A SOURCE FOR REAL ESTATE & TAMPA BAY INFORMATION

Do you have to replace an older roof before selling a Tampa Bay home? No — Florida law protects roofs under 15 years old from age-only insurance denial, and a roof 15 years or older can stay insurable with an inspection showing at least 5 years of remaining useful life (F.S. 627.7011). What roof age

What does Florida's Seller's Property Disclosure have to reveal, and what does Johnson v. Davis require? Florida's Seller's Property Disclosure is the seller's written statement of known defects that materially affect a home's value — structural and roof issues, water intrusion and drainage, floodin

How do you establish Florida domicile after buying a Tampa Bay home? Florida has no state income tax and no day-count residency test of its own, so establishing domicile is about proving you intend to make Florida your permanent home — and severing the ties that let your former state keep taxing you

How does a Florida wind mitigation inspection save a Tampa Bay luxury homeowner money on insurance? A licensed inspector completes a Uniform Mitigation Verification Inspection Form (OIR-B1-1802) — required by Florida Statute § 627.0629 — that documents seven hurricane-resilience features on a Tampa

Should you waive the home inspection on a Tampa Bay luxury home? In most cases, no. The Tampa Bay market in 2026 no longer rewards waived inspections the way the 2021–2022 frenzy did, and the issues an inspection tends to surface on a $1.5M–$5M home — aging seawalls, insurance-disqualifying roofs, o

What should you expect during a luxury home inspection in Tampa Bay? A luxury home inspection in Tampa Bay typically takes three or more hours and covers major systems — roof, HVAC, electrical, plumbing — plus specialty areas like pools, seawalls, and older-home structural concerns that standard ins

Once you go under contract, you’ll move through inspections, appraisal, title and lien review, loan approval, and a final walkthrough before closing — typically within 30 to 45 days in most financed transactions. You Accepted an Offer — Now What? The champagne moment is short-lived. You’ve reviewed

  Which investment makes more sense in Tampa Bay 2026—single-family homes or luxury condos—based on your lifestyle and long-term goals? Single-family homes generally offer more privacy and land value upside, while luxury condos deliver turnkey living, amenities, and walkability. Your best choice dep

  Which custom luxury home builders in Tampa Bay are best for Odessa, Lutz, and Westchase—and how do you compare them confidently before you sign? If you want the “best” builder, choose the one whose portfolio matches your neighborhood, whose process is transparent (budget, allowances, change orders

Introduction Getting a high-end home ready to sell fast in Tampa takes more than just sweeping through the rooms and hoping for the best. Buyers looking at luxury homes expect more than basic charm. They want a home that looks fresh, feels comfortable, and makes moving in feel seamless. That’s why p

Which Tampa Bay neighborhoods are best for $750K–$1.5M move-up buyers when you compare South Tampa, Snell Isle, Westchase, Odessa, and similar areas? For $750K–$1.5M, South Tampa and Snell Isle often win on prestige and proximity, Westchase balances school logistics + commute + amenities, and Odessa

Quick Answer: Hurricane Helene’s 2024 flooding hit coastal and low-lying neighborhoods hardest—especially St. Pete Beach, Shore Acres, Seminole, South Tampa, and Tarpon Springs—and those areas are now seeing slower sales, tighter insurance options, and cautious buyer behavior. How Hurricane Helene R

Seller Strategy Should You Go “Private” When Selling? Why Most Tampa Bay Sellers Lose Money (and Exposure) “Private,” “exclusive,” or “off-MLS” listings can sound appealing if you want a quiet process. For a very small minority, they’re useful. For most sellers in Tampa, St. Petersburg, and Clearwat

Short version: Zillow now connects with ChatGPT so buyers can describe what they want in plain English and see matching listings inside the conversation. That makes your public listing description—not photos—mission-critical for AI visibility. What changed—and why it matters When buyers in Tampa Bay

Typical costs of selling a Tampa home include agent commissions, title fees, state transfer taxes, and potential repairs. Shane Vanderson helps you understand and plan for these expenses. 1. Real Estate Commissions In Tampa, seller-paid commissions are usually around 5–6% of the sale price, split be

Accepting a cash offer can speed up your Tampa home sale and reduce risk, but it may come at a lower price. Shane Vanderson helps evaluate when a cash offer makes sense for your goals. 1. Advantages of Cash Offers Faster closings, often 2–3 weeks Fewer contingencies Less risk of financing falling th

Open houses give buyers a chance to tour your Tampa home in person. Shane Vanderson uses them strategically to maximize exposure, generate interest, and attract serious offers. 1. Purpose of Open Houses They showcase your home to multiple buyers at once, creating buzz and potential competition. 2. H

Curb appeal creates the first impression for buyers. In Tampa’s competitive market, a well-maintained exterior can attract more buyers and lead to higher offers. Shane Vanderson shows you how small changes make a big impact. 1. Why Curb Appeal Matters Your home’s exterior is the first thing buyers s

When selling your Tampa home, inspections are a standard step where buyers evaluate the property’s condition. Shane Vanderson helps you prepare in advance, handle negotiations, and keep your deal on track. 1. What to Expect During Inspections Buyers typically schedule an inspection within the first

The biggest mistakes Tampa sellers make include overpricing, skipping repairs or presentation, poor marketing, and choosing the wrong agent. Shane Vanderson helps you avoid these pitfalls for a smoother sale. 1. Overpricing Your Home Pricing too high is the number one mistake. In Tampa’s competitive