Florida KeysFlorida Keys Real EstateFlorida Keys Real Estate MarketHome BuyingHome For SaleHomes for SaleHousing Marketnew listingsproperty for salereal estate February 17, 2025

86 New Listings Hit the Florida Keys Market – Spotlight on a Stunning Canal Front Pool Home with 75′ Dock!

The Florida Keys real estate market is buzzing with excitement as 86 new listings have recently become available, offering a diverse array of properties to suit various tastes and preferences. From charming seaside cottages to luxurious waterfront estates, there’s something for everyone looking to embrace the island lifestyle.

Spotlight Property: Exquisite Canal Front Pool Home with 75′ Concrete Dock

Among these new listings, one property stands out for its exceptional design and prime location. This stunning 3-bedroom, 2.5-bathroom residence epitomizes modern island luxury, perfectly situated on a generous 9,750 sq. ft. lot.

Architectural Elegance

Constructed with precision and elegance, this concrete home boasts a durable metal roof and impact-resistant windows and doors, ensuring both safety and style. Inside, the spacious open-concept floor plan is accentuated by 10-foot ceilings and 8-foot doors, creating an airy and grand ambiance. A custom trim package adds a refined touch of sophistication throughout the living spaces.

Gourmet Kitchen

The heart of the home is the gourmet kitchen, designed to delight culinary enthusiasts. It features custom cabinetry and sleek quartz countertops, providing ample space and functionality for all your cooking endeavors.

Outdoor Oasis

Step outside to discover an expansive, tiled terrace that overlooks a sparkling pool, surrounded by lush tropical landscaping. This private oasis is perfect for relaxation and entertaining, offering a serene retreat from the everyday hustle.

Boater’s Paradise

For boating enthusiasts, the property offers a 75-foot concrete dock with direct access to both the Florida Bay and the Atlantic Ocean. This prime waterfront feature ensures endless water adventures are just steps away from your door.

Curb Appeal

A paver driveway enhances the home’s curb appeal, showcasing the meticulous attention to detail evident in every aspect of this exceptional property.

Don’t miss the opportunity to own this piece of island paradise, where luxury, comfort, and waterfront living converge. With the influx of new listings in the Florida Keys, now is the perfect time to find your dream home and immerse yourself in the idyllic island lifestyle.

Click here to see the full list of properties

Florida KeysFlorida Keys Real EstateFlorida Keys Real Estate MarketHome BuyingHome For SaleInvestmentnew listingsproperty for sale February 11, 2025

It’s Not Just Tourist Season—It’s Selling Season in the Florida Keys!

As the temperatures cool across the country, the real estate market in the Florida Keys is heating up! While tourists are arriving in droves to escape the winter chill, buyers are also flocking to the islands, making it one of the best times of the year to list your home. With 96 new listings hitting the market, it’s clear that selling season is in full swing!

Why Is Now the Perfect Time to Sell?

  1. High Buyer Demand – Seasonal residents and second-home buyers are actively looking for properties to call their own before peak season pricing takes hold.
  2. Limited Inventory – While new listings are appearing, demand continues to outpace supply, creating opportunities for sellers to get top dollar.
  3. Strong Market Activity – The influx of visitors doesn’t just mean full hotels—it also means increased foot traffic at open houses and more eyes on online listings.
  4. Favorable Weather – Showcasing a home in the Keys during the winter is a dream. Clear blue skies, calm waters, and warm breezes make properties even more appealing.

How to Take Advantage of Selling Season

If you’ve been considering selling, now is the time to position your home for success.

  • Professional Marketing Matters – A strong online presence, high-quality photos, and strategic exposure through Just Listed postcards and targeted email campaigns help your home stand out.
  • Competitive Pricing – Buyers are savvy, so pricing your home correctly from the start is crucial.
  • Curb Appeal Counts – Whether it’s a waterfront estate or a charming conch cottage, make sure your home looks its best. First impressions matter!

Thinking About Selling?

With nearly 100 new homes on the market, competition is increasing. If you want to make the most of this selling season, let’s connect. With over 30 years of experience in Florida Keys real estate, I can help you position your home for a successful sale.

📞 Contact me today to discuss your selling strategy! Click here to see the new listings. 

closed salesCondominiumsdry lot homesFlorida Keys Real EstateFlorida Keys Real Estate MarketHousing MarketMarket DataMLSNew Yearreal estate marketSalessingle family homessold propertieswaterfront February 7, 2025

Florida Keys Real Estate: January 2024 vs. January 2025 Market Trends

As we enter 2025, the Florida Keys real estate market continues to evolve. A year-over-year comparison of January 2024 and January 2025 data provides key insights into shifting trends in home sales, pricing, and market activity across single-family homes and condos throughout the region.

Single-Family Homes: Higher Prices, Fewer Sales, and Longer Market Times

Open Water Homes

  • January 2024: 15 homes sold | Average Sales Price: $2,234,533 | Days on Market: 67
  • January 2025: 9 homes sold | Average Sales Price: $3,242,955 | Days on Market: 101

Market Insight: Open water homes saw a significant price jump of over $1 million on average, but fewer properties sold, and the time on market increased by over a month, indicating a more selective buyer pool.

Canalfront Homes

  • January 2024: 35 homes sold | Average Sales Price: $1,843,031 | Days on Market: 61
  • January 2025: 26 homes sold | Average Sales Price: $1,339,019 | Days on Market: 85

Market Insight: Canalfront homes experienced a notable decrease in both sales volume and average price, with homes staying on the market longer. This could indicate buyers becoming more cautious about investment costs.

Non-Waterfront Homes

  • January 2024: 32 homes sold | Average Sales Price: $1,227,031 | Days on Market: 81
  • January 2025: 33 homes sold | Average Sales Price: $1,354,242 | Days on Market: 83

Market Insight: While the number of non-waterfront homes sold remained stable, there was a modest price increase, suggesting that affordability and location continue to drive buyer interest.

Condos, Townhomes, and Condo-Tels: Market Adjustments

Waterfront View Properties

  • January 2024: 19 units sold | Average Sales Price: $1,035,052 | Days on Market: 51
  • January 2025: 15 units sold | Average Sales Price: $1,013,666 | Days on Market: 105

Market Insight: Waterfront view condo sales declined, and properties are taking longer to sell, pointing to a more cautious buyer approach despite relatively stable pricing.

Non-Waterfront View Properties

  • January 2024: 18 units sold | Average Sales Price: $834,166 | Days on Market: 70
  • January 2025: 6 units sold | Average Sales Price: $573,750 | Days on Market: 33

Market Insight: The non-waterfront condo market saw a drastic decline in sales and a significant drop in pricing, making it a potential opportunity for bargain buyers but a concern for sellers.

Key Takeaways for Buyers and Sellers

  • Sellers: The market is shifting, and pricing strategically is key. While open water homes command premium prices, other segments, particularly condos, are seeing softer demand.
  • Buyers: Opportunities exist in the condo market, where prices are down and market times are up, allowing for negotiation power.
  • Investors: With longer market times, now may be a good time to identify properties with strong long-term value and potential appreciation.

As always, understanding the latest market trends is crucial when making real estate decisions in the Florida Keys. Whether you’re buying or selling, staying informed ensures you’re making the most of market conditions.

 

All data from The Florida Keys Board of Realtors Multiple Listing Service – Flex MLS.  Information is deemed reliable but is not guaranteed. 

Florida KeysFlorida Keys Real EstateFlorida Keys Real Estate Marketnew listingsproperty for salereal estate February 3, 2025

94 New Listings Hit the Market in the Florida Keys: A Glimpse into Island Living

The Florida Keys are no stranger to the allure of sun-kissed shores, turquoise waters, and an easy-going island lifestyle, but the real estate market is catching an exciting breeze right now. With 94 new listings recently hitting the market, there’s never been a better time to explore what makes living in this paradise so special.

The New Listings: A Snapshot

As of this week, 94 fresh properties have entered the market across the Florida Keys, offering a variety of options for those looking to make this island chain their home. From charming cottages tucked away in tropical foliage to luxurious waterfront estates with private docks, these new listings cater to diverse tastes and budgets. The properties span across several islands in the Keys, from Key Largo all the way down to Key West, each with its own unique vibe and appeal.

  • Key Largo: Often referred to as the “Diving Capital of the World,” this northernmost island has several listings that combine easy access to both nature and luxury. Whether you’re looking for a canal-front home with a boat dock or a cozy retreat nestled in the Everglades National Park, Key Largo offers endless adventure at your doorstep.
  • Islamorada: Known for its world-class fishing and vibrant arts scene, Islamorada’s new listings include oceanfront homes that feel like your private paradise. Picture yourself living in a sprawling estate with sweeping ocean views or a stylish townhome just a short boat ride from the island’s best reefs.
  • Marathon: Often considered the heart of the Keys, Marathon is home to a variety of mid-range homes that provide access to both the Atlantic Ocean and Gulf of Mexico. New listings here include canal-side homes and private villas, offering a perfect blend of convenience and seclusion.
  • Lower Keys & Key West: The charm of the Lower Keys and the excitement of Key West never go out of style. Newly listed properties range from classic conch-style homes to modern beachside condos. Key West, in particular, offers a unique blend of history, culture, and nightlife, with homes located in the heart of Old Town or more secluded spots near Smathers Beach.

Why Island Living in the Florida Keys?

Living in the Florida Keys is unlike any other place in the U.S. The island lifestyle offers a laid-back atmosphere, warm weather year-round, and a strong sense of community. Here’s a look at some of the perks of calling the Keys home:

1. Natural Beauty at Your Doorstep

The Florida Keys are known for their stunning natural landscapes. From the coral reefs just off the coast to the lush mangroves, the Keys are a paradise for nature lovers. Whether you enjoy snorkeling, kayaking, fishing, or simply lounging on the beach, island living places you in the heart of it all. The turquoise waters and vibrant sunsets never get old.

2. The Great Outdoors Year-Round

Thanks to the Keys’ tropical climate, outdoor activities are available year-round. Imagine waking up to a morning kayak ride through crystal-clear waters, or spending an afternoon fishing along the shore with friends. Because the weather remains warm throughout the year, the Florida Keys offer a true outdoor lifestyle, perfect for those who love being active and enjoying the beauty of nature.

3. Tight-Knit Island Community

While the Florida Keys are a top tourist destination, the people who live here tend to form tight-knit, welcoming communities. Life is a little slower here, and that fosters meaningful connections. Whether you’re dining at a local seafood spot or attending one of the many events that take place throughout the year, you’ll quickly find that the people of the Keys are as warm and welcoming as the climate.

4. The Culture and Art Scene

Each of the Keys has its own distinctive personality, but they all share an appreciation for art, history, and local culture. Key West, for example, has a thriving arts scene, with galleries, museums, and theaters that showcase the work of both local and international artists. The annual Hemingway Days Festival draws fans of the legendary author from all over the world, and Islamorada’s relaxed, bohemian vibe makes it the perfect setting for art shows and cultural events.

5. Fishing, Boating, and Watersports

For those who enjoy life on the water, the Florida Keys are unbeatable. With the Atlantic Ocean on one side and the Gulf of Mexico on the other, island residents have access to world-class fishing, boating, and water sports. Whether you’re into deep-sea fishing, fly fishing in the backcountry, or sailing to nearby islands for a day trip, the Keys have everything you need to indulge your love of the water.

Is Island Living Right for You?

While living in the Florida Keys sounds like a dream to many, it’s important to consider your lifestyle and preferences. The islands offer a unique mix of convenience and seclusion. There are world-class amenities, but the pace of life is slower, and access to some services might be limited compared to mainland areas. In addition, the Florida Keys are known for being a bit more expensive than other parts of Florida, particularly when it comes to real estate.

That said, for those who are drawn to the beauty, serenity, and charm of the islands, the Florida Keys can feel like a permanent vacation. Whether you’re retiring to your dream home, seeking adventure in the great outdoors, or simply escaping the hustle and bustle of city life, the Florida Keys offer an unparalleled lifestyle.

Conclusion

With 94 new listings now on the market, there are fresh opportunities for those interested in making the Florida Keys their home. Whether you’re seeking a luxurious oceanfront estate or a cozy getaway tucked between the trees, island living in the Keys is as enchanting as it is unique. From natural beauty to outdoor activities and a vibrant community, there’s something for everyone on these sun-soaked islands. Don’t miss out—your island paradise awaits.

Ready to explore? Click here to see if any of the new listings are perfect for you!

Florida KeysFlorida Keys Real EstateFlorida Keys Real Estate MarketHomes for SaleIsland LivingKey WestLuxury EstatesLuxury HomesOpen WaterOpen Water Viewsreal estateShark Key January 31, 2025

Luxury Waterfront Living on Shark Key, Florida Keys

Nestled just 11 miles from the vibrant energy of Key West, Shark Key offers an unparalleled level of privacy and exclusivity. This gated island community is home to a collection of luxury waterfront estates, each designed to capture the essence of upscale tropical living.

Shark Key is more than just a place to live—it’s a private retreat surrounded by turquoise waters and breathtaking sunset views. Residents enjoy access to pristine white sand beaches, a clubhouse, tennis courts, and a serene lagoon perfect for paddleboarding or kayaking. With expansive lots and custom-built homes, this enclave is designed for those seeking elegance, tranquility, and premier waterfront living.

Despite its secluded feel, Shark Key is just minutes from world-class dining, shopping, and entertainment in Key West, providing the best of both worlds—peaceful island seclusion with easy access to city conveniences. Whether you’re looking for a permanent residence or a vacation getaway, Shark Key offers a rare opportunity to own a slice of paradise in the Florida Keys.

If you’re dreaming of luxury waterfront living in the Keys, Shark Key is an extraordinary place to call home.

Click here to see the current listings on Shark Key

above floodbelow floodbuyersbuying adviceFlorida Keys Real EstateHome BuyingHousing Marketpre-firmRemodelingsellers January 28, 2025

Understanding Legal Non-Conforming Properties in the Florida Keys: What Buyers and Sellers Need to Know

In the Florida Keys real estate market, “legal non-conforming” refers to a property, structure, or use that was legally established under previous zoning or land-use regulations but does not conform to current rules. This designation allows the property to continue being used as it is, despite changes in local codes or regulations, as long as it remains in compliance with specific conditions.

Key Points About Legal Non-Conforming Properties:

  1. Grandfathered Status: The property is “grandfathered” under the older regulations that were in place when it was built or established.
    • Example: A home built closer to the waterline than current setbacks allow.
  2. Usage Continuity: The non-conforming use is usually allowed to continue as long as it is not abandoned, significantly altered, or replaced.
    • Example: A small vacation rental operating in an area where short-term rentals are no longer permitted.
  3. Limited Expansion or Reconstruction: Regulations often prohibit the expansion or rebuilding of legal non-conforming properties beyond their original footprint or size.
    • Example: If a legal non-conforming stilt home is destroyed by a hurricane, rebuilding it to the same specifications may not be allowed.
  4. Environmental Regulations: In the Keys, legal non-conforming properties are often tied to strict environmental protections, such as setbacks from mangroves, waterways, or wetlands.
  5. ROGO Considerations: If a legal non-conforming property requires major updates or changes, it may need to comply with the Florida Keys’ Rate of Growth Ordinance (ROGO), which regulates development rights.
  6. Transferability: The non-conforming status typically stays with the property and transfers to new owners, provided the use remains consistent and complies with conditions outlined by local authorities.

Why It Matters:

Legal non-conforming properties are common in the Florida Keys due to evolving environmental and building codes, especially as the area has heightened focus on protecting ecosystems and adapting to flood risks. Buyers and sellers must carefully evaluate these properties, often requiring guidance from legal or zoning experts to understand the implications for future use, renovations, or insurance.

If you’d like, I can provide specific examples or help clarify how this could impact a real estate transaction!

Florida KeysFlorida Keys Real EstateFlorida Keys Real Estate MarketHome BuyingIslamoradaKey Largonew listingsreal estate January 27, 2025

Florida Keys Real Estate Season Is In Full Swing with 78 New Listings on the Market!

The Florida Keys real estate market is buzzing with activity as 78 fresh listings hit the market, offering buyers a diverse range of properties to choose from. Whether you’re looking for a cozy condo or an opulent waterfront estate, there’s something to suit every taste and budget.

A Property for Every Lifestyle

The new listings start at an attractive $329,000 for condos that deliver an affordable slice of paradise. These units are perfect for first-time buyers, snowbirds, or those seeking a low-maintenance getaway. On the other end of the spectrum are breathtaking estates priced at up to $17,000,000, showcasing unparalleled luxury. These magnificent homes boast features such as private docks, panoramic ocean views, infinity pools, and state-of-the-art finishes—ideal for buyers seeking the pinnacle of coastal living.

The Selling Season is in Full Swing

Winter months often mark the height of selling season in the Florida Keys, as seasonal residents, vacationers, and investors descend upon the area. This influx creates a vibrant market where properties are moving fast. The warm weather, crystal-clear waters, and unmatched island lifestyle draw attention from around the globe, making now the ideal time for both buyers and sellers to act.

Market Trends and Buyer Opportunities

With the market heating up, buyers are encouraged to act swiftly. Inventory is moving quickly due to strong demand, particularly for waterfront properties with boating access and vacation rental potential. Sellers, meanwhile, are benefiting from high buyer interest, which is driving competitive offers.

Whether you’re looking to invest, relocate, or find your dream home, this new wave of listings provides the perfect opportunity to make your move. Contact your trusted real estate professional to explore the latest offerings and secure your place in the Florida Keys lifestyle.

Don’t wait too long—the Keys’ unique charm and competitive market make these properties highly desirable. Dive into this exciting season and discover your piece of paradise today!

Click here to view the list of new properties. 

CondominiumsDockageFlorida KeysFlorida Keys Real EstateFlorida Keys Real Estate MarketInvestmentMoon Bay January 24, 2025

Moon Bay Condominiums: A Key Largo Treasure with Unmatched Amenities and Investment Potential

Moon Bay Condominiums in Key Largo is a gated waterfront community on the serene Florida Bay, offering a perfect mix of tropical relaxation and investment opportunity. With its weekly rental policy, Moon Bay is ideal for investors or those seeking passive income. Enjoy it as your private retreat or earn income by renting it out when you’re away.

Currently listed at $975,000, Unit A501 is a standout offering in the community. This updated, fully furnished corner-end unit boasts unparalleled bay views and a screened balcony, perfect for enjoying stunning Florida Keys sunsets. Included with the unit is a deeded 30 ft. boat slip (#63) with a boat lift—perfect for avid boaters ready to explore the pristine waters of the Keys.

Moon Bay isn’t just about the views; it’s about the lifestyle. Residents enjoy a wealth of amenities, including:

  • A refreshing heated pool with a spacious sun deck.
  • A clubhouse complete with a kitchen and lounge for entertaining.
  • Tennis courts for a friendly match or some exercise.
  • A private marina for easy boating access.
  • Fishing docks for enjoying peaceful mornings on the water.
  • A BBQ and picnic area, ideal for outdoor gatherings with family and friends.
  • A game room and saunas, adding extra comfort and recreation options.

Conveniently located just an hour from Miami, Moon Bay offers the best of both worlds: a peaceful escape and easy access to Miami International Airport, PortMiami for cruises, and all the city’s attractions.

Don’t miss your chance to own Unit A501 at Moon Bay Condominiums—a beautiful property that combines luxury, convenience, and income potential in the heart of the Florida Keys!

Click here to view the details for unit A501

Listing provide courtesy of Diana Lynn Fiddes, Coldwell Banker Schmitt 

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Understanding “Above Flood” vs. “Below Flood” Homes in the Florida Keys

When buying or selling a home in the Florida Keys, one of the most significant factors to consider is whether a property is “above flood” or “below flood.” This distinction doesn’t just impact the structure of the home—it also plays a crucial role in determining insurance costs and resale value.

What Does “Above Flood” and “Below Flood” Mean?

The terms “above flood” and “below flood” refer to the home’s elevation in relation to the Base Flood Elevation (BFE). The BFE is determined by FEMA and indicates the minimum height to which floodwaters are expected to rise during a 100-year flood event.

  • Above Flood: Homes built above the BFE are considered safer from flood risks. These properties are often elevated on stilts, pilings, or built on fill, ensuring the living space is higher than potential floodwaters.
  • Below Flood: Homes below the BFE are more vulnerable to flooding, as their living areas sit at or below the expected floodwater levels.

Insurance Implications

Flood insurance is a critical consideration for any property in the Florida Keys due to the area’s susceptibility to hurricanes and rising sea levels. The elevation of a home directly impacts flood insurance premiums:

  • Above Flood Homes: These homes typically qualify for lower flood insurance premiums because their design reduces the risk of water damage. Owners often save significantly on annual insurance costs, making these properties highly desirable.
  • Below Flood Homes: Homes below the BFE face higher flood risks, resulting in substantially higher insurance premiums. Additionally, obtaining coverage may be more challenging, especially for older properties not built to current FEMA standards.

Market Value and Resale Considerations

  • Above Flood Homes: Due to their lower insurance costs and compliance with modern building codes, above-flood homes are often more attractive to buyers and can command higher resale values.
  • Below Flood Homes: While these homes may initially be more affordable, the higher cost of flood insurance and potential flood damage risks can deter buyers, impacting long-term value.

Key Takeaways for Buyers and Sellers

  1. Know the Elevation Certificate: Whether buying or selling, obtaining the property’s elevation certificate is essential to understanding its flood zone and insurance implications.
  2. Factor in Insurance Costs: Buyers should account for flood insurance premiums in their budgeting, while sellers should highlight any flood mitigation features to attract buyers.
  3. Consider Future Resilience: With rising sea levels and stricter building codes, properties that are above flood may offer better long-term value and peace of mind.

Navigating the nuances of “above flood” and “below flood” homes in the Florida Keys requires expertise. As a seasoned real estate professional with decades of experience in the region, I’m here to help you make informed decisions that protect your investment and fit your lifestyle.

Buyingbuying adviceCondominiumsDistressed PropertyFixer UpperFlorida KeysFlorida Keys Real EstateFlorida Keys Real Estate MarketIslamoradaKey Largoproperty for sale January 22, 2025

Discovering Hidden Gems: Purchasing a Home in the Florida Keys for Under $500,000

When many people think of the Florida Keys, images of luxury waterfront estates and million-dollar views often come to mind. While it’s true that the Keys are home to some of the most coveted real estate in the country, there’s a common misconception that owning property here under $500,000 is out of reach. However, with the right approach, it’s entirely possible to find your slice of paradise within this budget.

Why the Florida Keys?

Living in the Keys offers an unparalleled lifestyle. From breathtaking sunsets and world-class fishing to a strong sense of community and year-round warm weather, the allure is undeniable. But beyond the dream-like appeal, the area also boasts excellent schools, convenient shopping, and a range of outdoor activities.

Opportunities Under $500,000

While the high-end real estate market often dominates the headlines, there are hidden gems available in the Florida Keys for buyers with a budget of $500,000 or less. Here’s how:

  1. Exploring Off-Water Properties
    While waterfront homes may command premium prices, inland properties and those located on canals or off the beaten path can be surprisingly affordable. These homes still offer the charm and proximity to the ocean without the waterfront premium.
  2. Condos and Townhomes
    The Keys have a variety of condo and townhouse communities that provide an affordable entry point. Many offer amenities like pools, marinas, and maintenance-free living, making them an excellent choice for first-time buyers or those seeking a vacation home.
  3. Fixer-Uppers
    If you’re open to a little elbow grease, a fixer-upper could be the way to go. Renovating a home allows you to customize it to your tastes while potentially building equity.
  4. Key Largo and Beyond
    While Key West often garners the most attention, areas like Key Largo, Marathon, and Big Pine Key offer more budget-friendly options. These communities provide a quieter pace of life while still delivering that coveted Keys lifestyle.

Insider Tips for Finding Affordable Homes

  • Work with a Local Expert: A real estate professional who knows the Keys can help you identify opportunities that align with your budget and goals.
  • Stay Open-Minded: Expanding your search criteria, such as considering smaller homes, older properties, or different neighborhoods, can reveal unexpected options.
  • Act Quickly: Properties in this price range are often in high demand. Being pre-approved for a mortgage and ready to make an offer can give you a competitive edge.
  • Leverage Local Knowledge: Targeted mailing lists and local market connections can uncover off-market properties or those about to be listed.

A Dream Worth Pursuing

Buying a home in the Florida Keys for under $500,000 might require creativity and flexibility, but it’s far from impossible. With a little patience and the right guidance, you can find your dream home and start living the island life you’ve always wanted.

Whether you’re seeking a full-time residence, a vacation getaway, or an investment property, there’s something magical about calling the Keys home—and that magic is accessible to more people than you might think.

If you’re ready to start exploring the possibilities, reach out today to discuss your goals. Let’s find your piece of paradise together! Click here to see a list of properties under $500,000 in the Florida Keys.