Selling your home and buying your next one is a lot easier when your timing expectations are realistic. That is especially true if you need the money from your current home to make the next purchase.

An October 4 report from Spectrum Bay News 9 described slower conditions for Tampa Bay sellers. The story cited Redfin figures showing an average of 70 days on the market and pending sales down 5.9% from a year earlier. Those are figures cited in that report, rather than a prediction for your home or a county-specific estimate.

My take is pretty straightforward: build your selling plan around the buyers and competing homes that are available now. Here is what I would focus on before putting a sign in the yard.

Start with homes a buyer would actually compare to yours

If you are selling a four-bedroom home in Wesley Chapel, a sale across Tampa Bay may not tell us much about your likely buyer. I would rather look closely at similar homes nearby, including their condition, size, features, location, and asking prices.

Closed sales help us understand what buyers have paid. Active listings show the alternatives they can tour this weekend. Pending sales can provide another useful signal, although the final sale price may not be available yet. We need to consider all of that before deciding where your home belongs.

I would also look at listings that expired or were withdrawn. They deserve a closer look because an asking price alone does not establish what buyers will pay. The goal is a defensible price, with clear reasons behind it.

Take care of the things that distract buyers

Before spending money on a major renovation, get an honest assessment of what actually needs attention. Cleaning, reducing clutter, touching up damaged paint, and making the home easier to photograph may be the better place to start.

Gather information about the roof, air conditioning, repairs, warranties, and any community fees. Having those details ready makes it easier to answer questions without several days of back-and-forth. If there is a known issue, discuss how to address it before the home goes live.

Showing access matters, too. If every appointment requires several days of notice, you may miss buyers whose schedules are already tight. Set reasonable arrangements that work for you while giving interested buyers a practical chance to see the property.

Agree on a review plan before listing

I would set a regular time to review showing activity, feedback, online interest, and changes in the competing listings. A review does not automatically mean a price reduction. It means checking whether the plan is producing the response we expected.

Few showings may call for a different conversation than frequent showings with no offers. Repeated concerns about condition deserve attention. So does a nearby seller making a meaningful improvement to their price or terms. We should respond to evidence instead of waiting for a specific number of days out of habit.

Leave room in your moving schedule

If you are planning another purchase, talk through the timing before committing to deadlines. Ask your lender what needs to happen with the current home, and work out what you would do if the sale takes longer than expected.

You can still make a move in a slower market. It just helps to have a sensible asking price, a prepared home, and a plan for the weeks between listing and closing. What would you need your selling timeline to look like for your next move to work?

Wesley Chapel has changed quite a bit over the years, and apparently so has the upper end of our real estate market. I thought it would be interesting to see exactly what the most expensive homes currently for sale in Wesley Chapel look like.

I searched the current listings and sorted them from highest price to lowest. There’s a pretty interesting mix here. We have everything from a $16 million private estate that feels like Old Florida to newer luxury homes and properties sitting on 10 acres with some serious future development potential.

#1 – 33415 Kiefer Road

#2 – 8843 Kenton Road

This one is interesting because the price isn’t really about having a gigantic house. The custom home was built in 2022 and sits on more than 10 acres in Wesley Chapel’s Connected City area. Inside you’ll find vaulted ceilings, engineered hardwood floors, a wood-burning fireplace and a large kitchen with an island, farmhouse sink and custom cabinetry. The acreage is a huge part of the story here, particularly with all of the development happening around this part of Wesley Chapel.

#3 – 30737 Elam Road

Price: $2,000,000
Bedrooms: 3
Bathrooms: 2
Living Area: 2,309 sq. ft.
Property: 10 acres
Year Built: 2005
Listing Agent: Mark Cravens, First Quality Properties

Here’s another property where the land may be as interesting as the house itself. The home sits on 10 acres and includes a private in-ground pool, covered front and rear porches, a fireplace and plenty of mature oak trees. The bigger story is its location within the Connected City area. The listing specifically discusses potential future development and even the possibility of combining the property with neighboring parcels for a much larger project. For somebody looking for acreage in an increasingly developed part of Wesley Chapel, this is definitely an interesting property.

#4 – 7152 Sandy Lane

Price: $1,799,000
Bedrooms: 2
Bathrooms: 2
Living Area: 1,280 sq. ft.
Property: 10 acres
Year Built: 2000
Listing Agent: Christina Cribbs, Imperium Real Estate Services

Another 10-acre property makes the list, this time in the Quail Hollow Pines area. The property includes a two-bedroom home currently described as income-producing, along with a small pond and plenty of wooded privacy. The listing also notes agricultural zoning with residential future land use and the possibility of subdividing into one-acre parcels. It’s close to The Grove and everything happening along the I-75/SR 54 corridor while still offering a surprising amount of land and privacy.

#5 – 29547 Chapel Park Drive

Price: $1,700,000
Bedrooms: 5
Bathrooms: 5 full + 2 half
Living Area: 4,967 sq. ft.
Garage: 4 cars
Year Built: 2016
Listing Agent: Phillipe Paul, Buyers Home Store

The fifth home is probably the most traditional “luxury house” on this list, although there’s not much traditional about what’s inside. This custom Brookside home has a heated saltwater pool, infinity spa, outdoor kitchen and a separate one-bedroom suite with its own kitchen and living space. It also has owned solar panels, whole-home automation, a Generac generator and surround sound. But my favorite part might be the private synthetic-ice hockey practice rink inside the garage, with an air-conditioned space above it that can be used as a home gym. That’s certainly not something you see in every Wesley Chapel listing.

Quite a Range for Wesley Chapel

What I found most interesting about putting this list together is how different these properties are. The top end of Wesley Chapel isn’t simply bigger houses with nicer kitchens. Acreage and future development potential play a huge role in several of these prices, while others are much more about the home and amenities themselves.

And yes, there’s a pretty substantial jump between #1 at $16 million and #2 at $3 million.

Listings, prices and availability can change at any time. Property information is based on current MLS listing data and is deemed reliable but should be independently verified. Properties listed above are listed by the agents and brokerages credited with each property.

Bonus: What About That $2 Million Manufactured Home?

28651 Tupper Road

Price: $2,000,000
Bedrooms: 3
Bathrooms: 2
Living Area: 1,690 sq. ft.
Property: 64.47 acres
Property Type: Manufactured Home
Listing Agent: Natosha Jones, Century 21 Bill Nye Realty

This one caught my attention while putting together this list. At $2 million, you’d expect it to rank near the top, but it’s technically listed as a manufactured home, so I left it out of the single-family top five. What you’re really buying here, though, is the land. The home has 3 bedrooms, 2 bathrooms and 1,690 square feet, but it sits on an incredible 64.47 acres. About 15 acres are described as dry usable farmland, there’s a fishing pond, agricultural zoning and some interesting future-development possibilities

Wesley Chapel has a little bit of everything when it comes to real estate, and these homes definitely show the higher end of that spectrum. From luxury homes packed with amenities to huge pieces of land with future development potential, there’s quite a range even among the most expensive properties in the area. And of course, listings and prices can change quickly, so this list probably won’t stay the same for long. If you’re curious about any of these homes, or just want to see what’s available in Wesley Chapel at a price point that’s a little more down to earth, feel free to reach out.

Consider these when shopping for a home

If you’re thinking about buying a home around Wesley Chapel, Zephyrhills, or the Tampa Bay area, the asking price is only one part of the conversation. What you negotiate, how you structure your financing, and what the home will cost after closing all matter.

There can be opportunities to get a better deal, but that doesn’t mean every seller is ready to take a big discount. Florida’s latest August report showed median prices holding up even as sales slowed. The specific home and its competition matter more than a headline about the overall market. Florida Realtors

Here are three things I would focus on if you’re exploring options right now.

1. Don’t be afraid to negotiate on price

You don’t have to offer asking price just because that’s the number on the listing.

Before making an offer, look at what similar homes have actually sold for, how long the property has been listed, whether the seller has reduced the price, and what else you could buy for the same money.

A home that has been sitting for a while is worth a closer look. Maybe it was priced too high. Maybe it needs work. Maybe the photos aren’t doing it any favors. Time on the market doesn’t automatically mean something is wrong with the house, and it doesn’t guarantee the seller will negotiate. It does give us something to investigate.

My approach would be to put together an offer we can explain using recent sales and the home’s condition. Picking a low number without any reason behind it isn’t much of a strategy.

Price also isn’t the seller’s only concern. A closing date that works for their schedule may help your offer. We can ask about what matters to them while still protecting your budget and keeping the terms reasonable for you.

2. Ask about seller credits to help with your interest rate

A lower purchase price is great, but it’s also worth looking at what a seller credit could do for you.

Depending on your loan and the lender’s rules, a seller can contribute toward eligible closing costs, including discount points used to lower your mortgage interest rate. That could help reduce your monthly principal and interest payment. Fannie Mae

For example, if we have room to negotiate $10,000, I would want your lender to compare a $10,000 price reduction with a $10,000 seller credit. That’s a comparison to run, not a promise that the full credit will be allowed or that one option will always be better.

The lender needs to check the contribution limits, eligible costs, and actual rate options before we write the offer.

Also, make sure you understand the difference between a permanent rate buydown and a temporary buydown. Paying discount points can lower the rate for the life of that loan. A temporary buydown reduces your payments for a limited period, then they increase to the full payment. Consumer Financial Protection Bureau

Ask for the numbers in writing: cash needed at closing, monthly payment, upfront cost, and how long any benefit lasts. If the plan only works because you’re assuming you can refinance later, I would reconsider it. A future refinance isn’t guaranteed.

3. Check the full cost of owning the home

Getting a good purchase price won’t help much if the expenses after closing are more than you expected.

Before moving forward, get an insurance quote and look into the roof, air conditioning, plumbing, and electrical systems. Florida insurers may require a four-point inspection on an older home, and those systems can affect your insurance options. Florida Department of Financial Services

Use your inspection period to understand the condition of the property and get estimates for significant repairs. Then we can discuss whether to request repairs, negotiate an allowable credit, or reconsider the purchase under the terms of your contract.

Check property taxes, HOA fees, and any CDD assessments too. Don’t assume the current owner’s property tax bill will be your bill. Their exemptions and assessment history may be different from yours. Pasco County Property Appraiser

I would rather you compare two homes using realistic ownership costs than choose one because its listing price is lower. A house with an older roof and higher ongoing expenses could cost you more than another home with a slightly higher price.

Buying today takes some homework, but there are useful things we can ask for and compare. My job is to help you understand the options and make an offer that fits your situation.

If you’re thinking about buying around Wesley Chapel, Zephyrhills, or elsewhere in Tampa Bay, what would you like to improve most: the purchase price, the monthly payment, or the amount you need at closing?

Before You Renovate, Read This

One of the most common questions I get from homeowners is some version of: “If I put money into my house, will I actually get it back when I sell?”

The honest answer is: not always. A lot of home projects are nice to have, but they don’t necessarily translate into higher resale value. That’s why I like data that cuts through the guesswork.

The graphic above highlights a few home improvement projects where homeowners are most likely to recoup their upfront costs at resale, based on data from Zonda. What’s interesting is that none of these are flashy, trendy upgrades — they’re practical, curb-appeal driven improvements that buyers notice immediately.

At the top of the list is garage door replacement, with an estimated 268% return on investment. That’s not a typo. Garage doors take up a huge portion of a home’s front elevation, and replacing an old, dated one can completely change how a home presents from the street. First impressions matter, and this is one of the clearest examples of that.

Next is steel entry door replacement, coming in at 216% ROI. The front door is another high-impact feature buyers see before they even step inside. A new steel door improves curb appeal, security, and energy efficiency — all things buyers care about, especially in Florida.

The third project on the list is installing stone veneer, with a 208% return. This is another exterior-focused upgrade that adds visual interest and gives a home a more finished, upscale look. Even small applications, like around the entryway, can make a noticeable difference.

What all three of these projects have in common is that they improve how the home looks and feels right away. They don’t require a buyer to imagine potential — they see the value immediately.

That doesn’t mean you should rush out and do every project on this list. Every home, neighborhood, and price point is different. But if you’re thinking about selling and want to be strategic with where you put your money, these are the kinds of improvements that tend to make sense.

If you’re considering selling and wondering which upgrades (if any) are worth doing on your specific home, I’m happy to talk it through. Sometimes the best move is doing less — just doing the right things.

The Most Expensive Homes for Sale in Tampa, Florida

Every so often I like to check in on the high end of the Tampa real estate market. Even if you’re not in the market for a multi-million-dollar home, it’s still interesting to see what’s out there — and it gives a good snapshot of where the luxury market is heading.

Right now, Tampa has no shortage of high-end properties, especially in areas like Davis Islands, Bayshore Boulevard, and South Tampa. Waterfront locations, custom builds, and luxury condos are driving prices well into eight figures.

Below are five of the most expensive homes currently listed for sale in Tampa, pulled directly from Zillow. Prices and availability can change quickly, but these give a good look at the very top of the market today.

Oh, if you like any of them, make sure to contact me to set up any showings or request information.

???? Top 5 Most Expensive Homes in Tampa

1. 90 Martinique Ave – Davis Islands
???? https://www.zillow.com/homedetails/90-Martinique-Ave-Tampa-FL-33606/45096290_zpid
A massive waterfront estate on Davis Islands with high-end finishes, water access, and serious square footage.

2. 82 Martinique Ave – Davis Islands
???? https://www.zillow.com/homedetails/82-Martinique-Ave-Tampa-FL-33606/45096293_zpid
Another Davis Islands luxury home, this one even larger, with expansive water views and a true estate feel.

3. 5102 W Longfellow Ave – South Tampa
???? https://www.zillow.com/homedetails/5102-W-Longfellow-Ave-Tampa-FL-33629/45054692_zpid
Custom-built, waterfront, and designed for entertaining — this is South Tampa luxury at its peak.

4. 577 Riviera Dr – Davis Islands
???? https://www.zillow.com/homedetails/577-Riviera-Dr-Tampa-FL-33606/45111397_zpid
Clean lines, modern design, and direct water access in one of Tampa’s most desirable neighborhoods.

5. 2619 Bayshore Blvd #200 – Bayshore Boulevard
???? https://www.zillow.com/homedetails/2619-Bayshore-Blvd-200-Tampa-FL-33629/338906432_zpid
A luxury condo option for buyers who want views, privacy, and top-tier amenities without the upkeep of a single-family home.

Whether you’re just browsing or seriously considering a move, Tampa’s luxury market is active and competitive. If you want to talk about what’s happening at the high end — or anywhere else in the market — feel free to reach out.

You’re gonna want to stop what you’re doing and take a couple minutes to watch this video walk through of my listing at 30726 Water Lily Dr in Brooksville, FL. It is in the Sherman Hills Golf & Country Club located just off I-75 at Cortez Blvd.

It’s a 4 bedroom, 2 bathroom home built in 2014 with over 1800 sqft of living space. I really like how the primary bedroom is completely separate from the other three bedrooms. There’s no carpet in this home, it’s either tile or LVP throughout, which is nice in the Florida heat. Keeps your feet cool and is so much easier to clean and keep clean, especially with kids or pets or both.

Another thing that’s great about this home is its location. First, you’re right at the Sherman Hills Golf & Country Club (4.1 rating on Google, 4.2 on Golfnow.com) so you can golf till you can’t golf anymore. There’s also a community pool for you to enjoy which will be very enjoyable come summertime.

Then once you leave the community you are right near I-75 for easy access to everything. You’re real close to downtown Brooksville, Ocala is a bit north, Tampa is a bit south and Disney World is not all that far to the east. Great for getting places. And there’s quite a bit of development in the area, places will be coming to you before long and you might not even need to go anywhere!

I made a short walkthrough video for you in case you are out of state and can’t see it in person. I think it’s a pretty well produced video. Let me know what you think of the home and my amazing videography after you watch it. I’d be happy to set up an in person showing for you or answer any questions you may have about this or any other home in the greater Tampa Metro area.

If you’re in Wesley Chapel and looking for solid Italian food, Falabella Family Bistro is an easy recommendation. It’s located in The Grove at 6027 Wesley Grove Blvd, Suite 105, and it’s one of those places that’s consistently good, which matters.

It’s family-owned and the staff is friendly without being overbearing. The atmosphere is comfortable — nice enough for a sit-down dinner, but still relaxed. Portions and prices are right where they should be, and the menu is well rounded with a good mix of Italian staples that are done right.

I didn’t personally dive into the drinks, but from what I saw they’ve got a solid wine, cocktail, and beer selection if that’s your thing. Overall, it’s just a dependable local spot that delivers what you expect — good food, good service, and a place you’d actually go back to.

As a Realtor, I’ve been asked more than a few times about the possibility of building an Accessory Dwelling Unit (ADU) in Hernando County. Usually the questions are pretty practical:
Can I build one for a family member?
Can I rent it out?
What are the size limits?

When I started digging for answers online, I noticed something right away — the information wasn’t very clear, and a lot of it was outdated or contradictory. So instead of guessing or repeating bad info, I went straight to the source and contacted the Hernando County zoning office directly.

Here’s what I learned.

In Hernando County, an ADU is allowed only as an addition to an owner-occupied single-family home. That means you can’t build a detached guest house in the backyard and call it an ADU under current rules. The additional living space has to be attached to the main house.

Only one ADU is allowed per property, and the lot can have no more than two total dwelling units — the primary home and the ADU. The ADU also has to remain clearly secondary to the main house. In practical terms, that means its maximum habitable square footage cannot exceed 50% of the livable area of the primary residence.

An ADU is allowed to have its own kitchen, bathroom, sleeping area, and laundry, so it can function as a fully independent living space. That’s good news for homeowners looking to house family members or create flexible living arrangements.

One important detail: the property must be owner-occupied. If you’re thinking about buying a home solely as an investment and adding an ADU, this is a rule you’ll want to pay close attention to. Zoning and permitting also still apply, so plans must meet all building codes and be approved through the proper channels.

If you’re considering building an ADU — or buying a home where this might be an option — it’s worth getting clear on the rules before moving forward. Zoning regulations can change, and every property is different.

If you want to talk through whether an ADU might work for your situation, feel free to reach out. I’m always happy to share what I’ve learned and help you think through the options.

Last night we went to Koizi Endless Hibachi & Sushi at 17012 Palm Pointe Dr in Tampa for their all-you-can-eat sushi. It was my son’s birthday, and this has become one of our go-to spots for celebration dinners. It just works for a group, especially when everyone wants something a little different.

The setup is simple: you order what you want, they bring it out, and they keep bringing food until you tell them to stop. Sushi, hibachi, appetizers — it comes out fast, it’s consistent, and it’s always a good time. Nobody leaves hungry, that’s for sure.

This isn’t a $300-per-person omakase experience, and it’s not trying to be. But it doesn’t need to be. The food is solid, the vibe is fun, and for an AYCE place it delivers way more often than not. We’ve been multiple times and it’s been reliably good every visit, which matters.

If you’re in Tampa and in the mood for all-you-can-eat sushi or hibachi — especially for a birthday or casual celebration — Koizi is absolutely worth the trip.

Take a look at the video I made showing a bit of our trip then get you on over there and have your fill!

If you’re even thinking about buying a home, getting preapproved should be your first move. A preapproval tells you exactly what you can afford, what your monthly payment might look like, and what price range actually makes sense before you start falling in love with homes online.

It also makes your offer stronger. Sellers take preapproved buyers more seriously because it shows you’ve already talked to a lender and your finances have been reviewed. In competitive situations, a solid preapproval can be the difference between getting accepted or getting passed over.

Just as important, a preapproval helps avoid surprises. You don’t want to get deep into the process only to find out later that the numbers don’t work. Knowing upfront saves time, stress, and frustration.

If you need help getting preapproved, I can connect you with trusted lenders like Supreme Lending or Zillow Home Loans, depending on what fits you best. Both can walk you through the process and get you a clear answer quickly.

If you’re thinking about buying now or just planning ahead, a preapproval is a smart place to start. Let me know and I’ll point you in the right direction.