Answers by Amanda Courtney

It’s the number of days a home has been listed for sale before it goes under contract (or sells), shown as DOM.

Yes! It’s called off-market outreach—just be respectful, don’t pressure, and keep it simple (“If you ever consider selling, I’d love the opportunity to talk.”).

Titusville is on the Space Coast, so yes, we are in the path of tropical weather. While we don't always take a direct hit like the Keys or the Panhandle, we definitely feel the impact. We saw significant wind and water damage during the 2004 hurricane season and more recently with Hurricane Ian in 2022. Living here means being prepared. You need shutters or impact windows, and you need to know your flood zone.

Look for water stains, musty odors, mold, warped baseboards, or recent patching/paint.

It can be—if your zoning allows it and there’s strong rental demand. It’s usually worth it for long-term rental income or multi-generational living, but permits/utilities can make it pricey upfront.

Yes. Standard policies usually stop covering vacant homes after 30–60 days. You’ll need a vacant home policy to stay protected.

Privacy, less competition, and testing price before going public.

Strong pre-approval, flexible terms, higher earnest money, quick closing, and fewer contingencies.

Yes. Homes in strong school zones often sell faster and for higher prices.

Yes. Condos require extra HOA and building approval and can have stricter lending rules.

The sale depends on certain repairs or improvements being completed before closing.

Don't do it. You rarely get a 100% return on your investment. If you spend $50,000, you might only add $30,000 to the home's value. Instead, just refresh it: paint the cabinets and update the hardware. It gives buyers the fresh look they want without draining your wallet.

Most buyers have saved just enough for their down payment and closing costs; they don't have extra cash to pay an agent. By covering the commission, you ensure every qualified buyer in the market can afford to see and bid on your home.

In Florida, deaths are typically not required to be disclosed unless it impacts the property materially. When in doubt, ask your agent.

Not always. If it’s dated and visible, removing it can help. If budget is tight, paint and lighting often give better ROI.

Sometimes, yes, but it usually requires zoning approval, surveys, and possible re-platting. It’s not always quick.

You can withdraw/cancel the listing through your agent, depending on your listing agreement terms.

Yes. Many sellers request shoes off or provide shoe covers at the door.

Remove valuables, lock away medications, secure personal documents, and use a lockbox.

What’s covered, what’s excluded, service call fee, coverage limits, and claim process.

Yes, absolutely. In almost every standard contract, the "Property" includes the land and everything sitting on it—that means the garage, the shed, and the barn. The rule is simple: the property must be free of trash and debris at closing. If you leave a shed full of old tires or paint cans, the buyer can delay the closing or ask for a credit to clean it up. It is best to clear everything out before the final walk-through.

Usually, no. Standard repairs like painting a room or fixing a leaky faucet are considered maintenance, and you cannot deduct them. However, capital improvements are different. If you replace the roof, add a room, or install a new HVAC system, that adds value to the home. You can add those costs to your investment basis, which might lower the taxes you owe on your profit when you sell. Always double-check with a tax professional for your specific situation.

This can be a smart move, but you have to know the trade-off. The Pro: You will rarely have a vacancy. There is always a fresh supply of students needing housing, and often their parents guarantee the rent. The Con: Turnover is very high. Students move in and out every year, and they can be hard on a property. If you go this route, make sure you budget for repairs and have a strong property manager.

When you rent, you are paying 100% interest—that money is gone forever. When you own, you are paying yourself. Equity: Every month you make a mortgage payment, you own a little more of the home. Stability: A fixed-rate mortgage payment stays the same for 30 years, while rent tends to go up every year. Tax Benefits: Homeowners often qualify for tax deductions on mortgage interest and property taxes.

It is just a matter of taking it one step at a time: Check your credit: You don't need a perfect score, but you need to know where you stand so there are no surprises. Save for a down payment: You might not need 20%. Many loan programs allow you to buy with as little as 3.5% down. Get Pre-Approved: Talk to a lender to find out exactly what you can afford. Find an Agent: Work with a pro who can guide you through the contracts and negotiations so you are protected.

e handle this with a Post-Occupancy Agreement. It is very common! When we write the contract to sell your home, we include a rider that says you get to stay for a specific time (like 3 days or 2 weeks) after closing. Usually, the new buyer will charge you a "per diem" (daily rent) equal to their mortgage payment. It is a great way to avoid the stress of moving out on the exact same day you close.

sually, no. The lease protects you. In most states, the lease "runs with the land." That means if you have six months left on your lease, the new owner buys the lease along with the house. They become your new landlord and must honor the terms until the lease expires. The Exception: If you are on a "month-to-month" lease, the new owner only has to give you the standard notice to vacate (usually 15 to 30 days, depending on state law).

If the work wasn't permitted, the county doesn't know it exists, so it is not on the tax roll. More importantly, appraisers generally cannot count unpermitted areas as "Gross Living Area" (GLA). However: It still adds market value. You just have to list the square footage separately (e.g., "2,000 sq ft permitted + 500 sq ft finished basement") so you don't mislead the bank.

A bedroom, hands down. While a loft is a nice bonus space, it usually doesn't count as a "bedroom" on an appraisal because it lacks privacy (a door) and sometimes a closet. In real estate, the number of bedrooms is a huge driver of value. My Advice: If you can enclose that loft and add a closet, you officially add a bedroom to your home's stats. That will almost always give you a better return on investment than leaving it open

his is a tax rule that affects foreign sellers. It stands for the Foreign Investment in Real Property Tax Act. If you are a foreign person (not a U.S. citizen or permanent resident) and you sell a U.S. property, the IRS wants to make sure they get their cut of any profit. To guarantee this, the buyer is required to withhold 15% of the sale price at closing and send it directly to the IRS.

No, unfortunately, buying a house does not buy you a Green Card. This is a very common myth. You can own property here as a foreign national without any problem, but it doesn't give you the right to live here full-time. There are specific visas for investors (like the EB-5), but those require investing in a business that creates jobs, not just buying a vacation home.

Mostly a balanced-to-buyer-leaning market in many areas: more inventory, longer days on market, and sellers needing strong pricing and presentation. (Still varies by neighborhood.)

Yes, usually. Cheap + high impact. Modern fixtures instantly make a home feel newer and can help photos/showings. Keep it neutral.

Common options: 3–5% (low down), 10% (stronger offer/lower payment), 20% (avoids PMI). Choose based on your payment comfort + cash reserves.

Only if it increases value more than it costs. Most sellers do best with paint, flooring, and light updates instead of major remodels.

Only if the numbers are clearly wrong. If your tax bill says your home is worth $500,000, but you know you could only sell it for $420,000, then yes—appeal immediately. You have a short window (usually 25 days after the TRIM notice is mailed) to file a petition. If the assessed value matches what neighbors are selling for, don't waste your time; you won't win.

Look past the fresh paint and staging. No Permits: If they moved walls or added a bathroom but there are no permits on file with the city, run. Inconsistent Finishes: New cabinets but old, ungrounded electrical outlets? That means they spent money on what you see and ignored the safety systems you don't see. "Lipstick on a Pig": uneven tile work, doors that don't close right, or gaps in the trim suggest the work was rushed by amateurs.

Yes, as long as it’s tidy and leaves room to walk. Garages still matter to buyers—clean, organized storage looks best and shows the space is usable.

Typically based on household income limits (AMI), household size, residency requirements, and credit/background checks. Apply through your local housing authority or approved programs.

Not super common, but it does happen—most often with wire fraud (fake closing emails), identity/title fraud, and fake rental/listing scams. Biggest rule: always verify wiring instructions by phone using a known number.

It depends on your rate and goals. If your mortgage rate is low, investing may yield better long-term returns. If you want peace of mind and guaranteed savings, paying down the mortgage can be a great move.

Yes—many US agents can refer you to a trusted local agent abroad, and some have international designations (like CIPS). But you’ll still want a licensed in-country agent + local attorney/notary.

Wholesaling is when someone puts a property under contract (usually distressed/off-market) and then assigns that contract to another buyer for a fee—without ever buying the home themselves.

Sometimes, yes—mostly through state/local housing programs or nonprofits. It depends on whether it’s on owned land + permanently affixed (often required for financing/grants). Check your county’s housing assistance programs.

A bathroom remodel can increase your home’s value by about 50 to 70 percent of what you spend. Updated bathrooms are very attractive to buyers and often help homes sell faster.

A good guideline is to invest about 5 to 15 percent of your home’s value. Focus on upgrades that offer the best return like new cabinets, countertops, flooring, and updated appliances.

On average, a minor remodel may return 60–80% of its cost, while major renovations usually return less. The biggest value comes from functional updates and neutral finishes rather than luxury upgrades.

Go at different times (weekday rush, weekend nights), check crime maps + school ratings, watch for pride of ownership, noise/traffic, and talk to locals. Also look at recent sold prices + days on market nearby.

Declutter hard, keep a daily “show-ready” routine, limit personal items, and plan quick exits for showings.

It is not required, but it can be a smart idea. An appraisal gives you a professional opinion of value so you know you are not overpaying. Cash buyers often order one for peace of mind.