Tampa Housing Market Update, Florida Insurance News, and St. Pete Fun

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[00:00:01]Hot dance.

[00:00:26]Yeah.

[00:00:54]What is up ladies and gentlemen? Welcome to another episode of Tampa Talk Live.

[00:00:59]It is Taco Tuesday in Tampa Bay here. We are excited to be with you and uh if you've never joined us before, welcome.

[00:01:05]We talk all things Tampa Bay. What it's like to live here, what it's like to work here, what it's like to play here.

[00:01:10]I'm joined by my co-hostess with the mostess, Miss Madison Cruz down in St. Petersburg, Florida. Good evening, Madison.

[00:01:17]>> Good evening, everyone. I hope everyone is enjoying their beautiful Tuesday evening. I want to say day, but it's evening. It feels like day. I'm still getting used to the the sunlight here.

[00:01:30]It's awesome.

[00:01:31]>> It is awesome. And it is warm today, y'all, if anyone's wondering. It is uh hot in Florida. So excited to be with you guys. Oh, we are joined by another um hostess with the mostess as well. Um sliding in late here. I I don't Is there a tardy program allowed in in Tampa Talk Tuesday? What's going on here?

[00:01:50]>> I'll have to do push-ups or something. I don't know.

[00:01:53]Well, we are joined by Miss Stacy Aean up in Wesley Chapel. Good evening, Stacy.

[00:01:58]>> Good evening, everyone. Happy to be here.

[00:02:01]>> Don't mind her. She's only, uh, put, you know, two families in a new home this weekend and working on her third right now. So, uh, shout out to her.

[00:02:10]>> Yes, Madison did two, so they're like back and forth. You know, one one of them it just always has to be jockeying for position at some sort, so it's always fun to be on a team that's working through it. But y'all, welcome.

[00:02:21]Uh tonight we're going to be talking about the state of the real estate market here in Tampa Bay. So if you're tuning in for that, uh happy to have you. Let us know where you're watching from. Love connecting with you guys. We got Kevin over um we got Keith tonight, who I believe is in town, by the way. Um he may not be, but I I think you are heading down. Keith, Keith, let me know because I'm pretty sure you you're heading down. Um also, uh wherever you're watching from, let us know. If you have questions, do not hesitate to put those in the chat. We'd love to answer those live. Um, we are going to get a little bit deep in the weeds here in real estate news. We're going to be talking about um, obviously where pricing is heading, inventory, um, really where the opportunities are in the market and where the challenges are.

[00:03:03]We're also going to be talking about some good news with Florida homeowners insurance. We we had an outstanding year last year. We've got some evidence that we want to share with you guys. More importantly, we're seeing that relief on the ground, um, which is excellent.

[00:03:15]Also, we're going to be talking about the Howard Franklin Bridge. got some news on uh things opening up there. So, if you're local, these things matter.

[00:03:22]And uh I'm pretty sure uh that that's uh important to you guys. Uh Madison's going to be talking about stuff happening in St. Pete. Uh Stacy, you got things in Wesley Chapel happening tonight, right?

[00:03:36]>> Yes.

[00:03:37]>> Excellent.

[00:03:39]If she seems occupied, she's >> Yeah. All good. All good. All right. All right. So, what I want to start with is let's get into the state of the market.

[00:03:48]If you saw the thumbnail, um, shout out to Gemini. I did a really good job about that. Um, I did my best impression of, uh, Governor DeSantis standing behind a podium and the the badge on it says Tampa Bay Housing.

[00:04:02]>> I haven't seen it yet. I need to go.

[00:04:04]>> Yeah. Yeah. It was pretty good. But I want to get into this because, oh man, it feels so good to uh, revel in um, the doomer's misery. And what I mean by that is uh we're gonna talk about how um first first and foremost, let me just ruin all of the doom day doomsayers. Uh the market's not crashing here. As a matter of fact, we've got evidence to the contrary. Um there are there's some softness and again that's that is normal. Um you know in every market and it's not any different than ours. But we're going to get into some details because people ask us about this all the time. They ask us the crystal ball question where the market is heading.

[00:04:42]And tonight I'm going to give you some some um get into the numbers here a little bit because people always ask. So we're going to cover the five counties that we service. We're going to talk about Penllis County, Pasco County where where um Stacy is. We're going to talk about Hillsboro County which is where Tampa proper is located. We're going to talk about Manatee which is uh Brandon Parish area. And then we're going to dip into Sarasota a little bit. We probably won't spend a ton of time um on each of these. I'm going to give a summary, if you will, this evening, um, and then get much deeper. And we're going to focus tonight specifically on single family housing. We're we're not going to get too far in the weeds of condos. It's an entirely separate market and it and within that market, they're separate markets. So, most of our clients choose to purchase single family homes or they move into them. So, that's that's where we'll kind of hang out tonight. Now, I want to get right into some of these numbers and get to it. And uh again, if you you guys have questions, please feel free to ask them in real time. Um I will try to put this in in a uh view that everybody has the ability to read. For some of us who have old eyes, it can get a little bit difficult. But we're going to start in Penllis County. Now, Penelis County, if you don't know, we're talking about Clearwater, St. Pete. Those are the two most recognizable areas in our county. Uh we're almost a million residents, which is a lot for this land mass that we have here. this when you think of those white sugar sand beaches that you see on the Gulf of America, that's exactly what you're looking at.

[00:06:09]Um this area here now, uh this area was devastated by hurricanes two years ago, 18 months at this point. Um and I know this because my home flooded from the second one and I've shared my journey with that, but um you know, we're starting to see a significant rebound take place in real estate and this and while I am showing you a snapshot from April, I want to set up why. Okay, real estate numbers from the previous month come out right in the middle of the next month. So, April's numbers didn't get released till either the second or third week of the of May. So, that's why you guys are looking at it. We weren't worthy last week, but I'm going to bring you up to speed on this. We're also going to talk about trends and it's important because Madison, Stacy, Ashley, these ladies are are boots on the ground. They're in the trenches with clients seeing these things take place in real time. So, we're going to give you two different perspectives. We're going to share the numbers and then we're going to share with what we're seeing with our clients. So, that's what you can expect from us tonight. If you have questions, like I said, please don't hesitate to ask. We don't know everything and I'm sharing my perspective and these ladies will share their perspective as well. We don't pretend to be economist. We love real estate. I love nerding out about it. But again, I I'm reporting the news and sharing what we're seeing. So, I wanted to kind of give everybody uh perspective on that. Awesome. Uh Jackson uh says that thanks for doing these. Um that idiot from Reventure posted a video saying Tampa and St. Pete will lose 50% of their homes by home value by Christmas. That is wonderful. I love hearing that because that guy's been saying that for at least five years and it still has yet to happen. So, more of that.

[00:07:49]>> More of that. All right, let's get into this. So, what y'all are looking at right now, um, just so everybody knows, these come from our multiple listing service. Our multiple listing service is where all the real estate agents record all of the sales and we list the properties for sale. All of the data that gets pulled, well, let me rephrase it this way. The big portal sites that you probably use like Zillow, Realtor.com, Redfin, they pull that information from us directly and then report it back to you. They make news, they make articles, they make blogs, but they're using our information. Okay? I want everybody to know that out of the start. Now, they will use other info as well, but the source is where you want to get it from. So, the MLS is the most accurate source that we have to report.

[00:08:36]So, this is why we're sharing it with you. Okay? So, I want to start tonight on on what this is. Now, again, we're talking about Penllis County. If you're interested in Pasco, Hillsboro, Manatee, and Sarasota, we're going to get to those. So, stick with us. We'll try to keep this thing on point today. All right, but I want to start with closed sales. So, the first thing that that means is these are the number of homes that sold in April and their closed sales, not pending sales or accepted a contract waiting to close. It means that they actually closed. Well, that number was up 3.9% from the previous year. The numbers in the right column are all year-over-year. Okay, that's the thing I want everybody to kind of take note of.

[00:09:14]Paid in cash was down about 13 and a half%. The median sales price rose by 1.1%. That's a very modest gain. But guess what it is? It's a gain. It's an improvement. Most importantly, it's trending. And I'll show you that here as well. The average the average sales price, and we'll talk about the difference between the two rows. 13.6%.

[00:09:36]That's a lot, y'all. That's a big jump.

[00:09:39]Um I'm sorry, Mr. Reventure. Hold on to your pants.

[00:09:43]All right. So, what is median? Median means the middle of the activity. What they do what they do. I love that BG.

[00:09:51]You're great. Fantastic. BG says one is running for governor. He saw the thumbnail. Yes. I'm working on. So the median means the middle of the activity.

[00:09:58]They throw out the highest sales like those big luxury sales and they throw out the lowest sales like the foreclosures. It's the middle of the activity. The average is the average of all of the sales in total. Okay? So that's what that means. So average is up 13.6%. median is is a more accurate representation of what's taking place in the market right now. Okay? Because it throws out those big multi-million dollar condo sales and things like that.

[00:10:25]All right. Um dollar volume, I won't worry about that. Um the median price, I'm sorry, the the median percentage of original to list price. All right. That what does that mean? That means that sellers are on uh uh on average receiving 94.9% of their asking price.

[00:10:41]about 5% in Penllis County. Below asking is what buyers are winning on. Okay.

[00:10:47]Again, time to contract 35 days. Okay.

[00:10:52]So, in 2026, it's up a few, but that's still not a long time to to receive a contract. That's up 25%. But again, 35 days on average for a homeowner to receive a contract. Time to sale is about 75 days. What's the difference?

[00:11:07]Well, you can write an offer in two weeks, but it takes you an additional 30 days to close. So, that's where those numbers tend to come from. So, if it takes 35 days to get a contract and another 30 days to close, that's how you come close to that number. All right.

[00:11:19]Pending sales. This is an important thing. What is a pending sale? Uh Madison, can you help everybody? What's a pending sale mean?

[00:11:26]>> Yes. So that is when a buyer and a seller has came to an agreement on terms and they have a formal legal contract in place on a home.

[00:11:37]>> Exactly. A buyer has made an offer, the seller has accepted it, and that property has went from active on the market to pending sale. Okay, that number is up 9.2%. That's a big jump year-over-year. Okay. Um, now here's here's where things get important. new listings, you want to see this number trending down if you want a healthy market. If that number is continuing to increase, it typically puts more pressure on pricing. But when that number is decreasing, it is not doing that. So new listings, there were,233 new listings this year. That is down 20% from last year. Now I don't want to sit here and brag and say, "Oh, the the market's ripping." And and we also No, that's not the point. We're cycling numbers against a hurricane.

[00:12:25]>> Okay? So, that's why you're seeing this decrease. There were people selling their property for land value a year ago. Okay? So, that 20% decline looks great, but you have to kind of see through the the forest through the trees, if you will. All of this indicates a rebounding market, but this is one snapshot. So, keep that in mind.

[00:12:44]I'll walk you through it. All right.

[00:12:45]Pending inventory. Okay? That means the number of properties that have been marked pending. That's up 5%. So again, we've got uh inventory trending down, meaning the number of homes for sale is trending down. The number of homes being purchased or being uh going under contract is rising and the number of sales the actual sales that are taking place is also rising. So if if uh real estate operates on supply and demand, it says that supply is going down, demand is going up. What will typically happen with pricing?

[00:13:20]it will increase as well. Right? So, that was the modest 1.1 gain. Okay, that's the important thing to look at.

[00:13:26]Now, what I want to do is show you um some other stats really quick and we'll jump through this. This was closed sales. I'm not as much focused on this because people are always looking at price. Okay, cash sales. We'll we'll worry about that later. Um month. So, here we go. Single family homes in in Penelis County. Here is the median sales price. And this is what I want to show people. Okay. So again, if Mr. Reventure is talking about how the market is doom and gloom, which you hey, he gets a lot of views with that type of content. But the reality is Penelis County has been up every single month since January of 26 and it's right in front of you there on the right side. January is 1.1, February is 1.1. These are very modest gains, y'all. Right? You you bake in inflation and technically it's a loss.

[00:14:11]So, I'm not going to sit here and pretend like it's something it's not, but it's still a gain, right? March was up 4.8%. That's a big lift. And then 1.1% again. Okay. So, that's Penllis County. Okay. That's that is a bright and shining star on our market right now essentially. Okay. So, that's good news and walk you guys through it. Now, I'm going to take you over to Hillsboro County where uh this is Tampa proper.

[00:14:34]This is areas like Westchase, Riverview, Brandon, Val Rico, um, Loots, Carolwood. These these areas that are very popular with a lot of our clients. Okay. Um, and y'all, I I know I'm talking a lot of numbers here. If you have questions, please ask. That's what we're here for. I don't want to talk at you guys. I'm gonna ask I ask the ladies, of course. Um, but we're gonna and and again, I'm going to get into some of their numbers. I'm probably going to do two of these at a time and ask some questions, just so you know.

[00:15:02]So, if you guys want those, uh, dig in.

[00:15:04]All right, so here we go. Now, we are looking at Hillsboro County, single family homes. Again, no condos, just so everybody knows. The amount of closed sales was down 2%. All right, we're not going to worry about paging cash. That number fluctuates all the time. It is important, but it's it's not relative to this conversation because again, people are mostly asking about pricing. Now, the median sales price in Hillsboro County, again, including Tampa, Westchase, those areas, was up 7%.

[00:15:31]Again, a very modest gain. I'm gonna call that flat. All right. To me, that's not even a gain. Again, you start including in inflation for the year. We didn't we didn't make a gain. However, the number is trending up. Okay. The average sales price is up 3.9%. And again, that's usually where we see a lot of our clients purchase is in that price range. Right ladies?

[00:15:53]>> Yes.

[00:15:53]>> Right. We don't sell a whole lot of 400,000 or below. We do sell them, but we tend to see more clients spending in that 5 to 850 range on average is, you know, is what we're really seeing there.

[00:16:05]Okay. Um, now the average price up 3.9%.

[00:16:08]Like we said, if we go down to median time to contract, 34 days. So it takes one less day to get a contract in Hillsboro than it does Penllis. Not a big jump there, but that number is up 9.7%. The median time to sales exactly the same as Penelis, 75 days. Okay, that's up 4.2. New pending sales. Now, this is where we get back to supply and demand again. New pending sales are up 9.6%.

[00:16:33]Okay, so ladies, if if inventory goes up, then that means that uh that could be putting pressure on pricing, but if inventory goes down, which it did almost 11 and a half%.

[00:16:45]Now, this is the interesting thing that I'm seeing trending right now. This is the time of the year where we're supposed to be getting more listings, not less, >> right? not less, but here we are for some reason. So 11 and a half% which equaled about 300 homes. Okay, pending inventory is up 4%. So again, pending sales are up, actual sales are up, and inventory is down. All of that is good news if you're a homeowner, and it's very good news for stability if nothing else, right? Again, we're not going crazy with um a ton of opportunity. And the the months of supply, which is inventory, is 3.7%.

[00:17:26]That means if we didn't list another home in Tampa Bay for the next 3.7 months, it would take that long to sell everyone that are actually on the market right now.

[00:17:36]All right. Lot a lot of talking going on there, but I I wanted to share that info with you guys. All right. He says, "Clicks and views." Well, that's how people go about doing their thing. Um, okay. Let me get down into the trending numbers again because that's where I again, what is what's actually happening out there? It's easy for people to predict gloom and doom, but let me see the model. Now, what do I mean by that?

[00:17:57]If you're going to predict something, shouldn't you have some data to back it up? And here's what I know about channels like that. They take clippets from Zillow or Redfin who get their data from us and they take specific snapshots to try and prove their argument. I'm not here to prove an argument. I'm just here to share the information with you guys.

[00:18:16]Okay, that's our goal today. Now, the median sales price again, the middle of the activity in Hillsboro County from January, right? All the way back to December up 2.4. January up one, February up one. It was flat in March and essentially it's flat again in April. So, it's trending a little bit lower, but it's still flat.

[00:18:37]Okay. So, again, that's a long way from 50% of housing prices crashing to the floor. All right. Now, let's go to where there is softness in our market. But before we do that, I want to talk I I Madison, I want to ask you some questions here. Um, you know, you live in Penllis County. You're Penelis County resident. We see everything, right? We we literally see $280,000 home sales in in little bit more rougher areas in St. Pete >> to multi-million dollar home sales on the water.

[00:19:08]>> Yeah.

[00:19:09]>> Right. Everything in between here. Um, in the area we live in it is literally a box of chocolates as Madison says all the time. And whether it's in Palm Harbor or in St. you know, in the west side of St. Pete there, we see everything.

[00:19:22]>> Um, but you know, you've got a home listed right now. You're getting a ton of activity. Right. You were in multiple offer situations last week in Homes with St. Pete. You were in a multiple offer of a of a sevenf figureure home in Palm Harbor a week and a half ago.

[00:19:36]>> Yes.

[00:19:37]>> Right. So, both sides. We're in here showing you that the market is pretty much stable. It's increasing in Penllis County, but again, those numbers weren't tough to beat when you had a hurricane that you were fighting against.

[00:19:48]>> Yeah.

[00:19:48]>> Right.

[00:19:49]>> But I want to ask you because you do write a lot a lot of offers in Penllis County. You work with a lot of buyers and sellers here in the area. What are you seeing in real time as of today, May 26? Right. This data is from last month.

[00:20:04]>> Yes. So currently what I've been seeing is kind of what you just mentioned Juan almost all of my buyers this year that have been in St. Pete if not all of them have been in multiple offers and all of last year um all the buyers that I helped in Penllis County I've only had one out of the entire year being a multiple offer situation.

[00:20:29]>> Okay. So, for it to only be halfway through the year, I'm like, "Oh, something is definitely something's different this year for sure."

[00:20:37]>> Um, >> I want to another question, follow up to that. So, thank you for sharing that. Do do you see like do you see that the market's going to explode one way or the other right now just based upon what you're seeing in the marketplace >> or does it feel like it's just a more healthy version of what we should have?

[00:20:55]Yeah, I think it's more of a healthy version, but I also think the sellers that are listing their homes appropriately in terms of pricing is the ones that are winning right now.

[00:21:09]>> And I think a lot of sellers may just be realizing that that you can't um list too high in this market because if you do, you're going to hit you're going to miss the mark. And I feel like a lot >> Why do you think that is?

[00:21:22]>> Because we do have a lot of inventory.

[00:21:24]Okay, >> we got a lot of a lot of buyers looking to be in this specific spot. We we live where people come to vacation. So, >> a lot of people are still moving here.

[00:21:35]And, you know, last year on average, a lot of homes were sitting on market from anywhere from 60 to 90 days. And I just don't think a sellers may just be realizing like, hey, I don't want to be that person that's waiting and hoping an offer comes in.

[00:21:51]>> No.

[00:21:52]>> So, >> yeah. So, when they're priced appropriately is what I what I heard you say, at least what I think I heard you say. When they're priced appropriately, these things are going really quick.

[00:22:02]When they are not priced appropriately, they're they're struggling still.

[00:22:06]>> Yeah. Struggling like significantly too, I would say.

[00:22:10]>> Yes. And the the reality of this is people they don't want to inherit other people's problems right now.

[00:22:18]>> Yep.

[00:22:19]>> That's that's the reality. And this changes a lot when you start getting out into the suburbs with new construction.

[00:22:24]We're going to get into this in a minute with Stacy, right? But but we're talking about the suburban or suburban/ urban walkable areas that everybody wants to live in. St. Pete is a great example of that, right? Like people want to be by the Gulf and they want to be in the suburbs too, but we don't have the same type of pressure that we're going to show you in Pasco County or in Manatee County as an example, right? Like you can't if you find something new here, they had to tear something old down, which means it's going to be expensive.

[00:22:52]>> Yeah.

[00:22:53]>> 700 plus easy.

[00:22:55]>> Yeah. Yeah. That's going to be really expensive. We were Kate and I had um we were able to sneak out on on a date date night this uh this past week and we went down to uh the Peacock and oh god, I can't remember the name of the restaurant. It's wonderful.

[00:23:09]>> Peacock.

[00:23:10]>> Yeah, Juno and Peacock. It's right on on the uh Beach Drive. It's just an incredible spot. And there's these four condos right next to it. They're two stories high, y'all. And it's like looking over the marina, right next to the Venoi. And I'm sitting here and I'm in real estate. And I'm like, she's like, "What do you think those are?" I was like, "At least 2 million." All right. First of all, none of them were for sale. They were all suggested at three and a half million. Not one of those homes would have sold for less than four.

[00:23:36]>> All right. Why? Because people want to be there.

[00:23:39]>> They're brand new. They're incredible spots. So, like there's this stuff happening on uh taking place. So, why I'm I'm sharing this with y'all is because our market is just like a lot of other markets. It's very much segmented.

[00:23:50]And even within our great spots, there are still challenging areas. And sellers who believe that their home is still worth what prices were in 2021. Um they're not.

[00:24:02]They're not. And then we have other markets where things have gotten really soft and there's still specific communities in there that are ripping.

[00:24:10]So, like there's these things in between, right? And uh that's where we're going to head next. So, y'all, if you are just joining us, welcome. We're talking about the state of the Tampa Bay market. We are getting into numbers here a little bit nerdy. Uh uh I'm not I'm I'm trying to keep it on on a summary level and and not go too far in the weeds. We are talking specifically tonight about single family housing.

[00:24:30]We've covered Penllis County, so if you missed that, make sure you go back and watch. Uh we've covered uh just got done uh covering Hills Hillsboro County, and now I want to go up to Pasco County. And this is one of those very interesting spots because it has been one of the most popular areas in the country for the last five years. Not even just in Tampa Bay, but in the country. And the growth there has been massive. And it's starting to see some weakness. And if you've been following this channel and you've been jumping on these live streams with us, you know, we've been talking about that this opportunity was going to be here this year, right? We saw it early coming out of 2025 into 2026. We saw the the builders start to aggressive to get aggressive and we could see the fundamentals. We understand that it was happening and that means there's a real opportunity for for home buyers and we're going to get into that. Um and moving up to Pasco County, this is if you don't know what that what that area is like and I should put up the map.

[00:25:29]Forgive me y'all. Um if that you're you're talking about Wesley Chapel, Lando Lakes, San Antonio, um Holiday, all the all the way over on on the west side there. Um as you go further north, you're talking about areas um you know what are we talking about north of San Antonio, Stacy? What what am I missing?

[00:25:47]The big one, Zephr Hills. You're talking about Zephr Hills out there, too.

[00:25:51]>> Odessa, parts of Odessa.

[00:25:53]>> Yeah, Odessa as well, which covers both.

[00:25:56]All right, so let's get into some numbers here and talk about where some of these uh where this softness is really showing up and how you can navigate those markets whether you're a home buyer or a home seller. Okay, so the first thing I want to do is talk about the closed sales. All right, you can see this the number of home sales is down almost 14%. Now, what does that number mean? It went from 959 last year to 827. So it's about 120 homes less.

[00:26:22]Okay, but in a county that large, that's a lot. Okay, it's slower than it should be at this time of the year. The median sales price is down 3.9%. But that and and it's trending down and that's something I want to talk about. Um again, still not 20%, still not 30%, still not 50%, that's not what we're talking about here. All right, just so everybody knows, um the average sales price up 1.5%. So again, you're probably having some luxury home sale, which we we know that's true in our marketplace.

[00:26:54]And if you go down to median days to contract, this is where things start to separate a little bit as well. As you saw in Penelis County and in Hillsboro County, that was 35 and 36 days. Now you're jumping up over 40 to contract.

[00:27:08]Um, and in a really wellbalanced market, you're usually going to see like 50 to 60 days to sale. Okay, that's a that's a that market is moving is what I mean by that. There's a lot of velocity. Okay, this market has definitely slowed down a ton. 43 days, 82 days to close a property. So, it's almost 3 months to close a home in the middle of the activity there.

[00:27:35]Okay. Now, new pending sales is down.

[00:27:38]We've just saw pending sales in two other areas up. Right now, we're starting to see this softness take place, down 8%. Again, you look at the numbers, 1,042 versus 959 doesn't seem like a big number, but it is down 8%.

[00:27:52]New listings are down. Now, this is a positive note in an environment like this, and this is why it's important.

[00:27:58]So, for anyone that is telling you this market is going to be a disaster or crash and burn to the ground, you still need to see inventory rise dramatically quickly in order for that to happen.

[00:28:12]Don't kill a messenger. That's just the reality of supply and demand. But what we're seeing here is supply of new listings is actually going down as well.

[00:28:20]Okay. So again, I said this in our entire region, we should be getting more supplies of housing, but we're not. This is why I'm not worried when people are running around talking about gloom and doom and the death of the Tampa Bay real estate market because the numbers just don't support that argument. Okay. Now if there is a global event there's nothing anybody can con can do that's not with our control but the fundamentals of our real estate market are not in that position but this again a lot of softness here happening in uh Pasco County. So again down 14.1% on new listings. Pending inventory is down also. So here again we were up in pending inventory in the other two. Now we're down 6.7%. Active inventory is actually down as well. That's good. The months of supply, we're still only sitting at 3.8. Hillsboro was at 3.7.

[00:29:14]Right. Right. Madison.

[00:29:16]>> Yeah.

[00:29:16]>> Right. So, it's not again, you don't have a big bloated giant base of inventory. Now, some of the inventory is hidden because of new construction. I'm going to work with Stacy's going to kind of walk you through what that means here in a second. That's where a lot of this pricing pressure is coming from. And to be honest with you, this is the the the double-edged sword of new construction in your area. Okay? If you're a home seller, you you've got challenges right now if you're competing against new construction. And if if you don't know why, I just made a video this past weekend that talked about this because the prices could be literally identical between a new construction home and a resale home, but because of the incentives and the concessions that the new the new construction builders are offering, it can be as much as a $100,000 difference to your pocket.

[00:30:09]>> A hundred grand. Okay? And if you're wondering, Juan, how the heck does that happen? Let me give you an example. The mortgage rate for today, ladies, is is what what are we seeing our clients get approved with? Mid60s, right?

[00:30:22]>> Yeah. 6.5.

[00:30:24]>> Yep. So, I'm going to pull up the the the chart for everybody so they can kind of see this. Not to get uh super nerdy, but mortgage rates have absolutely been in the tanks for a while now, right?

[00:30:35]They got down to like 5.99 a couple months ago in early March, and they've done nothing but shoot back up because of all the nonsense that is going on overseas. We hit 6.75 a week ago. It's dipped back down to mid sixes. So again, mid6s on the interest rate. Okay, mid sixes on the interest rate is is what we're seeing over there. So, let me go back to Pasco County and and we can do math on this, but I'm I'm not going to run everybody through the weeds on a $400,000 house. If I'm financing that at 6 and a half% and a builder's offering a What are they offering up there, Stacy?

[00:31:10]the the type of mortgage rate incentives that you're seeing for a 30-year fix.

[00:31:14]Let's keep apples to apples when let's not talk about the 21 buy downs or anything else like that.

[00:31:19]>> Uh 4.99%.

[00:31:23]>> So a full two and a half% less >> which ton on your mortgage. You're talking about hundreds of dollars every month. So that's the first way that the incentives make a difference. The second thing is what other type of incentives are they offering? Stacy, it's not just the interest rate, but what, you know, we can get to that math. What else are you seeing?

[00:31:44]>> Yeah, they are paying all closing costs.

[00:31:47]>> All closing cost.

[00:31:48]>> Yeah, we've been able to negotiate even more off the purchase price. We've been able to negotiate some additional add-ons like appliances, blinds. I got a screened LAI um this past weekend with epoxy flooring in the garage.

[00:32:07]>> Wow.

[00:32:08]an appliance. I mean, it's just >> So, right there, you're talking if you if appliance package screening lai and epoxy floor that if you were going to go get that aftermarket, you're talking at least 15 grand for all of those things.

[00:32:23]>> Yeah.

[00:32:23]>> Oh, yeah.

[00:32:24]>> At least.

[00:32:26]>> Okay. So, like this is where home sellers in in markets like Wesley Chapel, San Antonio are being challenged right now because they are up against new construction and they are dealing big time on on some of those properties, Stacy. They're also doing what? Design center upgrades of of X amount of dollars, too.

[00:32:44]>> Yeah, some of them are having 75K. You spend 100, you get 75K in design credit.

[00:32:52]Um, so, and you can even negotiate. I mean, you can negotiate so much right now. You just got to have an agent um who knows who they're dealing with and knows what they can ask for, >> right?

[00:33:05]>> Push.

[00:33:06]>> Yeah.

[00:33:06]>> It gets really tough on the selling side, but this is a really unique buying opportunity as well. I'm not telling anybody they should go do it, but I'm telling you, you should do your homework right now.

[00:33:19]>> That's what we're sharing. All right? Um because again, when a market is soft, this is what people beg for. They want you want prices to go down, but here's the interesting thing. Prices are staying stable, right? Like they're down 4%. I get it. But for the most part, that's not a crash. But where you're really seeing the relief, because builders want to keep those home prices as close to today's market prices as they possibly can. Why? Because if you bought a home a year ago and now they're selling it for $30,000 later, they want to put your head on a pike, right? This g have a hard time selling more houses. So, they're doing everything they can outside of that. So, it's cutting into their profit margins, but they're doing things like Stacy and uh just alluded to. So, this is something really worth taking note, and this is why a lot of people are choosing new construction over resale homes. This is just one example in where in a market like this, the opportunity really lies.

[00:34:12]It is going to be hard to sell a resale home. It's going to be very difficult to sell a resale home in a new community especially.

[00:34:21]>> Okay, so if that's you, buckle up, y'all. It is tough right now. We've had some winds um doing this, but it is tough in that market. All right, now let me go down to the trend because we've been showing everybody else those trends as well. Remember, this is single family homes only in Pasco County is what we're looking at here. And I'll move over left so you guys can see it. The median sales price um year-over-year. So you can now see that this number has been trending down. This isn't a month overmonth number. Okay, what do I mean by that?

[00:34:47]Yes, it's month by month, but what you're looking at is a year versus year price change on that right. Okay, so April of 26 versus April of 25, it's down 3.9%.

[00:35:01]Okay, that's what's happening there. So, just so everybody has that perspective.

[00:35:05]So, again, great opportunities. And even with that being said, you know, I'll sh I'll share with you you ladies um a thing that came across my desk today that I think is really important. Right.

[00:35:17]Stacy mentioned that Lando Lakes is one of those communities in Pasco County.

[00:35:21]Well, Pasco Lando Lakes just became the hottest neighborhood in the United States. Okay. Now, Lando Lakes is not a neighborhood just so everybody knows.

[00:35:32]>> This is why getting information from the source is important. But what it is saying is Lando Lakes as a community is the hottest in the country right now.

[00:35:41]Um, and this is from Red Fin. So this is not from Juan News. This is from Red Fin. Again, a public trusted source that you can go look up. It says two Florida neighborhoods, Lando Lake and Plant City. We'll talk about those two things here in a second. Are the top Red Fins list this year of hottest neighborhoods.

[00:35:57]And there's some other things happening in here. Um, and I'll show you. says, "Midwest cities and lesserk known places in Florida are having a moment in a in affordability is the reason." Okay, so that's something to take a look at. But yeah, look at this. Most of the stuff is up in the Midwest and then you've got Lando Lakes and Plant City. When I saw Plant City, I was like, that can't be right.

[00:36:20]>> I was just I was just there this weekend and something's going on there because there's all kinds of new construction. I think I found four very nice mass master master plan communities.

[00:36:33]>> Yep.

[00:36:34]>> And they were, like you said, they're a lot cheaper, so it's a lot more affordable on top of all these great deals that we're getting uh from the builders. So, something's up in. So, let me just kind of get into the numbers here real quick on this Red Fin article.

[00:36:49]I will put this in the resources after we wrap up here on YouTube. Y'all, if I ever forget to do that, put it in the comments. Hey, Juan, you forgot to put the resource in because it does happen, but I I will get to this, I promise. All right, so Lando Lakes and and this is the specific zip code. There is more than one in Lando Lakes, just so everybody knows, but this is the specific zip code they're pointing to.

[00:37:08]So that's 34637.

[00:37:11]Um, and again, it's a uh suburb of Tampa. We're about 30 minutes to the north, 30 to 40 minutes depending on where where it is. Uh, the median sales price there is 425. So, it's it's actually a little higher than the the median sales price in the county based upon what we were looking at. So, let me go back and show everybody there because I think we were at 360, right? Yeah, 365 is the median sales price. So, again, they're talking about affordability, but people are still taking a swing at something um taking a swing at something that is higher now. Um Oh, am I with you, ladies?

[00:37:49]>> Yes.

[00:37:50]>> Okay, perfect. That's how you got blocked off. All right. Um, here's what we know about Atlanta Lakes. Uh, ladies, rank the schools there. Are are we a plus or a minus?

[00:37:59]>> Plus.

[00:38:00]>> Plus, right? Um, uh um crime data. Plus or minus?

[00:38:07]>> Plus.

[00:38:07]>> Minus.

[00:38:09]>> Low crime.

[00:38:10]>> Yeah. Low crime. It's a plus. It's a plus.

[00:38:14]>> Yeah.

[00:38:14]>> Sorry. I should have framed that out.

[00:38:15]Right. If it's a plus, it means it's good. Minus, it means it's negative, right? Um so so uh statist uh uh safety is a plus correct. Um also you can find a little bit more room to run out in landakes.

[00:38:28]>> Yeah.

[00:38:28]>> Just like out in San Antonio. There are some areas you can do that. The master plan communities look like every other master plan community y'all. So like just buckle up for that. But you can still find place. It's called Lando Lakes for a reason. Just so everybody knows, right? Some room to run. Uh but that's what the article says here by the the writer. It says there's a bit more land out here in space between homes.

[00:38:49]Again, if you're in a master plan community, that comment is going to be arguable, but if you're somebody searching for a little bit more room to run, you can definitely find it in Lando Lakes and a few other areas. Plant City.

[00:39:01]Now, the the median sales price uh is 320. Now, that's in Hillsboro County, just so everybody knows, okay? Um which is uh Tampa, remember that uh median sales price there is down 7%. Okay?

[00:39:14]Okay, so this is an area um and and this is what comment says. This area is for people who want to live in Florida but don't want to be limited to small houses and beach towns without much breathing room between neighbors. In a place like Plant City, they can actually get land and get year- round sunshine, too. Fair argument. Fair argument. So, >> yeah, I wanted to share that because again, Pasco County has been one of the most desirable places in the country, right? and you still have a suburb of it showing up on the literally the hottest neighborhood in the entire country.

[00:39:49]Right? So, that's an example. So, if you if you still want that style of living, make sure you reach out. Ask ask Stacy.

[00:39:55]We'll get you out there. No problem. All right. Now, let's head down to another area with a lot of home builders. Okay?

[00:40:01]And this is an area that both of these ladies are extremely active in literally all the time. Um, working with clients down here. Where did it go? Let me take it. Forgive me.

[00:40:14]Make sure I got it.

[00:40:16]>> Yeah. I just wanted to add that I am feeling the um shortage in inventory when it comes to my buyers that are looking for resale because they're being very selective.

[00:40:30]Like they want a house that has all the new things, >> but they're looking for a resell because they're wanting to be in a certain school district. Yep.

[00:40:40]>> So, if the house isn't updated, if it doesn't have a newer roof or a newer HVAC, they're passing on it and they're willing to rent and wait until that house comes along.

[00:40:52]>> That's crazy.

[00:40:53]>> So, >> I am feeling the small inventory selection right now.

[00:41:00]>> So, what does that say to you if you're a homeowner considering selling, right?

[00:41:04]that says that you're going to need to update the important things in your home.

[00:41:09]>> Yeah.

[00:41:09]>> All right, y'all. Like, and this is the the real rub. That's what we're talking about, too. Like, that's the part of the equation that we didn't discuss when we were just talking about outofpocket expense to the buyer, >> but for, you know, a lot of home sellers, I know that people think that their home is their kitchen is renovated if they did it a decade ago. But as a as a real estate professional who helps people every day, we have to let you know that that's not true.

[00:41:36]>> Yeah.

[00:41:37]>> Okay. Five years or less, that's the number on any area in your house.

[00:41:42]Because once you get past five years, I assure you what you picked five years ago probably isn't in style anymore. And even if it is, remember, it's not for you. It's for them now.

[00:41:52]>> Yep.

[00:41:53]>> Right. And that and that is the challenge. People don't have to take anything dated in an area where they can go get everything brand new.

[00:42:01]>> Yeah.

[00:42:03]>> And you have to think about, you know, affordability is a huge issue right now.

[00:42:06]And with interest rates being so high >> can get >> people don't want to lock in a high interest rate and then have to go remodel a kitchen, put on a new roof in two or three years. Yeah.

[00:42:19]>> I mean, >> they're considering all this. And so if they do want to put an offer in on a house that needs all these things, they're calculating in their head, oh well that's going to cost me 20K, that's going to cost me 15K.

[00:42:34]>> Now all of a sudden they're wanting to put an offer in 30 $40,000 less than what they listed it for.

[00:42:41]>> Yeah.

[00:42:42]>> Which is tough to tough pill to swallow as a home seller?

[00:42:46]>> Yes, it is.

[00:42:46]>> Right. So again, it is that true in every single pocket of Wesley Chap. I'm sorry, of Pasco County, Stacy.

[00:42:57]>> What do you mean?

[00:42:59]>> Is that true for every neighborhood?

[00:43:00]It's not correct. There are still neighborhoods.

[00:43:02]>> Yeah.

[00:43:02]>> Yes. Yeah. There are >> Yeah. And it's because they're newer.

[00:43:08]Like they're >> newer neighborhoods and great school districts and great locations overall.

[00:43:14]And those are going quickly.

[00:43:16]>> Y >> So the houses that I've seen that are updated in those neighborhoods, they're gone. Like you got to jump.

[00:43:24]>> Price, location, condition, y'all. Those are the big three.

[00:43:28]>> Okay. Price, location, condition. All right. Now, we're going to move to Manatee County. And if you're not familiar with Manatee County, we're talking about Parish is kind of the big anchor in Manatee along with Bradon.

[00:43:38]Bradon has is the more established area, but uh Parish is the hot one right now, just so you guys know. But you're talking about Palmetto, right? You're talking about Bradenton, you're talking about Parish. These are areas that people are are excited for. The north side of Lakewood Ranch technically is in Bra uh Manatee County as well.

[00:43:57]>> And um most people don't know that's where the higher rated schools are too in Lakewood Ranch. FYI, for those of you who you had a good agent, you'd find that out, but different conversation. Uh all right, so ladies, let's get into this. This is another area that has a lot of new construction. So, very similar to uh Wesley Chapel and uh Pasco County in that respect. They're having their big growth moment right now. So, let's get into some numbers here because that's an area that has been beat up for the last 18 months and now you're starting to see some things shift there a little bit. So, that's where I wanted to get into. This is a really interesting uh chart based upon what we've been looking at here. So, this is Manatee County. Closed sales are up almost 5%.

[00:44:39]Their cash sales are up 15%. Everybody else has been down on on that category.

[00:44:43]Uh the median sale price is 492, up 6.1% year-over-year in Manatee County, y'all.

[00:44:51]Okay. The average sales price hits 760, up 22 almost 23% there.

[00:44:59]>> Um median time to contract 44 days. So similar to what we're seeing in Pasco.

[00:45:03]They're almost identical actually. Um time to close 88 days. Also similar there. Uh, new listings are down 2.2%.

[00:45:12]So, again, that's the the lowest amount of new inventory that we saw so far, but it's still down. This is the trend.

[00:45:19]Everybody's down on new inventory coming to the market. Pending inventory is up 6.5%. So, again, what is out there is being absorbed. Uh, inventory as a whole is down 9.9%. So, again, that's good news. And then months of supply, this is where you can see the junk. We've been 3.6 6 3.5% for the other three counties.

[00:45:39]It's up to 4.6 here. However, it's down from 5.2% a year ago. So again, they were really having some challenges over the last 18 months, but you're start that's a pretty significant rebound in general, >> right? And and here's the here's the other thing I want to say about this.

[00:45:56]And ladies, I I know we just saw some really healthy pricing here, but correct me if I'm wrong. Y'all are seeing ridiculous deals in in areas like Parish, Palmetto, correct?

[00:46:08]>> You both of you just put properties under contract out this week.

[00:46:12]>> Yes.

[00:46:14]>> Talk to me. What are you seeing out there?

[00:46:17]>> It's kind of like what Stacy mentioned up in Wesley Chapel. the builders. I mean, it's just it's hard to beat what these builders are offering incentive wise when you compare it to resale, even with the HOA and CDD fees included for your monthly payment. Um, and also the builders are now competing against each other. So they are >> the buyers have just so much opportunity and they really just get to pick and choose exactly what they want almost every single time I take a buyer out. Um you want the screen in LA, you got it. I even I even had a sales rep say that the builder was willing to put in a fence.

[00:47:08]>> What? Never heard that before.

[00:47:10]>> Wow.

[00:47:11]>> Yes. I had >> I had some clients. We were considering three communities and there was this one lot. It was moving ready. The builder threw in an extra $10,000 in incentives for closing or flex cash and also was willing to put in a fence.

[00:47:32]>> So, I've never seen that. So, I was just like my mind was blown. I'm like, "This is I would take the fence. Do the fence." Like, "This is awesome."

[00:47:40]>> Yeah. You know how much a fence costs these days out there in Parish? Like >> probably like 106 to $10,000 for a fence.

[00:47:50]>> Yeah.

[00:47:50]>> Yeah.

[00:47:51]>> Wow.

[00:47:51]>> So, and then, you know, I had another builder. They I mean they're always doing flex cash but they just they keep extending the incentives and it's just it's a really good like you said one opportunity right now.

[00:48:07]>> Yep.

[00:48:08]>> And and again this isn't for everybody.

[00:48:10]So I I you know I think we try to be as objective as we can with this. We have bias. We sell real estate for a living.

[00:48:18]And um you know I'm never going to shy away from that. We help families relocate. We help families buy and sell all across Tampa Bay. Like that we get to do that. We don't have to do that. Um and and I will not shy away from that.

[00:48:29]You know, like owning a home is a huge win for a lot of Americans. Not for everyone. I get it. I I totally understand. But again, it opportunities when we say big opportunity, there really is a great opportunity right now.

[00:48:43]It may not be the right time for you still. That's okay, right? Everybody's situation is unique, but we want to share with our community what we see.

[00:48:52]boots on the ground in real time. Okay.

[00:48:53]And I think this this data set here is a really uh good example of what we see.

[00:49:00]You want to talk about a box of chocolates, right? Look look at what has been happening in Manatee County for the last year. Last June it was down 15.2% then down 1% then down 5% then flat then flat then up 13.3%.

[00:49:15]Then down.1 flat essentially up three down two and a half up 6.1. like what is going on?

[00:49:23]>> It is literally like saw tooth, right?

[00:49:24]It's it's up and down all the things going on. They are very aggressive there.

[00:49:29]>> Okay, but this is a huge rebound from a from an area that is growing like crazy right now. So if that if you have been considering manateing anywhere, Parish, Meadow, Bradenton, it really might be time to start looking at that opportunity as real time because here's what happens y'all. You don't the thing we discussed earlier about incentives and and all these extra throwins. What you don't again the prices aren't moving dramatically. What is moving is those concessions. So what starts to happen is as you wait for quote unquote stability they start pulling those things off and you don't see it on the front end. And a lot of the times you don't even know you lost out on it until you go buy the house and then you talk to the neighbor who was like, "Oh yeah, they did my lai.

[00:50:14]They put my fence up, right? I've got x amount of like and then there you are with the with the basic bathroom with the uh fiberglass surround instead of the really nice tile that you wanted.

[00:50:24]>> Yeah.

[00:50:25]>> Right. These things are where it's so nuanced. It's so nuanced. All right.

[00:50:30]We're going to jump into Sarasota last.

[00:50:33]Um cover that quickly and then um head up to some other news that I think is pretty important in the area. All right, let me get into this. Okay, so now we're looking at Sarasota County. All right, which is we're talking about Northport, Sarasota, the south part of Lakewood Ranch, um you know, Palmer Ranch, a lot of other areas out there, right? Ton ton of areas to look at. This is another area that a lot of our clients look at.

[00:50:56]Another area that was really struggling for the last year and a half. Again, hurricane that was the reality of living there. Um a lot of building going on in that area too. So, but they are up in sales modestly.9% but they were up. Cash sales were down just a touch. Their median sales price was up 4.3%. So again, Manatee was up, Sarasota was up. Okay, Hillsboro was flat. I don't know where this giant crash is coming from. The data just keeps talking how that that's not happening, right? Um the average sales price was up 24%. Again, take that with caution. A multi-million dollar property sold. I guarantee you that's why that number looks like that. Okay, the median is a safer place to look at, but you're still at 4.3%. The median uh percent of original list price received they're getting about 95% of their asking price 943.

[00:51:44]Um time to contract 46 days 86 days to close. Man is almost identical right to what you just saw in Manatee County. New pending sales are up 17%.

[00:51:55]Okay. Again only about it's only about 100 homes, right? 70 homes, but it's still up 17%. New listings are down. So again, if sales are up and listings are down, that's usually going to put uh pressure on pricing to go up. Pending inventory is up though. So that um that's good news. More more properties are being absorbed. Active listings, this is a big chunk. That's a big number. Went from 4,400 properties available for sale this time last year to 3,200. So you you went from seven months of inventory, meaning again, if no homes were listed last year at this time, it would have taken seven months to sell everyone on the market. That's gone down to 4.7. So that's almost identical to Manatee. But again, what you're seeing here is things trending in the right direction. Okay? In a direction of stability, in a direction of normaly, not in a direction of gloom, doom and crashes. Sorry for happy to interview Mr. Right? He can cherry pick all the data he wants, but you can't fight the reality of it. All right. Now, let's get into where they've been trending because again, just like with Manity, you're seeing some changes here. This isn't as dramatic in terms of like that saw to thing we were seeing going on there, a little bit more steady. Uh, but there were still some big hits, right? If you go back to last June, down 8%, then they were flat, then they were flat, down eight, down nine, down six, down eight, down seven, down five. But then you're starting to see this trend in a different direction. Right now, it's the start of a trend. Two months does not make a full-blown blowout here. Right?

[00:53:32]But you went from being down for the for uh six months straight to now backtoback months of increased pricing.

[00:53:41]Okay? And this is I know we were really in the weeds tonight on this information, y'all, but I think it's important to really discuss what is taking place in real time. try to do this every month. Um, and I I'm always hesitant to get really deep in the weeds. I'm trying to keep it top level.

[00:54:00]Again, this was single family only. This was for the month of April. That's the data. It takes two to three weeks. Every month following to get it um in the middle of June. I'll share uh May's data. We're seeing a very similar pattern right now. Is that fair to say, ladies?

[00:54:16]>> Yeah.

[00:54:16]>> Yes. Yeah. Yeah. I'm anxious to see the May numbers after how I'm feeling like I can't find the houses my clients want.

[00:54:28]>> So, if you're thinking about selling out there, we have clients. Where are they looking, Stacey? Let's let them know so they don't have to guess.

[00:54:33]>> Lesley Chapel, Loot, Steinbrer School District, um South Tampa, Lake Plant High School, >> all those really nice school districts.

[00:54:45]Yep. Those are really tight inventory right now.

[00:54:49]>> Okay, there you go. Madison, do you have needs that you can't fulfill right now, too?

[00:54:54]>> Um, honestly, no. A lot of my clients that I have right now, they're they're all Penllis County or new construction. So, >> Okay.

[00:55:06]>> Yeah.

[00:55:07]Oh, and there we go. Juan said he also has no other client.

[00:55:15]>> I know. You think he'd learned his lesson.

[00:55:18]>> Yeah.

[00:55:18]>> Be careful while you're clicking.

[00:55:20]>> Seriously, I threw myself out.

[00:55:22]>> There he is.

[00:55:24]>> Welcome back.

[00:55:26]>> Welcome back. It's all good. I had two other things I was trying to get to. Um I promised in the in the title I I definitely wanted to get to cover them and I I think we'll all appreciate the news. All right, real quick, ladies. I just want to cover this. uh the Florida insurance market. This is the question we get on every single buyer strategy session. If you're not familiar what that what that is, we jump on Zoom with with you if you're considering moving to the area. We help you build a plan. We also tackle the realities, the challenges, if you will, about moving here. Well, insurance has been one of those topics that has been crazy for the last five years, but we've been sharing that has actually been improving. Okay?

[00:56:01]I've seen it in my bills. We've seen it in the quotes. And we've got even better news this past week, which is great. All right, so first things first. Um, new names bring $850 million boost to the Florida insurance market. So, I'm going to just highlight this real quick, y'all. Florida's property insurance market is entering this year, this year's Atlantic hurricane season in the strongest position it's been in in recent memory since uh several key milestones have occurred. We shared a little bit of this information about a month ago, right, with the good news that we didn't have any there wasn't a single hurricane that hit the United States last year. You have no idea how good that is for everybody's pocketbook.

[00:56:44]>> Oh, yeah.

[00:56:45]>> Right. So, that's when I when we say that, that's really what's happened here, y'all. They got a break, right?

[00:56:51]So, they were able to make some money and they came into the market. So, the insurance commissioner, Mike Yorski, announced three new property casualty insurers uh on Thursday. marking 20 new carriers approved for business in 2026.

[00:57:07]That is excellent news.

[00:57:09]>> Okay. Excellent news. And I'm not going to get too far in the weeds. I just I wanted to share that with you. I think I got one more highlight in here. No, I don't on this one. But the good news is more options means lower insurance. The thing that I was going to point to is um citizens insurance ladies where three years ago they had over a million and a half policies. I was one of those policies. They have shed over 1.1 million of them. They're down to under 450,000 policies. And why that's important is because that's the the the last insurer in the state where you can't get insurance for anybody else.

[00:57:43]They have to issue you a policy.

[00:57:46]>> And that puts a big strain on that system. Okay? And they've removed 1.1, meaning that other carriers have picked up other um uh clients, which is great.

[00:57:57]Okay? So, that's really good news for everyone. There's more work to do, of course, but I want I wanted to share that with everybody. And last note here, um, and I and I'll let I'll let the ladies get to some things that they want to highlight for sure. Um, this is big news because the Howard Franklin Bridge, which is important to all of us, right?

[00:58:16]All of us. If you're going from Penelis County to Hillsboro County, this is your world, right? If you're going to the airport, this is your world. If you're coming from Hillsboro to a game or going to the beach, this is your world. Well, we've been working on this thing since COVID, literally 2021, they broke ground on this bridge. All the lanes have essentially been open. We've been at four lanes on each side for the last, I don't know, six months or whatever it's been. But this week, they're they're opening the pedestrian side of the bridge, y'all.

[00:58:44]>> That's pretty cool.

[00:58:45]>> I know, right? People are going to start be able to run and bike across the bridge, which is really cool. Um, for those of you that don't know, they've done that. And then they're also uh opening um a four the the toll told express lanes. So now in the morning what they're going to do is they're going to shift traffic. Like if you've ever been through Atlanta, they'll put in lanes going outbound in the morning and lanes coming inbound in the evening.

[00:59:09]So they'll open up another two to four lanes of traffic every single day with the flow, which is this is outstanding news.

[00:59:16]>> Yeah.

[00:59:17]>> Right. This is a big deal. And for anyone bold enough to run this bridge and then that's what's on the side here.

[00:59:22]I know it's really hard to see, but on this side is the pedestrian. You can literally run this. Now, this bridge is 7 and a half miles. And I want to warn anybody who's considering doing this.

[00:59:31]Here's what you need to know. Our storms come in quick.

[00:59:36]>> Hot.

[00:59:36]>> All right. That's Yeah. Like the next thing is there is no shade. They've got like these little pedestrian hideouts, but you ain't g like you still got to commit to once you get this thing started.

[00:59:51]And when you're on the water, it is different. Okay? There is really no place to hide it. The sun reflects off the water and up too.

[01:00:00]>> Okay? And and this is white concrete.

[01:00:03]So, I'm just here to let anybody know if you're going to go tackle that bad boy, please do it wisely first thing in the morning.

[01:00:10]>> It's two ways. So you go seven miles one way, you gotta turn around.

[01:00:15]>> You gota take your an Uber. Yeah, exactly. Yeah. And this is all gonna be part of the Penelis trail and the giant loop that all connects at some point, y'all. But like I I wanted to share this with you, Stacy. I'm going to be very intrigued to see how this goes, right?

[01:00:29]Like um so sunblock, lots of water, big bold hat, you know, long shirts. Like you're going to go tackle this. I think it's really cool. And there's going to be times of the year that this is going to be the most exciting. I can't believe that we're opening it in June and not in October.

[01:00:47]>> Yeah, that's what I was going to say.

[01:00:49]>> Here we are.

[01:00:50]>> Yeah, it's kind of getting to the point in Florida too right now where like you don't even want to be running before like after 10:00 a.m. No, thank you.

[01:00:59]>> It's a wrap.

[01:01:00]>> Honestly, probably after 9:39 I'm like I missed the mark for the day. I'm not going on a run.

[01:01:06]>> Absolutely. That was crazy. Well, I I don't want to sneak out of here, ladies, without covering um some local highlights real quick because I I know the two of you had some stuff set up. Um and if you choose not to, we can do that, too. But I I I wanted to give you the opportunity. I know we got a little bit long on the uh uh the market statistics. Such an important conversation.

[01:01:27]>> Yeah, I can say I can save mine for next week. It's not time sensitive information.

[01:01:34]>> Mine also is also not timesensitive.

[01:01:37]>> Okay. So >> then then we'll hold off for next week.

[01:01:39]Y'all, thank you for spending your evening with us.

[01:01:43]>> Thank you for spending your Taco Tuesday with us. We appreciate it. Uh we love doing this. We try to come every single week. We do have things pop up, family, those events. Uh we try to give you guys plenty of notice on this. But hopefully you got a lot of value out of this. If you did, please do not hesitate to hit the like button. Also, subscribe to this channel. Um we make uh videos every single Saturday that that go out. This week I'm going deep into the insurance stuff um to to help people try to learn how to mitigate some of these risk.

[01:02:10]Really, you need to talk to these ladies. They're really good at helping you walk through that path be because there are rules, but there are ways that insurance companies get around these rules. That's where you need to have somebody on your side that knows how to help you walk through that process and they are excellent at it. So, um, if you want to, um, know more about what's going on up in Pasco County, uh, like I said, reach out, leave a message, say, "Hey, I'd love to to meet with Stacy."

[01:02:34]We actually had somebody do that last week. Is really exciting. Stacey, um, Stacy's going to have that conversation.

[01:02:39]Um, if you're thinking about buying in Penelis County here, and you're, you know, you're a beach baby or you want to live in downtown St. Pete, ask her Madison. I want to connect you to the people who know the things. And I always share this with our clients. I know that y'all reach out to me and you trust me.

[01:02:53]Um, and we built this trust because we share. I completely love that. But here's what I want you to know. These ladies are the experts where they are.

[01:03:00]They know where the potholes are. More importantly, they know where the landmines are and how to not step on them. And that is our goal as a team, right? We want to make sure that you have the best service and the best experience possible. Um, shout out to Mr. Cook sliding in late. Love it, brother. Thank you for for saying hello.

[01:03:16]It is a taco Tuesday. Uh, happy to be with Keith. Thank you, brother. Good to see Good to see you as well. Um, he said hello to Brian. But if y'all have questions, don't hesitate to reach out to us. Our contact information is on the screen. It's in the description down below. You can literally schedule a time that is most convenient to talk to us.

[01:03:33]Um, again, these ladies spent their entire weekend out there serving families. Um, it it's incredible to see.

[01:03:40]Uh, this month alone, um, we have helped eight I'm sorry, 10 families from YouTube buy in Florida in one month.

[01:03:51]Yes, >> that doesn't include the other people who have written contracts. I'm talking about the people that actually have closed. So, thank you.

[01:03:59]>> Thank you all. Um, and a majority of them been new construction because again, it's really hard to find the the resale that you want. Um, and those incentives are great. So, if you guys have more questions, don't hesitate to reach out to uh me and the team. We're here. And ladies, as we say every single week, go out >> and live.

[01:04:19]>> So close. All right, y'all. Have a great night. Thanks for spending time with us.

[01:04:22]We'll see you next week.

[01:04:23]>> Good night.