategy call to talk about where you are and where you want to be. Wiz maps the first steps for buying, selling, investing, or transitioning, with your long-term goals in mind. That is how every plan begins.
Have a question of your own in real estate planning: wealth, generational transfer & legacy?
Ask Wiz directly by phone at (561) 441-8420 or book a free 15-minute strategy call.
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