27 May, 2025

Florida property values rely on accurate valuation for taxes, sales, and insurance. Common methods include market value, cost approach, and income capitalization. Market value, often used, compares a property to recent sales of similar properties; inaccuracies arise from dissimilar comparisons. The cost approach calculates the cost to rebuild, adjusted for depreciation, suitable for unique properties but prone to subjectivity in depreciation estimates. Income capitalization, applicable to income-generating properties, values based on potential net operating income; cap rates vary significantly across Florida markets (e.g., different rates for Miami-Dade vs. rural counties). Assessments directly impact property taxes, which are capped by Save Our Homes amendment; increases are limited to 3% annually or CPI change, whichever is lower, for homesteaded properties. Improper valuation leads to under or over taxation. Litigation regarding property valuations is prevalent, resulting in legal fees and potentially altered tax rolls. Homestead exemptions provide significant tax relief for primary residences. According to the Florida Department of Revenue, a reassessment of property values occurs annually in each county.

27 May, 2025

– Florida’s housing market shows signs of cooling after significant price appreciation during the pandemic.
– Inventory is increasing in many markets, providing more options for buyers.
– Interest rates remain elevated, impacting affordability. Mortgage rates hover around 7% (as of late 2023/early 2024).
– Population growth, while still positive, has slowed compared to previous years.
– Median home prices vary drastically across the state, with coastal areas being significantly more expensive than inland regions. Some markets have experienced price corrections of 5-10% in recent months.
– Insurance costs are a major concern, with premiums rising sharply due to increased hurricane risk and other factors. Some homeowners have seen rates double or triple.
– Property taxes are generally lower than in many other states but can vary widely by county and municipality.
– Tourism remains a strong economic driver, supporting the rental market.
– Investment opportunities exist in both long-term rentals and vacation rentals, but profitability depends on location, property type, and management strategy.
– Economic forecasts suggest continued, albeit slower, growth for Florida’s economy.

27 May, 2025

Last week’s overseas headlines raised questions about about a spillover from volatility in the Japanese bond market to US yields. At issue: attention-grabbing newswires regarding a surge in long-term Japanese yields. Now today, overnight headlines made for a decisive correction in Japanese yields–one that’s being credited for opening strength in Treasuries. Is it warranted?  Maybe… Whether it is or isn’t, the movement in Treasuries is insignificant  by comparison. Yields continue operating in the same range, although they are now arguably exiting the prevailing uptrend of the past few weeks.

As for the Japan effect, here’s the case being made for today:

That looks pretty compelling, but if we zoom out, we can see the much larger movements in JGBs (Japanese government bonds) having absolutely zero correlation with Treasuries. 

Bottom line: we’d take the Japan effect with a grain of salt–especially on a holiday-shortened week.

26 May, 2025

– Florida’s housing market shows signs of cooling after significant price appreciation during the pandemic.
– Inventory is increasing in many markets, providing more options for buyers.
– Interest rates remain elevated, impacting affordability. Mortgage rates hover around 7% (as of late 2023/early 2024).
– Population growth, while still positive, has slowed compared to previous years.
– Median home prices vary drastically across the state, with coastal areas being significantly more expensive than inland regions. Some markets have experienced price corrections of 5-10% in recent months.
– Insurance costs are a major concern, with premiums rising sharply due to increased hurricane risk and other factors. Some homeowners have seen rates double or triple.
– Property taxes are generally lower than in many other states but can vary widely by county and municipality.
– Tourism remains a strong economic driver, supporting the rental market.
– Investment opportunities exist in both long-term rentals and vacation rentals, but profitability depends on location, property type, and management strategy.
– Economic forecasts suggest continued, albeit slower, growth for Florida’s economy.

25 May, 2025

Florida offers diverse property types including single-family homes (SFH), condos, townhouses, and mobile homes. SFHs provide privacy and space, often preferred by families; median SFH price in Florida was around $420,000 in late 2023. Condos offer amenities and lower maintenance but come with HOA fees, with median condo prices varying significantly by location, potentially lower than SFHs. Townhouses blend aspects of both with shared walls and typically lower property taxes than SFHs. Mobile homes are the most affordable option but may depreciate in value and face financing challenges; average sales price approximately $150,000. The rising cost of homeowner’s insurance in Florida (average premiums exceeding $6,000 annually) significantly impacts affordability across all property types. Property taxes also vary widely by county, influencing overall housing costs. Waterfront properties command premium prices with increased vulnerability to hurricanes and flooding. Investing in flood insurance is almost essential for coastal properties.

24 May, 2025

Florida property valuations often rely on mass appraisal techniques, which can lead to inaccuracies at the individual property level. The margin of error in valuations can be substantial, with some studies suggesting discrepancies of up to 20% or more. Factors contributing to inaccuracies include infrequent reassessments (often annually), reliance on comparable sales data that may not be truly comparable, and inadequate consideration of unique property characteristics. The assessed value is used to calculate property taxes, which are a primary source of revenue for local governments. Homestead exemptions and other property tax limitations, like Save Our Homes, can create significant disparities in assessed values between similar properties. Legal challenges to property tax assessments are common in Florida, particularly when owners believe their property is overvalued. Market values are also important; recent surges in property value impact assessed valuation accuracy in relation to current market conditions.

23 May, 2025

Florida’s housing market is experiencing fluctuating conditions, making the “right time” to buy a highly individual decision. Interest rates remain elevated, impacting affordability. Home prices have seen some moderation in certain areas, but overall remain relatively high compared to pre-pandemic levels. Inventory levels are increasing in many Florida markets, offering buyers more options. Population growth continues to fuel housing demand, particularly in popular metro areas. Property taxes and insurance costs are significant considerations, especially in coastal regions prone to hurricanes. Median home prices vary considerably by region, with coastal areas like Miami-Dade and Broward Counties commanding a premium. Rising insurance premiums are significantly increasing the overall cost of homeownership in Florida, with some areas experiencing rate hikes of 50% or more. Investors should carefully analyze local market trends and factor in all associated costs before making a purchase. The statewide median sales price for single-family homes was around $420,000 as of late 2023/early 2024.

23 May, 2025

“I can’t afford an Ancestry DNA kit to learn about my relatives. So instead, I posted online that I had won the Powerball Lottery.” Speaking of news dissemination, Southwest Airlines sent out a press release about using chargers on its airplanes. Finally, in terms of spreading news, some love him, some say he’s little more than a frat boy, we have FHFA Director Bill Pulte. I was present at his Q&A in Manhattan where he basically said that releasing Freddie and Fannie from conservatorship was “not a priority” and that the process wouldn’t begin until 2026. This was changed by his boss, Donald Trump, within a day or two. Our housing finance system doesn’t need chaos for chaos’ sake. (My notes from Mr. Pulte’s stage time are below.) Speaking of the conference this week in New York, with its Naked Cowboy, on today’s episode of Last Word at 10am PT, the team will share their top takeaways from the MBA Secondary Conference in New York, including what people were really talking about on the ground. They’ll also dig into the recent jump in mortgage rates and what it could mean for the market in the weeks ahead. (Today’s podcast can be found here and this week’s is sponsored by Xactus and its commitment to the continued transformation of the mortgage verification industry. Pioneering a new class of technology, “Intelligent Verification,” Xactus is redefining how the industry originates and services mortgages. Today’s has an interview with ALTA’s Elizabeth Blosser on the rising threat of real estate cybercrime, and how the title industry is fighting back with proactive strategies, technology, and consumer education to protect transactions and reduce fraud.)

22 May, 2025

– Staged homes sell 73% faster on average than non-staged homes.
– Staged homes can sell for up to 20% more than non-staged properties.
– The National Association of REALTORS® (NAR) reports that 82% of buyers’ agents said staging made it easier for buyers to visualize the property as their future home.
– Vacant homes, when staged, see an average decrease of time on market from 156 days to 42 days, according to the Real Estate Staging Association (RESA).
– Staging investment is typically 1-3% of the home’s sale price, with a potential ROI of 8-10%.
– Key staging elements include decluttering, depersonalizing, furniture arrangement to highlight space and function, and enhancing curb appeal.
– In Florida, staging is particularly important due to high competition and discerning buyers looking for vacation homes or permanent residences.
– Curb appeal staging is crucial for attracting buyers in Florida’s competitive market.
– Professional photography is essential to showcase the staged property effectively online.

22 May, 2025

Yesterday I headed west from the conference while my son Robbie headed south to the nCino nSight event. But while in Manhattan Dawn S. asked me, “How do you know if there’s a vegan at your party?” Answer: “They’ll tell you.” It’s not hard to find someone to tell you why the “Sell America” trade is rampant in the financial markets, impacting rates and borrowers, and reminding us that politics and lending are indeed entwined. The U.S. should curb its “ever-increasing” debt burden, said Gita Gopinath, First Deputy Managing Director of the International Monetary Fund, in an interview with the Financial Times published Tuesday. Recall that Moody’s downgraded the U.S. credit rating due to rising government debt and interest payments, and as fiscal analysts raise concerns over Donald Trump’s proposal to extend and expand tax cuts. Gopinath noted that recent developments, including a truce on tariffs between the US and China and a US-UK trade agreement, are positive, but said “very elevated” trade policy uncertainty continues to affect the US economy. The IMF lowered its US growth forecast in April, citing trade tensions as a significant factor. The nation’s growing debt reflects a persistent imbalance between government spending and revenue, with no clear reversal in sight: regardless of party, no politician seems to be able to say no. (Today’s podcast can be found here and this week’s is sponsored by Xactus and its commitment to the continued transformation of the mortgage verification industry. Pioneering a new class of technology, “Intelligent Verification,” Xactus is redefining how the industry originates and services mortgages. Today’s has an interview with Finance of America’s Ashley Smith and Ryan Schmidt on why reverse mortgages deserve more attention from the broader mortgage industry and what’s holding back adoption.)