20 Jun, 2025

Florida’s median home sale price in 2024 is projected to continue moderate increases compared to the rapid gains of the past few years. Staging can increase offer price by 1-5%. Homes with professional photos sell 32% faster. Curb appeal improvements (landscaping, paint) yield a 200-300% ROI. Disclosing all known defects is crucial to avoid legal issues. Timing the market (selling in peak seasons like Spring/Summer) can increase profits by 5-10%. Properly pricing the home initially leads to a faster sale and potentially a higher final price, avoiding prolonged time on market. Investing in necessary repairs (roof, HVAC) before listing can significantly boost value. Working with a local real estate agent familiar with the specific market is vital to optimizing pricing strategies and negotiation.

20 Jun, 2025

With Thursday being a federal holiday, banks (and more importantly, the underlying market for mortgage related bonds) were closed.  This means that lenders were not able to update mortgage rates.  It turns out that it wouldn’t have mattered either way as the average lender has barely budged from Wednesday’s levels.  But let’s not miss an opportunity to deliver news that’s technically good even if only just.  Over the past 3 business days, average rates have fallen 0.05%.  This keeps us close to the lowest levels seen since April 4th with top tier 30yr fixed scenarios at 6.86 on the MND daily rate index. Given some of the news headlines this week, it bears repeating that this week’s Fed announcement has nothing to do with rates holding steady.  In fact, even if the Fed had cut rates (which was not seen as even a remote possibility by financial markets), mortgage rates could just as easily have moved higher.  

19 Jun, 2025

* **Inventory:** Florida’s housing inventory is still low compared to historical averages but is increasing in many markets, offering buyers more choices.
* **Price Growth:** Home price appreciation has slowed significantly from the peaks of 2021-2022, with some areas experiencing price corrections or declines.
* **Interest Rates:** Mortgage rates are elevated, impacting affordability for buyers and potentially cooling demand. Expect rates to be volatile and sensitive to the macroeconomic outlook.
* **Sales Volume:** Closed sales are down year-over-year in many Florida markets, reflecting the impact of higher interest rates and affordability challenges.
* **Days on Market:** Properties are staying on the market longer than they were in the peak of the market, indicating a shift towards a more balanced market.
* **Regional Differences:** Florida’s real estate market is not monolithic. Conditions vary significantly between regions (e.g., South Florida vs. the Panhandle).
* **Population Growth:** Florida continues to experience population growth, driving underlying demand for housing, even with the short-term cooling.
* **Economic Factors:** Florida’s economy, including tourism and employment, plays a crucial role in the real estate market’s health. A strong economy generally supports housing demand.
* **Investment:** Investors are still active in the Florida market, but they are more cautious and discerning due to economic uncertainty and higher borrowing costs.
* **Rentals:** Rental rates in some areas are beginning to stabilize or even decrease, impacting the investment appeal of rental properties.

18 Jun, 2025

Homes with professional real estate photos sell 32% faster and for 3-15% more. Listings with high-quality images receive 61% more views. Drone photography is increasingly popular, showcasing waterfront properties and overall land size. Twilight photography is effective for luxury homes. Virtual tours enhance buyer engagement and can reduce unnecessary showings. Staged homes photographed well command higher prices. Listings should include at least 20-25 high-quality images, focusing on key features and unique selling points. Professional photographers understand composition, lighting, and editing, resulting in more attractive listings. Curb appeal photos are crucial as first impressions impact buyer interest.

18 Jun, 2025

Today we hear from the U.S. Federal Reserve. We can expect no change to overnight fed funds. As pointed yesterday by Dr. Paul Brewbaker, the economist who spoke here at the MBA Hawai’i conference, the Fed can only shoot at one target at a time: inflation or employment. They have to pick one and have picked inflation. So far so good. Besides that, he tore into tariffs, and their result on what individuals and countries do in response to them as evidenced by what happened during the first Trump Administration: China moving its manufacturing facilities to non-tariff countries to circumvent the tariffs. But back to the Fed… Industry vet Brent Nyitray observed, “Meanwhile, inflation is almost to the target and Fed is running out of excuses to keep rates 100 basis points too tight. The Fed is making a bet that inflation will spike from tariffs, and that will dominate all other economic effects. At this point, they are not being cautious; they are being obstinate.” (Today’s podcast can be found here and this week’s is sponsored by TRUE. TRUE cuts time to critical loan events from days to minutes by using background AI workers to instantly validate data and automate underwriting decisions. Today’s has an Interview with A&D Mortgage’s Rich Hoffmann on tips and tricks for a successful merger between two mortgage companies, and how product expansion efforts will separate successful origination companies in the future.) Products, Software, and Services for Brokers and Lenders

17 Jun, 2025

– Florida home buying typically takes 30-45 days to close after an offer is accepted.
– First step: Get pre-approved for a mortgage. Knowing your budget beforehand streamlines the process.
– Common closing costs in Florida range from 2-5% of the purchase price, covering expenses like title insurance, recording fees, and transfer taxes.
– Earnest money deposit is typically 1-3% of the purchase price, held in escrow, and credited towards the down payment at closing.
– Inspections are crucial; identify potential issues with the property (roof, electrical, plumbing) before finalizing the purchase.
– Florida is a “buyer beware” state, so due diligence is essential.
– Homeowners insurance is required in Florida; due to hurricane risk, premiums can be higher compared to other states. Factor this into budget.
– Title insurance protects the buyer from title defects or claims against the property.
– Florida real estate market can be competitive, particularly in coastal areas; be prepared to act quickly.
– Property taxes in Florida vary by county; research local rates to estimate annual costs.

17 Jun, 2025

In Spain, Spaniards are shooting water pistols at foreigners to protest the impact of mass tourism: it has created a housing crunch. Tourism in the United States is down considerably, especially from Canada, impacting the economy here on Oahu and in other locations. But in the U.S. the inventory of properties for sale is increasing, and the market has turned for buyers at the expense of sellers. New listings rose 5.2 percent YOY, active inventory is up almost 28 percent year-over-year, days on the market have increased by 6 days, but home prices are essentially flat. Sellers at the lower end aren’t budging… yet. At the higher end, LOs tell me that the market feels “heavy.” (Today’s podcast can be found here and this week’s is sponsored by TRUE. TRUE cuts time to critical loan events from days to minutes by using background AI workers to instantly validate data and automate underwriting decisions. Today’s has an interview with SALT Lending’s Shawn Owen on how digital assets like Bitcoin are reshaping mortgage lending, from collateral risk and fraud prevention to construction financing, regulatory hurdles, and the future of tokenized mortgage markets.) Products, Software, and Services for Brokers and Lenders “Is your loan servicing operation overwhelmed by fragmented and manual processes, inconsistent action handling, or compliance blind spots? In our latest blog, ‘From Chaos to Clarity: How Workflow Transforms Loan Servicing Operations,’ we explore how intelligent automation can help you streamline and automate complexity, improve compliance, and respond faster to borrower needs. Discover six powerful ways workflow enhances standardization, efficiency, visibility, accountability, data use, and the user experience—each brought to life through real-world servicing scenarios. Learn how organizations like yours are eliminating manual errors, accelerating response times, and simplifying complex decisioning with intelligent workflow automation. If you’re looking to reduce the risk and costs of single-point solutions, improve consistency, and stay ahead in a rapidly changing industry, this blog is a must-read. See how organizations are achieving these outcomes with the help of a flexible, proven solution like CLARIFIRE®.”

16 Jun, 2025

– Florida’s real estate market is experiencing a correction after a period of rapid growth during the pandemic.

– Inventory is increasing: Active listings are up significantly year-over-year in many Florida markets, offering buyers more choices. Example: Some markets saw a 100%+ increase in active listings.

– Price appreciation is slowing: Price growth is decelerating, and some areas are seeing price reductions. Median sales prices are stabilizing or experiencing slight declines in select regions.

– Interest rates are impacting affordability: Rising mortgage rates are increasing borrowing costs, cooling demand, and affecting buyer purchasing power. Rates have climbed from historic lows in 2021 to levels not seen in years.

– Migration patterns are evolving: While still attracting new residents, the pace of in-migration may be slowing compared to the pandemic peak. The composition of newcomers and their preferred destinations within Florida are shifting.

– Insurance costs are a major concern: High property insurance rates are a significant factor affecting affordability and market sentiment, particularly in coastal areas. Some homeowners are facing dramatically increased premiums or difficulty obtaining coverage.

– Investment properties are shifting: Rental yields may be squeezed by higher interest rates and insurance costs, affecting the attractiveness of investment properties. Vacancy rates might also start to shift.

– Key markets to watch: Specific areas like Miami, Tampa, Orlando, and Southwest Florida are exhibiting varying trends and should be assessed individually. Some areas are more resilient than others.

16 Jun, 2025

Any food science major will tell you that the difference between jelly and jam is that jam has chunks of fruit in it; jelly is strained. There is also a difference in costs in our biz. Here in Honolulu at the MBAH conference, costs are part of the discussion, and sure enough, there is a map of the mortgage closing costs by state. There is also a difference in denial rates, state by state, for a variety of reasons, so the National Association of Realtors® recently examined data from 2023 to give homebuyers some information as to where denial rates are the highest and lowest, and which groups they most impact. The best (Easiest? Most qualified borrowers?) states to buy in, according to the study, are Alaska, North Dakota, and Nebraska, which all had drastically lower denial rates. The toughest are a trio of Southern states: Mississippi (rejecting 19% of all 2023 mortgage applications), Louisiana (18%), and West Virginia (15%). (Today’s podcast can be found here and this week’s is sponsored by TRUE. TRUE cuts time to critical loan events from days to minutes by using background AI workers to instantly validate data and automate underwriting decisions. Today’s has an interview with TRUE’s Steve Butler on the next evolution of “background AI” in mortgage tech: from cutting decision times to minutes, enabling instant pre-approvals, exposing the hidden costs of partial AI solutions, and what’s ahead in reshaping the future of lending.) Products, Software, and Services for Brokers and Lenders

15 Jun, 2025

Kitchen and bathroom renovations generally offer the highest ROI in Florida. Minor kitchen remodels, costing around $25,000, can see an ROI of 70-80%. Bathroom remodels, particularly updates, can recoup 60-70% of investment. Energy-efficient upgrades like new windows and solar panels are increasingly attractive to Florida buyers, with solar panels potentially increasing home value by 3-4% on average. Exterior improvements, such as landscaping and new siding, can significantly impact curb appeal and ROI, potentially recovering 50-60% of costs. Adding square footage, especially a bedroom or bathroom, typically provides a strong return, contingent on local market demand. Replacing an old roof can recoup over 60% of investment. Always research local market trends and buyer preferences before undertaking major renovations to maximize ROI.