Blog

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.

The strategies that sold homes in 2022 don't work now. We break down the four factors that decide whether your home sells, and what to fix.

We've been getting a lot of questions lately about why homes aren't selling in today's market. The truth is, a lot has changed since 2022, and the strategies that worked back then no longer work. If an agent or a seller is still leaning on that old playbook, it won't get the result they want. 

We have seen a pickup over the last six months, which is a great sign, but when a home isn't selling, it almost always comes back to four things we look at on every listing: price, condition, marketing, and communication.

Price is the first thing we look at. If you've been getting plenty of showings, buyers are coming through the door, and nobody is making an offer, the price is usually the place to start. Plenty of interest with no offers is the market telling you something, and it's worth listening to before more time goes by.

Condition can be what's holding it back. Sometimes the issue isn't the number, it's the way the home shows. Does it need staging? Are there small things that could be addressed to help a buyer picture themselves there and start making offers? Little adjustments to the condition often make the difference between a buyer walking through and a buyer writing an offer.

"When a home isn't selling, it almost always comes back to four things: price, condition, marketing, and communication."

Marketing decides whether buyers even see it. If your home isn't getting showings at all, the question becomes whether buyers are seeing it online or not seeing it because the marketing isn't reaching them. Maybe the photos aren't strong. Maybe a cell phone was used instead of a professional photographer. Maybe the listing isn't using showcase tools, the 360 walkthrough, and video, the extra pieces that help us sell your home fast to local buyers and to people seeing it from out of town. If great marketing isn't turning into showings, that's a problem we can fix.

Communication ties the whole process together. This is where we spend a lot of our energy. We communicate throughout the entire process to gather feedback, understand what buyers are saying, and understand what other agents are saying. 

We do everything we can to understand how the market is responding to your home, and then we keep you in the loop the whole way through. That feedback loop is how we figure out what's really going on and adjust.

Because we look at all four of these together, we usually have a very good understanding of why a home didn't sell the last time, what we'd do differently this time, and how to build a strategic plan to get it sold in today's market for top dollar, without dragging on through endless showings. 

Whether your situation calls for a sharper price, better presentation, stronger home-selling strategy, or simply better communication, we're happy to look at your home specifically and walk you through it.

If you'd like a free consultation and a clearer understanding of why your home didn't sell, give us a call or text at (561) 220-2052, email us at info@tricoliteam.com, or visit tricoliteam.com. We'd love to have a conversation about your home and put together a plan.

Closed sales are up, inventory is down, and our team put 126 buyers and sellers under contract in Q1 alone. Here's what the numbers are telling us.

We just finished the first quarter of 2026 here in Southeast Florida, and the numbers are in. If you've been watching this market and wondering which direction things are heading, Q1 gave us some real answers.

Strong finish to 2025 set the tone. Coming out of December 2025, we really started to see our market ramp up more than it has in past years to end the year. All great signs pointing into the first quarter of this year. Everything's been up. The MLS has been up. The overall market's been up.

Closed sales up 5.5% across Southeast Florida. That's a strong number. Pending sales went up over 7%, which is exciting because pending sales are the leading indicator of where the market is heading.

"Our closed units in the first quarter went up 39% from Q1 last year, and we helped 126 buyers and sellers get under contract."

Our team has had a big start to the year. We've kind of crushed the market compared to the averages. Our closed units in the first quarter went up 39% from Q1 last year. On the pending side, we helped 126 buyers and sellers get under contract with their home in Q1 2026. That's over a 34% increase for us this year. It's probably been one of our best starts to a new year ever.

Days on market is the one number that went up. The last average across the MLS is 67 days. Ours usually runs about half that because of everything we do with marketing and our sole focus on getting homes sold and helping buyers. But across the broader market, homes are still taking a little longer than normal to sell.

Average and median home prices have ticked up slightly. That's good news for sellers and for homeowners building equity. Prices are moving in the right direction, even if gradually.

Active listings are down. There are fewer homes, townhomes, and condos for people to choose from in our market than there were this time last year. Now, comparing that to 2022, our inventory is still probably two and a half to three times the amount it was back then, which is likely why days on market continue to grow. But that number coming down is important. 

A tight supply with steady demand typically drives higher sales value and can push prices up. We've already seen a bit of that.

New listings on the market are also down. That means fewer homes are coming to market, which further tightens supply. Less inventory and increasing demand usually help sellers.

Months of supply sit at eight months total. That includes houses, townhomes, and condos altogether. But the markets are different when you break them out. Single-family homes are sitting closer to about five months of inventory, which is a much healthier number. 

Condos are still fairly high, around 10 to 11 months of inventory. So if you're a buyer looking at condos, you have more options and more room to negotiate. If you're looking at single-family homes, things are tighter.

That's a brief analysis of the first quarter here in 2026. If you want to know more about the market or more about your particular home, whether you're thinking about buying or selling, give us a call, email us, or text us anytime. We'd love to set up an appointment. Reach us at (561) 220-2052 or email info@tricoliteam.com. You can also visit tricoliteam.com for more. We look forward to hearing from you.

Lowball offers are frustrating, but you don't have to accept them right away. Here are four effective strategies to handle these offers and turn the negotiation in your favor.

Lowball offers are a common part of the real estate process, but receiving an offer far below your asking price can be frustrating. You might find yourself asking, "Are they serious?" or "What should I do next?" Instead of getting upset, it's important to approach lowball offers with a strategic mindset. 

Lowball offers are often used as a negotiation tactic. The buyer is looking for a good deal, and the seller wants the best price possible. It’s a typical part of the back-and-forth in real estate transactions. A lowball offer doesn’t necessarily mean the buyer doesn't value your property; it might simply be a starting point for negotiation.

Here are the best ways to handle them while keeping control of the situation.

1. Understand the offer. The first thing to do when you receive a lowball offer is to take a moment and assess the situation. Instead of reacting right away, try to understand where the offer is coming from. Is the buyer trying to negotiate the best price, or do they not fully understand the market?

In some cases, the buyer may be testing your flexibility on price. In other cases, they may simply be unaware of your property's true value. By understanding the motivations behind the offer, you can determine your next steps more effectively.

It’s important to remember that this is business, not personal. Once you understand why the offer is low, you’ll be in a better position to respond thoughtfully.

"A lowball offer doesn’t necessarily mean the buyer doesn't value your property; it might simply be a starting point for negotiation."

2. Stay calm and collected. Maintaining composure is crucial in any real estate transaction. Showing desperation to sell or being too eager to accept an offer can weaken your stance. Staying calm shows the other party that you're composed and in control, which is an advantage in any negotiation.

3. Counter with confidence. When you receive a lowball offer, it’s important to respond with a fair counteroffer that reflects your expectations. You need to remain firm but reasonable.

Communicate the true value of your property by highlighting key features like location, recent improvements, or market demand. Supporting your counteroffer with facts, such as recent comparable sales in the area, will strengthen your position.

For example, if a buyer offers $20,000 less than your asking price, don’t simply dismiss it. A more effective response would be: “I appreciate your offer, but based on recent sales in the area and the condition of the home, I believe the list price accurately reflects the true value of the property.” This shows that you're open to negotiation but also clear on the value of your property.

4. Know when to walk away. If the offer is too far below your bottom line, it may not be worth your time to continue negotiations. Walking away isn’t a sign of failure: it’s a demonstration of your confidence in your price. If you stand firm, the buyer may return with a better offer. If they don’t, it might just be a sign that the deal isn’t right for you.

Knowing your limits is key in these situations. If the offer doesn’t align with your goals, it’s okay to decline and move on. Holding out for the right offer is perfectly fine.

Handling lowball offers comes down to understanding the offer, staying calm, responding with confidence, and knowing when to walk away. The important thing to remember is that negotiations are a natural part of the real estate process, and you don’t have to accept the first offer you receive.

If you have any questions or need help with your real estate plans, I’d be happy to help. Contact me today to discuss your specific situation and get tailored advice for your home sale or purchase. You can call or text (561) 220-2052 or email info@tricoliteam.com to book a free, no-obligation consultation. I’m here to help.