Welcome To Florida!

Getting an offer accepted on a house feels like a finish line. You've spent weeks or maybe months looking at homes. You've found the one you want. You've negotiated the price and terms, everyone has signed the contract, and finally you can relax.

Except you're not finished.

In many ways, this is when some of the most important work begins.

I've had buyers tell me after closing that they didn't realize how many things were happening behind the scenes between contract and closing. That's understandable. Most people don't buy and sell houses every day.  Realtors do.

And while every transaction is different, there are several things that commonly happen after a Florida home goes under contract.

First, we start watching the calendar

Real estate contracts have deadlines:

• Inspection periods expire.
• Financing deadlines arrive.
• Deposits are due.
• Appraisals have to be completed.
• Associati...

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If you sold a house during the pandemic-era real estate market, you may remember what it was like.

A house would hit the market and sometimes have multiple offers within days. Buyers were making decisions quickly because they knew another buyer might be right behind them. In some cases, sellers could get away with things that would be much harder to get away with today.

That market is gone. But that does not mean homes aren't selling.

In fact, Florida single-family home sales in June 2026 were up 9.3% compared with June of last year, while condo and townhouse sales were up 14%. (www2.floridarealtors.org)

People are buying homes.

The difference is that today's buyer often has something buyers didn't have much of a few years ago: Choice.

And when buyers have choices, sellers have to compete for their attention.

Buyers don't have to overlook as much anymore

During the frenzy of a few years...

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For several years buyers felt like they had to make instant decisions, waive contingencies, and compete with multiple offers.

Today's market looks very different.

That doesn't mean every home is a bargain. It means buyers who are prepared have more opportunities to make smart decisions. 

More Inventory Means More Choices

Across Florida, inventory has increased compared with the extremely competitive market of recent years. Buyers often have more homes to compare before making a decision.
Instead of asking: "Can I find anything?", buyers are now asking: "Which one fits me best?" Here in Ormond Beach and throughout Volusia County, I'm seeing buyers take more time comparing homes and asking for repairs or closing cost assistance that would have been difficult to negotiate just a few years ago.

Negotiation Is Back

Many sellers are realistic about today's market. That can c...

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Condo vs. House in Florida: Which One Is Right for You?

Amy Goodson | Team Goodson

One of the questions I hear most often is:

"Should I buy a condo or a house?"

Most buyers assume the answer depends on price.

In reality, the better choice usually depends on something much more important:

How do you want to live?

I've worked with buyers who were convinced they wanted an oceanfront condo until they realized they wanted more privacy, a yard, and space for visiting family.

I've also worked with buyers who started looking at houses before discovering they would much rather spend weekends on the beach than maintaining a lawn.

Neither choice is automatically better.

The goal isn't finding the perfect property.

The goal is finding the property that fits your lifestyle.

Think Beyond the Purchase Price

Many buyers compare the asking price of a condo with the asking pri...

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You don't need a full remodel to increase your home's value. In today's market, small, smart updates can make a huge difference — especially when it comes to first impressions and buyer appeal.

Here are the upgrades that consistently deliver results.

1. Fresh Paint = Instant Transformation

Neutral, modern colors brighten rooms, make spaces feel larger, and photograph beautifully.
Buyers notice immediately.

2. Hardware & Lighting Swap-Outs

Updating:

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