Local knowledge
Leasing and managing homes here means we deal with associations all the time. We can tell you which buildings tend to have long approval waits, special assessments or tight rental rules.
Buying
Buy a home in Sarasota or Manatee with someone who knows the buildings
Two condos on the same street can have very different rental rules, fees and insurance costs. We help you sort that out before you make an offer, then negotiate and get you to the closing table.
Or call Richard at 941-800-8891.
Current listings
Our homes for sale
Listing details from the MLS. Prices and availability can change.
How we help
What we handle for you
Condo documents and rental rules
We get the association documents in front of you early and point out what matters: fees, reserves, pet and rental rules, approval steps and any recent or planned assessments.
Flood zone, insurance and elevation
We help you check the flood zone and elevation, and line up insurance quotes during your inspection period so the real monthly cost is clear before you commit.
Inspections
We help you schedule a general home inspection plus the reports Florida insurers often ask for, like wind mitigation and a 4-point, and talk through what comes back.
Negotiation
We look at recent sales and how long the home has been on the market, then write an offer that covers price, terms, timing and repairs.
Closing
We keep the lender, title company, appraiser and association on schedule, and walk the home with you before you sign.
Second homes and rentals
Buying a second home or rental?
We manage rental homes in Sarasota and Manatee, so we can tell you before you buy what a home would likely rent for and what its association actually allows. That's hard to get from a listing.
- An estimated rent range for an annual, unfurnished lease
- An estimated range for seasonal, furnished rentals, with high season usually January through April
- What the association allows: minimum lease length, leases per year, approval steps and any waiting period
- The costs that come with renting: management, upkeep, furnishing for seasonal use, and insurance
- Management after closing, if you want it
Rent figures are estimates based on recent local rentals, not a guarantee of income.
How it works
From first call to keys
Consultation
A call or meeting about what you want, your budget, your timing and the areas you're considering. If you're financing, we'll talk about getting pre-approved.
Written buyer agreement
Before we tour homes together, we sign a written buyer agreement that spells out what we do for you and how we're paid.
Search and tours
We set up a search, send you homes that fit, and tour them with you in person or by video.
Offer
We pull recent sales, write the offer with you and negotiate price, terms and timing.
Inspections and appraisal
During the inspection period we help you get inspections, insurance quotes and condo documents reviewed. If you're financing, the lender orders the appraisal.
Closing
We keep everything on track with the title company, do a final walk-through with you and hand over the keys.
Buyer agreements
A note about buyer agreements
Before we tour homes together, we sign a written buyer agreement with you on Wagner Realty's forms. That's been standard practice since the 2024 NAR settlement changes. The agreement says what we'll do for you, how long it lasts and how we're paid. Buyer agent compensation isn't set by law or by any association. It's negotiable, the amount is written into the agreement before you sign, and we can't be paid more than that amount. In some sales the seller agrees to cover part or all of it, and you can ask for that in your offer. We'll go through it with you first.
[NEEDS RICHARD: confirm this wording with Wagner's broker]
Moving from out of town
Buying here from somewhere else
If you're relocating or buying from out of state, we can do live video walk-throughs, send you short videos of homes and streets, and help you compare areas by drive time, beach access, bridges, flood zone and association rules. Much of the paperwork can be signed electronically, and title companies here can often handle closing remotely.
Areas we cover
Questions buyers ask
Before you buy
Do I have to sign a buyer agreement?
Yes, before we tour homes together. It's a written agreement, on Wagner Realty's forms, that says what we'll do for you, how long it lasts and how we're paid. A first phone call or meeting doesn't require one, and we go over the agreement with you before you sign.
How is a buyer's agent paid?
It's negotiable and written into your buyer agreement. In some sales the seller agrees to pay part or all of it, and that can be negotiated as part of your offer. We'll explain your options before you sign anything.
What should I check before buying a condo here?
The association documents: monthly fees, reserves, any special assessments, pet and rental rules, and the approval process. For many buildings, Florida law now also calls for milestone inspections and a structural integrity reserve study, and we help you get those documents and read them.
How do flood zones and insurance affect what I pay?
They can change your monthly cost a lot. We help you check the flood zone and elevation, ask the seller for the flood disclosure, and get insurance quotes during your inspection period. If you're financing in certain flood zones, your lender will require flood insurance.
Can you tell me what a home would rent for before I buy it?
Yes. Because we manage rentals, we can give you an estimated annual and seasonal rent range and tell you what the association allows. It's an estimate based on recent local rentals, not a guarantee.
Can I buy a home here if I live out of state?
Yes. We can tour homes with you by live video, and much of the paperwork can be signed electronically. Title companies here can often handle closing remotely, so you may not need to fly in to sign.
Do I need to be pre-approved first?
If you're financing, yes, before you make an offer. Sellers here usually expect a pre-approval letter or, for cash buyers, proof of funds. We can share names of local lenders if you don't have one.
What areas do you cover?
Sarasota and Manatee counties, including Downtown Sarasota, Siesta Key, Lido Key, St. Armands, Longboat Key, Casey Key, Osprey, Nokomis, Lakewood Ranch and Bradenton.
Buyer consultation
Book a buyer consultation
Tell us what you're looking for and when. We'll get in touch to set up a call, talk through areas and budget, and start a search for you. There's no cost for the consultation.
Prefer to talk? Call Richard at 941-800-8891 or Patrice at 941-993-0823.