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See how the Southeast Florida market performed in Q2, why single-family homes are leaning toward sellers, and what it means for your next move.

If you've been waiting for a clearer read on the Southeast Florida market before making a move, the second quarter gave us one, and the news is good. Quarter one was already strong, with nearly every metric pointing in the right direction, and quarter two built on it. For anyone thinking about selling, the conditions right now are worth understanding.

The overall market kept improving. Across Southeast Florida, closed sales rose 9.6% compared to the same quarter last year, and pending sales climbed 11%. Homes are also selling a little faster, with days on market down 2.6%, and the median sales price edged up about 1.6%. None of these are dramatic swings on their own, but together they point to a market that's healthy and moving in the right direction.

"Closed sales across the market rose 9.6%, and ours rose more than 40%."

Our team outpaced the market. While the broader market improved, our results grew well beyond it. Tricoli Team closed sales are up over 40%, and our pending sales are up 56%, compared to the market's 9.6% and 11%. A lot of that comes from how far we push our marketing, including new ways we're using AI to get each listing in front of as many people as possible and to find the right buyer for every home we represent. Reaching more of the right buyers is what separates a good result from a great one.

Inventory is getting tighter. One of the bigger shifts this quarter was on the supply side. Both active listings and new listings decreased, which means there's less inventory available even as homes keep selling. For sellers, fewer competing listings can work in your favor, especially in the segments where demand is strongest.

Single-family and condos are splitting. Not every part of the market looks the same. Overall, the months of supply sit around 7.15, but single-family homes are running closer to 4.5 months, which leans toward a seller's market, while condos are around 10 months. The condo number has actually improved, coming down from roughly 12 months at its peak. If you own a single-family home, the balance is tilted in your favor more than the overall figure suggests.

Taken together, this quarter points to a stronger market, with real opportunities that depend on what and where you own. Whether you're selling, buying, or doing both this year, the smartest first step is understanding exactly how these trends apply to your home. We'd love to walk you through it in a free consultation. Give us a call at 561-220-2052, email us at info@tricoliteam.com, or visit tricoliteam.com. We'll show you where your home stands in today's market and what it means for your next move.

Capital gains, portability, and condo fees can quietly reshape what you actually walk away with after a long-held Florida home sale.

Are you 60 years or older and looking to sell your home this year? You could be sitting on a gold mine. The same goes for anyone who has owned a home for many years, say twenty or more. You could be sitting on a lot of money and equity, and you just have to be careful with it. Here are three things we want you to know before you make a move, and if any of them sound like your situation, let's schedule an in-person consultation to go over the details.

1. Understand the tax difference before you sell. The IRS currently allows the first $250,000 in profit for a single person and $500,000 for a married couple to be excluded from capital gains on the sale of a primary residence. So what happens if your gain is over that? You could be facing a pretty significant capital gains bill. 

That's why it's really important to find those receipts and pull together every upgrade you've done over the years. Those improvements raise your cost basis, and using them to your advantage is how you avoid extra tax costs on a home you've owned for a really long time.

"You could be sitting on a lot of money and equity. You just have to be careful with it."

2. Florida portability can be a tremendous benefit. In the state of Florida, you can port up to $500,000 in accumulated assessed value savings from your current homestead to a new Florida homestead. To claim it, you need to establish your new homestead within three tax years of abandoning the old one. 

Come November, the picture could shift a bit more depending on how the statewide property tax vote goes, and if you haven't seen it yet, watch our latest video on the homestead exemption changes on the ballot. Either way, if you're looking to downsize or move somewhere else in Florida, portability can mean tremendous tax savings, and it's worth sitting down to run your specific numbers.

3. Be careful with the downsizing math on condos. A lot of people are looking to downsize into a condo for lower maintenance, less to take care of, and less to worry about. Just be very careful there. Association fees have gone up quite a bit. Everything that happened with the Surfside condo collapse has led to tremendous requirements for reserves and for the inspections and maintenance work that buildings now have to complete. 

Associations that spent years waiving reserves are now required to fund them, and that has caused special assessments and pushed some condo dues up sharply. Before you trade a house for a condo, look closely at the building's reserve funding and inspection status, because the monthly savings you're counting on may not be there.

Those are the three things we wanted to point out. We can go into a lot more detail if you'd like to discuss them, or even if you're just starting to think about selling your home. Call or text us at 561-220-2052, email us at info@tricoliteam.com, or visit tricoliteam.com. We'd love to talk to you.

A constitutional amendment heading to the November ballot could mean major property tax savings. Here's how it would work and who it affects.

Have you heard about the $250,000 homestead exemption proposal that's been moving through our state government here in Florida? It took a big step forward on June 2nd, and it's now headed to voters this November. We wanted to walk you through where things stand, what it would actually do, and what it could mean for you as a homeowner.

The proposal still needs a vote, but it cleared a major hurdle. This is a constitutional amendment approved by the Florida Legislature on June 2nd, which will appear on the November ballot. For it to actually take effect, it needs 60% voter approval. That's a high bar, but given the support behind it, there's a real chance it gets there.

"If it passes, Florida's homestead exemption would climb from $50,000 to $250,000 over two years."

The exemption would grow in steps. Right now, the homestead exemption on your primary residence here in Florida sits at $50,000. If this passes, in 2027 it would rise to $150,000, and then in 2028 it would step up to the full $250,000. There's also a framework to potentially increase it further over time. For a homeowner, that's a significant amount of property tax savings on the home or condo you actually live in.

School taxes are the one piece that stays. Whenever taxes get cut in one place, the money usually has to come from somewhere, and here's how this proposal handles it. The expanded exemption applies to non-school property taxes, which means the portion that funds our schools, a meaningful share of the overall bill, stays in place. That's a good thing. We want our school systems funded so our kids get a strong education, and this keeps that support intact while still delivering real relief on the rest.

Out-of-state buyers have a waiting period. Here's the one catch worth knowing. Under the proposal, anyone who becomes a Florida resident after the start of 2027 would have to wait up to five years before they can take full advantage of the increased exemption. The idea is to avoid a sudden rush of people relocating all at once to capture the benefit. The good news for anyone thinking about moving to Florida is that the savings are still there down the road once that period passes.

So what's the bottom line? We think this is a positive for real estate here in Southeast Florida and for buyers and sellers alike. Lower carrying costs for a primary home make ownership more attractive, which is good for the whole market. It all comes down to that 60% vote in November, and we'll be watching it closely.

If you'd like to talk through what this could mean for your situation, whether you're thinking about buying or selling here in Southeast Florida, reach out anytime. Call or text us at 561-220-2052, email us at info@tricoliteam.com, or visit tricoliteam.com. We'd love to discuss it with you.