Moving within Florida? How homestead portability works
How Florida homestead portability moves up to $500,000 of Save Our Homes savings to your next home: the 3-year window, the math, Form DR-501T and March 1.
Blog
Straight answers for Sarasota owners, sellers and buyers
What we're seeing as we lease, manage and sell homes across Sarasota and Manatee, and the questions people ask us most.
Latest posts
How buyer agent pay works now: what Sarasota sellers should know
What changed for Sarasota sellers after the 2024 NAR settlement: buyer agent pay is off the MLS, buyers sign agreements first, and it's all negotiable.
Selling a rental property in Sarasota: tenants, timing and taxes
How to sell a Sarasota rental with a tenant in place or at lease end: notice and showings, selling to an investor, and the tax questions for your CPA.
When is the best time to list a home in Sarasota?
How the Sarasota selling season works: when buyers sign contracts, how high season and hurricane season affect timing, and how to plan your listing date.
Price reductions in a shifting market: when and how to adjust
When to lower the price on a Sarasota listing, how to decide by how much, and what to watch in week one, weeks two to four and after 30 days.
Why isn't my Sarasota home selling? Common reasons and fixes
The usual reasons a Sarasota home sits: price, condition, photos, insurance and flood questions, condo documents and showing access, with a fix for each.
Help me sell my home: a step-by-step plan for Sarasota sellers
How selling a Sarasota home works with us, from the first call and a written price within 24 hours to prep, photos, showings, offers and closing.
Sarasota rental market report: rents and seasonal demand
Sarasota rent trends for owners: Zillow's September 2026 metro rent index, our current annual and seasonal listings, and the high and low season calendar.
Florida home insurance in 2026: a guide for Sarasota
Florida home insurance in 2026 for Sarasota buyers and owners: what changed, roof age rules, 4-point and wind mitigation inspections, flood coverage.
The real first-year costs of owning a Sarasota home
Property taxes that reset after a sale, the March 1 homestead deadline, insurance, flood, HOA and CDD: what a Sarasota home costs in year one.
Rate buydown, closing credit or price cut? Builder incentives
How to compare builder incentives in Sarasota and Manatee: rate buydowns, closing credits, price cuts and upgrades, with labeled payment math.
Is it a buyer's market in Sarasota? How to negotiate
Is Sarasota a buyer's market? What September 2026 county data shows, and how to negotiate on price, closing credits, rate buydowns and repairs.
Time in the market vs timing the market for Sarasota homeowners
What 'time in the market' means for a Sarasota home: what local price history shows, what changes over years of ownership, and why holding power matters.
Should you buy now or wait? How to decide in Sarasota
Buy a Sarasota home now or wait? Decide from your plans, budget and the latest rates and prices, with example payment math and a readiness checklist.
How long does it take to sell a house in Sarasota now?
September 2026 numbers on days to contract and days to closing in Sarasota and Manatee, plus what speeds a sale up and what slows it down.
Top 10 places to go on vacation in the Sarasota area
Our 10 local picks for a Sarasota vacation: beaches, St. Armands, The Ringling, Selby Gardens, Myakka, the Legacy Trail and more, with a tip for each.
Buying vs renting in Sarasota: which makes sense for you?
Should you buy or rent in Sarasota? How long you'll stay, upfront costs, insurance, HOA dues, upkeep and flexibility, plus renting first to test an area.
Siesta Key rentals: seasons, 30-day stays and owner rules
What Siesta Key owners should know before renting: high season demand, monthly and seasonal stays, zoning and association rules, and rental taxes.
Downtown Sarasota condos: buildings, views and what to know
A guide to downtown Sarasota condos: bayfront towers and mid-rise buildings, amenities, walkable places, rental rules, reserves and seasonal demand.
Moving to Sarasota: areas, homes and renting before you buy
Moving to Sarasota? The main areas and home types, renting first, insurance and flood basics, hurricane season, and timing a move around high season.
Longboat Key, Siesta Key or Lido Key: buying on the islands
How Longboat Key, Siesta Key and Lido Key compare for buyers: beaches, bridges, home types, rental rules, flood zones and insurance questions.
Buying a Sarasota condo to rent out: rules to check first
Before you buy a Sarasota condo as a rental, check minimum lease terms, leases per year, tenant approval, pet rules, taxes, insurance and reserves.
Lakewood Ranch new construction vs resale: the real costs
New build or resale in Lakewood Ranch? How CDD or stewardship district assessments, HOA dues, insurance, incentives and rental rules compare.
Getting a Sarasota home ready to sell: fix, skip or disclose
What to fix before you sell a Sarasota home, what to skip and what to disclose: roof and AC age, insurance inspections, updates, photos and disclosure.
Selling a Sarasota condo under Florida's newer condo laws
What milestone inspections and structural integrity reserve studies mean when you sell a Sarasota condo, what buyers ask for and what to gather first.
Cash offer or list it? Selling a Sarasota home as is
How cash and we-buy-houses offers work in Sarasota, why they usually come in below market, when they make sense, and how listing as is compares.
Are Sarasota home prices dropping? What sellers should know
September 2026 numbers for Sarasota and Manatee: median prices, inventory and days to contract for homes and condos, and what they mean for pricing.
What's my Sarasota home worth? Why online estimates miss
How Zestimates and other online home values work, why they often miss on Sarasota condos and waterfront homes, and what a real pricing opinion checks.
Is Airbnb or VRBO worth it in Sarasota? Rental strategies
Nightly, monthly, seasonal or annual: how Sarasota owners compare rental strategies, plus the rules, taxes, licensing and costs to check first.
Hurricane season for rental owners: before, during, after
A hurricane season plan for Sarasota and Manatee rental owners: insurance, documents, tenant notices, storm prep, post-storm checks and claims.
Home watch or property management in Sarasota?
What home watch covers, what property management adds, what an empty Sarasota home needs in summer, and when renting it makes more sense.
10 questions to ask a Sarasota property manager
Ten questions to ask before you hire a Sarasota property manager: licensing, where your money is held, screening, repairs, seasonal work and the contract.
What does a Sarasota property manager do?
Every job a Sarasota property manager handles, how management fees are usually structured, who holds the money and what to read in the agreement.
Why so many Sarasota condos are for sale, and what it means
Sarasota condos have more months of supply than houses. September 2026 numbers, the reasons behind the gap, and what it means for owners and buyers.
New construction in Sarasota? Bring your own agent first
The builder's sales team works for the builder. Why to register your own agent before your first model visit, and what they check on a new build.
What today's mortgage rates mean for Sarasota buyers and sellers
Freddie Mac's 30-year rate hit 7.40% in October 2026. Example payments on a Sarasota home, and what higher rates mean for buyers, sellers and owners.
The 7% rule for rental property: does it work in Sarasota?
What the 7% rule and other rental rules of thumb say, why insurance, HOA dues and seasonal swings break them here, and how to run real numbers.
Florida's housing market this fall: what it means for Sarasota
Florida vs Sarasota and Manatee in September 2026: prices, sales, inventory, months supply and days to contract for homes and condos, side by side.
How seasonal renters find Sarasota rentals
Where seasonal renters look for a furnished Sarasota rental, when they book next winter, what they ask and how to price peak and shoulder months.
Manatee County housing market report: September 2026
Manatee County homes and condos in September 2026: median price, sales, new listings, inventory, months supply and days to contract vs a year ago.
Seasonal or annual: which works better for a Sarasota condo?
Seasonal or annual rental for your Sarasota condo? How high and low season, furnishing, turnovers, taxes, association rules and owner use compare.
Sarasota County housing market report: September 2026
Sarasota County homes and condos in September 2026: median price, sales, new listings, inventory, months supply and days to contract vs a year ago.
Should I rent out or sell my Sarasota house?
How to weigh selling against renting a Sarasota house: your plans, likely sale price vs. rent, carrying costs, association rules and taxes.