Real Estate Questions? We’ve Got Clear Answers.

Beyond your mortgage, many homeowners budget an additional $800–$1,600+ per month in carrying costs, whether paid directly or bundled into your mortgage payment. This can include homeowners insurance, property taxes, flood insurance, utilities, maintenance, and, in many communities, HOA or CDD fees. Homes with pools often add $150–$250 per month. Total costs vary by location, home age, and whether you’re in a master-planned community.

A CDD (Community Development District) fee helps fund roads, utilities, and shared amenities in many newer or master-planned communities. It’s collected through your property tax bill and typically includes two parts: a bond portion that pays off over time, often 20–30 years, and a maintenance portion that generally continues to cover ongoing upkeep.

If your home is in a lower-risk FEMA zone (like Zone X, B, C, or D) and you’re using a federally backed mortgage, flood insurance generally isn’t required. But about 40% of flood claims come from outside high-risk zones, and standard homeowners insurance won’t cover it — so many owners opt for affordable coverage anyway. See our Lee County guide for more.

Fort Myers offers a wide mix of neighborhoods and access to downtown and beaches. Cape Coral is known for single-family homes and extensive canal systems. Estero centers on newer, master-planned communities. Bonita Springs combines coastal and residential areas, while Naples generally features higher price points and a more resort-driven market. The right fit depends on budget, lifestyle, and whether you plan to live here full-time or seasonally.

Short-term rentals are allowed in many parts of Southwest Florida, but the rules vary by city, zoning, and community. Even where local ordinances allow them, HOA or condo restrictions are often the biggest barrier, with many communities requiring 30-day minimum leases. Licensing, registration, and tourist tax requirements usually apply. Always verify the rules for the specific property before buying or listing.

Florida’s homestead exemption reduces a primary residence’s taxable value by up to $50,000, with part of the exemption adjusting for inflation and applying only to non-school taxes. Once granted, the Save Our Homes cap limits annual assessment increases to 3% or CPI, whichever is lower. You must apply, typically by March 1, and the exemption renews automatically as long as the home remains your primary residence.

Pools add lifestyle value but also higher insurance costs, ongoing maintenance, and long-term upkeep. Many home inspections don’t include pools, so a separate pool inspection is often recommended. Approved safety features are required and can affect insurance eligibility, and starting in 2026, pools must meet safety standards at sale. Screen enclosures and resurfacing are common Florida expenses. A pool is an ongoing responsibility, not a guaranteed resale boost.

HOA fees vary based on what they cover. Some associations handle only basic rules and common areas, while others include amenities, exterior maintenance, insurance, and reserves. Condos typically have higher fees than single-family homes. Many newer communities also have separate CDD fees, which help pay for infrastructure. Similar-looking neighborhoods can have very different total costs.

Both options have trade-offs. New construction typically offers modern layouts, current building and hurricane standards, energy efficiency, and builder warranties—but often comes with CDD fees and longer timelines. Resale homes are usually in established neighborhoods with immediate availability and more negotiating flexibility, but may have higher insurance costs or deferred maintenance. The right choice depends on your priorities, timeline, and total cost of ownership.

“Gulf access” means a waterfront property can reach the Gulf by boat through canals, rivers, or bays. Access can be direct or indirect and may involve bridges, locks, or long travel times. Not all Gulf access is equal—water depth, tides, and restrictions matter. Verify the actual route and limitations before buying.

Florida’s insurance costs are higher due to hurricane and wind risk, frequent storm claims, rising reinsurance costs (insurance companies buying coverage for themselves), and past litigation pressures. Older homes built to earlier standards can be especially costly to insure. Flood damage isn’t covered by standard homeowners policies and requires a separate policy. Premiums vary widely based on location, roof age, construction type, and mitigation features.

Focus on the factors insurers price most heavily. Wind mitigation features often unlock meaningful discounts, and newer homes typically qualify automatically. Shopping multiple carriers matters, as rates vary widely by company. Higher deductibles, roof age, construction type, and location all influence pricing and eligibility, which is why similar homes can see very different premiums.

Not necessarily. Many Florida homes sell “as-is,” meaning buyers accept the property’s current condition. What matters most is pricing, presentation, and transparency. Sellers should disclose known material issues, but repairs are often optional and situational. In some cases, addressing key concerns improves marketability. In others, adjusting price is the smarter strategy. A good agent can help you weigh the trade-offs for your home.

Most costs are deducted from your sale proceeds at closing, not paid out of pocket. Common expenses include commission, documentary stamp tax, title fees, and prorated property taxes. If you still have a mortgage, the remaining balance is paid off at closing. Commission is usually the largest expense and the most negotiable—other costs vary by county and contract. A seller net sheet shows exactly what you’ll walk away with.

It depends on your situation more than the market. Southwest Florida currently favors buyers, with more inventory and longer selling times than recent years. But waiting doesn’t guarantee better conditions—and carrying costs add up. What matters most is pricing correctly from the start and preparing your home to compete. If your circumstances say sell, focus on execution.

It depends on the home and the competition. Vacant properties, dated interiors, and higher price points benefit most—staging helps buyers connect emotionally and visualize the space. A clean, well-maintained home with neutral furnishings may only need professional photography. The goal is presentation that matches buyer expectations, not staging for its own sake. Our free staging guide offers room-by-room tips.

Focus on experience, strategy, and fit. Ask how they price homes in today’s market, how they plan to help you compete, and how they communicate throughout the process. Understand the commission structure and your options, and ask for recent examples or references. Interviewing two or three agents helps you compare approaches and choose the one who aligns with your goals.

Look at what they do, not just what they say. Review their current listings for marketing quality. Ask about their track record and call their references. Notice how clearly and promptly they communicate—that’s a preview of the transaction. Strong agents don’t try to be everything; they’re clear about how they work, play to their strengths, and earn trust through consistency, not performance.