Buying
The house is the easy part. The cost of keeping it is not.
Anybody can send you listings. What decides whether you are happy here in three years is the tax bill after it reassesses, the insurance premium on a roof you did not ask about, and whether the street floods. We start there.
Start here, not with us
Three things worth knowing before you look at a single house.
Whether you should buy at all
How long you plan to stay decides this more than the interest rate does. On its default numbers our comparison says keep renting, and it means it.
What it really costs each month
Florida reassesses your taxes when you buy, so the seller's bill is not your bill. On a Cape Coral house the gap against a normal mortgage calculator is over a thousand a month.
The flood zone and the premium
Straight from FEMA's map rather than the listing sheet, which has been wrong here for years. Plus what a fifteen year old roof does to a quote.
The search
Every listing, including the ones that sold.
Not a filtered selection and not our listings pushed to the top. The whole Florida Gulf Coast MLS, updated through the day, with sold prices so you can see what things actually went for rather than what they were asking.
Save a search and we will email you when something matching turns up, on whatever schedule suits you. Save the ones you like and share them with whoever is deciding with you.
The MLS requires an account before it will let us show you sold data. It takes a minute and we do not sell your details to anybody.
Start searching
When you find one
What happens next.
We go and look properly
Not a walk through with the lights on. What the roof is, what the seawall looks like, whether the addition was permitted, and which way the water went in 2022. We have been selling here long enough to know which streets to worry about.
You get the numbers before you offer
Reassessed taxes, an insurance range, the association's finances if there are any, and what the last few comparable sales actually closed at. If those numbers say walk away, we will say walk away.
We write the offer to fit the seller
Price is one lever and often not the one that wins. A closing date that suits them, the right deposit, and inspection terms that are firm without being reckless will beat a higher number more often than people think.
Then somebody stays on it
Inspection, appraisal, title, insurance binder, walkthrough. Most deals that fall apart do so quietly, because nobody was chasing. We chase.
Where people are buying
Each place here is its own market.
A canal in Cape Coral, a golf community in Estero and a condo on the beach behave nothing like each other. These are the last ninety days.
No obligation, and no drip campaign afterwards.
Ring and ask a question. If you are two years away from buying, that is a fine time to ring. We would rather answer it now than sell you something now.