Cooks IslandFlorida Keys Real Estatenew listings June 10, 2025

43 New Listings Hit the Market This Week — Including Two on Cooks Island!

It was a busy week in the Florida Keys real estate market, with 43 new listings coming on the market — a strong sign that summer activity is heating up!

Among the new inventory are two rare cottages on Cooks Island, the secluded semi-private island just a short boat ride from shore. Properties here don’t come up often, and to see two hit the market at once is truly unique. If you’ve ever dreamed of escaping to your own piece of paradise — where the only sounds are the rustling palms and lapping waves — this might be your chance.

Not familiar with Cooks Island? I wrote about it previously — you can read that article here.

👉 Click here to view this week’s new listings in the Florida Keys.

Buttonwood BayCondominiumsFlorida Keys Real EstateKey LargoProperty Spotlight June 6, 2025

Waterfront Living at Buttonwood Bay: Spotlight on Unit B2

Looking for your dream spot in the Florida Keys? Welcome to Buttonwood Bay in Key Largo, where life is all about boats, sunsets, and warm breezes. This gated, 42-acre community offers deep-water access, top-notch amenities, and a relaxed island lifestyle. Today, we’re highlighting a special opportunity: Unit B2, now available for $945,000.

🏡 Meet Unit B2

This 2-bedroom, 1.5-bath home is all about comfort and location. The open layout feels light and welcoming. Step outside to your own private waterfront patio, perfect for morning coffee or evening sunsets. Just a few steps away is your protected 33-foot boat slip, making it easy to hit the water anytime.

🚤 A Boater’s Dream

Love being on the water? You’ll feel right at home here. Buttonwood Bay has a deep-water coral rock harbor with direct access to the Florida Bay and quick routes to the Atlantic Ocean. Whether you’re heading out to fish, cruise, or just relax, your boat is always ready and waiting.

🌴 Resort-Style Perks

Life at Buttonwood Bay feels like a vacation every day. Here’s what you’ll enjoy:

  • A full-service marina and boat ramp

  • A Ships Store with snacks, drinks, bait, ice, fuel, and parking for trailers

  • Three heated pools for year-round swimming

  • Five tennis and pickleball courts

  • A fitness center with views of the marina

  • Saunas and a basketball court

  • A cozy clubhouse for gathering

  • A private sandy beach to soak up the sun

  • 24-hour security and a staffed gatehouse for peace of mind

🌅 Why Choose Buttonwood Bay?

This isn’t just a place to live—it’s a lifestyle. Whether you’re looking for a full-time home or a weekend escape, Unit B2 is your chance to enjoy the Keys your way. From peaceful evenings on your patio to quick trips out on the water, every day here feels special.

📍 Want to see it in person or learn more? Let’s connect. This is your time to live the waterfront life you’ve been dreaming about.

Listing information provided courtesy of Lisa Frins, Berkshire Hathaway Home Services

1st Quarter Comparisonclosed salesFlorida Keys Real EstateFlorida Keys Real Estate Market June 5, 2025

Florida Keys Real Estate Market Update: Q1 2025 vs. Q1 2024

The first quarter of 2025 brought noticeable changes to the real estate landscape in the Upper Florida Keys. Comparing market activity from Q1 2024 to Q1 2025 reveals several important shifts, including a drop in closed sales volume, longer days on market, and mixed trends in average sales prices. Here’s a breakdown of what’s happening by property type:

1. Oceanfront & Bayfront Homes: Fewer Sales, Higher Prices

  • Q1 2024: 20 properties closed | Avg. Sale Price: $3,065,949 | Avg. Days on Market: 89

  • Q1 2025: 11 properties closed | Avg. Sale Price: $3,431,090 | Avg. Days on Market: 109

While the number of sales dropped by nearly half, the average sales price increased by over $365K, suggesting buyers in this luxury category are still willing to pay a premium—but are being more selective. Properties are also taking longer to sell, with average days on market increasing by 20 days.

2. Canalfront Homes: Price Correction Underway

  • Q1 2024: 31 closed | Avg. Sale Price: $2,184,212 | Days on Market: 58

  • Q1 2025: 28 closed | Avg. Sale Price: $1,857,793 | Days on Market: 88

The canalfront segment experienced a 14.9% drop in average sales price and longer selling times. Despite only a slight dip in volume, this segment may be reflecting price sensitivity among buyers or a rebalancing after prior years of strong appreciation.

3. Non-Waterfront Single Family Homes: Stable Volume, Slower Turnover

  • Q1 2024: 29 closed | Avg. Sale Price: $856,321 | Days on Market: 63

  • Q1 2025: 30 closed | Avg. Sale Price: $816,976 | Days on Market: 167

The number of closed sales remained steady, but the average time to sell nearly tripled. Prices softened slightly. This suggests that while demand is holding, buyers may have more choices and are negotiating harder or taking more time to commit.

4. Condos & Townhomes: Fewer Sales, Stronger Prices

  • Q1 2024: 29 closed | Avg. Sale Price: $750,586 | Days on Market: 75

  • Q1 2025: 26 closed | Avg. Sale Price: $830,238 | Days on Market: 144

This is one of the more surprising shifts: higher prices despite slower turnover and fewer sales. It may indicate continued demand for lock-and-leave properties, especially among part-time residents or investors, despite a longer sales cycle.

Key Takeaways

  • Pace has slowed across the board, with increased average days on market in every category.

  • Luxury segments are still commanding strong prices, particularly oceanfront homes.

  • Canalfront homes and non-waterfront single-family properties are adjusting downward, both in price and turnover speed.

  • Condos are holding value and even appreciating, despite a slight slowdown in transactions.

What This Means for You

If you’re a seller, pricing strategically and preparing your property for today’s more deliberate buyers is crucial. For buyers, the longer days on market may open negotiation opportunities—particularly in the canalfront and non-waterfront home segments.

Whether you’re buying, selling, or just watching the market, local insights and up-to-date data are essential to making smart decisions in the dynamic Florida Keys market.

Florida KeysFlorida Keys HistoryFlorida Keys Lighthouses June 4, 2025

Exploring the Historic Lighthouses of the Florida Keys

The Florida Keys are known for their clear blue waters, tropical charm, and laid-back lifestyle. But beyond the beaches and coral reefs lies a fascinating part of maritime history—its historic lighthouses. These coastal beacons once guided ships safely through the Keys’ tricky waters, warning of shallow reefs and dangerous shoals. Today, they stand as symbols of the region’s seafaring past.

Exploring these lighthouses is a great way to connect with local history, whether you’re a resident, a boater, or a curious traveler. Each one has its own unique story and design. Let’s take a closer look at nine of the most notable lighthouses in the Florida Keys.

1. Alligator Reef Light

Just off the coast of Islamorada, the Alligator Reef Light has stood since 1873. At 136 feet tall, it’s hard to miss. It was automated in 1963 and turned off in 2015. However, thanks to a local community effort, it was relit using solar power in 2023.

2. Sombrero Key Light

Located near Marathon, this 142-foot tower was built in 1858. With its open, skeletal frame, it was easier to withstand storms. The light was automated in 1960 and officially turned off in 2015.

3. American Shoal Light

Closer to Sugarloaf Key, this lighthouse was completed in 1880. It stands 110 feet tall and helped guide mariners until it was deactivated in 2015. Like many others, it was automated decades earlier, in 1963.

4. Sand Key Light

Offshore from Key West, the Sand Key Light has a long and dramatic history. The original lighthouse was destroyed by a hurricane, and the current structure has stood since 1853. It continues to be a landmark in local lore.

5. Key West Lighthouse

Right in the heart of Key West, this lighthouse has been part of the community since 1825. After a hurricane destroyed the original, it was rebuilt in 1848. Today, it serves as a museum where visitors can climb the tower and explore lighthouse keepers’ lives.

6. Dry Tortugas Light (Loggerhead Key Light)

Located on Loggerhead Key in the Dry Tortugas, this lighthouse is one of the most remote in the country. Built in 1858, it was automated in 1988 and deactivated in 2015. Its isolation makes it a special destination for adventurers.

7. Tortugas Harbor Light (Garden Key Light)

Also found in the Dry Tortugas, this lighthouse sits within historic Fort Jefferson on Garden Key. Built in 1826, it was eventually replaced by the larger Loggerhead Key light. Still, its place in early navigation history remains important.

8. Carysfort Reef Light

Located off Key Largo, this lighthouse was first lit in 1852. It was one of the oldest lights in continuous use until it was turned off in 2015. Automation came in 1960, helping extend its working life.

9. Fowey Rocks Light

Although it sits just north of the Keys near Key Biscayne, Fowey Rocks Light is often considered part of the region. Built in 1878, this lighthouse is still active today, continuing its long tradition of guiding vessels past the coral reefs.

A Look Back at the Beacons of the Keys

The lighthouses of the Florida Keys are more than just landmarks. They are part of the islands’ identity and a tribute to the brave mariners and keepers who depended on them. Whether standing tall offshore or tucked into a national park, each lighthouse tells a story of resilience, engineering, and the human spirit.

If you’re planning to visit the Keys, consider adding a lighthouse to your itinerary. You’ll get a new perspective on the area’s rich and rugged past—plus some incredible photo ops along the way.

Florida Keys Real EstateFlorida Keys Real Estate MarketHistoryHurricane ConditionsHurricane IrmaHurricane Recovery June 3, 2025

Welcome to the 2025 Hurricane Season: A Look Back at the Florida Keys’ Most Devastating Storms

As the 2025 Atlantic hurricane season officially begins, it’s a sobering time to reflect on the powerful storms that have shaped life in the Florida Keys. For those of us who live and work in this unique island chain, hurricane season isn’t just a date on the calendar—it’s personal. The Keys have weathered some of the strongest storms in recorded history, and these events serve as a powerful reminder of why preparation and resilience are so important.

Below is a deeper look at the three most catastrophic hurricanes to ever impact the Florida Keys:

1. Labor Day Hurricane (1935)

Category: 5
Date: September 2, 1935
Winds: Estimated 185+ mph
Storm Surge: 18–20 feet
Fatalities: 400+

Still considered the strongest hurricane to strike the United States, the 1935 Labor Day Hurricane slammed into the Upper Keys, especially around Islamorada. Winds exceeding 185 mph and a massive storm surge destroyed virtually everything in its path. Hundreds lost their lives, including more than 250 World War I veterans working on the Overseas Highway. The Florida East Coast Railway was so badly damaged it was never rebuilt, marking the end of the Over-Sea Railroad era and the beginning of the Overseas Highway.

2. Hurricane Donna (1960)

Category: 4
Date: September 10, 1960
Winds: 130–140 mph
Storm Surge: Up to 13 feet
Fatalities: 364 (worldwide)

Hurricane Donna swept across the Middle and Lower Keys with fierce winds and a powerful surge, devastating buildings, roads, and marinas. Known for its massive size and long duration, Donna went on to affect the entire East Coast of the United States while maintaining hurricane strength. In the Keys, it left behind flattened structures, sunken boats, and widespread flooding. The storm prompted stronger building codes and shifted how Florida prepared for major hurricanes going forward.

3. Hurricane Irma (2017)

Category: 4
Date: September 10, 2017
Winds: 130 mph at landfall
Storm Surge: 10–12 feet
Fatalities: 92 (U.S.)
Damage: Estimated $50+ billion (U.S. total)

Hurricane Irma made landfall near Cudjoe Key, bringing widespread devastation, especially to the Middle and Lower Keys. Communities like Big Pine Key and Marathon were hit hard, with homes, businesses, and boats wiped out. Evacuations were massive, and the road to recovery took years. Irma’s impact still lingers in the hearts and homes of many residents and served as a stark reminder that even with today’s forecasting technology, nature’s power is humbling.

Looking Ahead: Preparedness is Key

As we move into the 2025 season, these storms remind us of the importance of readiness. Now is the time to review your evacuation plans, check your insurance coverage, and reinforce your home. For new residents, talk to neighbors or local professionals about how best to prepare for the unique challenges of living in the Keys.

Let’s enter this season with awareness, caution, and community strength. The storms of the past have taught us hard lessons—but they’ve also shown us just how resilient the Florida Keys can be.

Stay safe, stay informed—and remember, preparation is everything.

Let me know if you’d like to add a call to action, like signing up for a hurricane preparedness checklist or a local newsletter.

Florida KeysFlorida Keys Real EstateKey Largonew listingsProperty Spotlight June 2, 2025

New Listings This Week + Featured Spotlight at Mariner’s Club, Key Largo

As we roll into a new week here in the beautiful Florida Keys, I’m excited to share some fantastic new listings that just hit the market! Whether you’re searching for a full-time residence, a second home, or a smart investment property, there are some exceptional opportunities available right now.

Featured Property Spotlight: Resort-Style Living at Mariner’s Club, Key Largo

One standout from last week’s listings is a rare and stunning waterfront condo located in the highly sought-after Mariner’s Club in Key Largo. This gorgeous three-bedroom, two-and-a-half-bath unit is single-level and fully furnished—ready for you to move in and start enjoying the Keys lifestyle right away.

From the moment you walk in, you’re greeted with sweeping views of the deep-water marina and the Atlantic Oceanbeyond. High ceilings and open living spaces create a bright and airy feel, perfect for relaxing or entertaining. The condo features impact windows and doors, an upgraded A/C system designed to reduce dust and mold, and a thoughtfully designed layout with two convenient entrances—ideal for those who prefer to avoid stairs.

Step outside to your private lanai, and you’re just feet away from the marina, where dockage is available for owners or guests. Pet-friendly for owners and long-term renters, this home is also rental-ready with no minimum rental restrictions, making it an outstanding income-generating opportunity.

Mariner’s Club is one of the Florida Keys’ premier gated communities, offering resort-style amenities like:

  • Two sparkling swimming pools

  • Hot tubs and lush tropical landscaping

  • A well-equipped fitness center

  • Tennis and pickleball courts

  • 24-hour manned security gate

Plus, the location offers immediate ocean access, perfect for boating, fishing, and diving enthusiasts.

This property truly combines the best of both worlds: a relaxing retreat with serious rental income potential. If you’re looking for a luxurious, turnkey home in the Keys with unmatched amenities and a world-class marina right outside your door, this one is a must-see.

Want to schedule a private showing or learn more about this and other new listings? I’m here to help—reach out anytime!

Click here for more information on the new listings

Concrete ConstructionFlorida Keys Real EstateHome BuyingKey LargoProperty Spotlight May 30, 2025

Why I Love 1019 Snapper Lane in Key Largo

Every once in a while, I come across a home that I can’t stop thinking about—and 1019 Snapper Lane is one of those homes. From the moment I saw it on the MLS, I knew this place was something special. It checks so many boxes for anyone looking to enjoy life in the Florida Keys, whether you’re planning to live here full-time or just want a relaxing island getaway.

Let me tell you why I love it—and why I think you will, too.

A Great Spot in the Upper Keys

Location is everything, and this home is in an awesome neighborhood tucked between Key Largo and Tavernier. That means you’re close to everything—shops, restaurants, schools, parks, and the water—without being in the thick of it. It’s the best of both worlds. US-1 is just around the corner, giving you quick access to wherever you need to go.

The Home Itself? Beautiful.

This is a well-built 3-bedroom, 3-bath stilt home, and everything is all on one level. That’s not always easy to find in the Keys. Inside, you’ll find beautiful tile flooring throughout, and the whole space feels open, clean, and comfortable. The kitchen is a standout with granite countertops, stainless steel appliances, and custom cabinets—plus some really nice decorator blinds and shades that give the home a polished feel.

One of my favorite features? The wraparound balcony. It’s ceramic-tiled and has stairs for easy access, making it perfect for catching the breeze or relaxing with a good book. There’s also a screened-in front porch that feels like your own little hideaway.

Thoughtfully Designed Bedrooms

The primary suite is so inviting. It has French doors that open to a private balcony overlooking lush tropical landscaping—a perfect retreat at the end of the day. One of the guest bedrooms even has its own en suite bath, which is great if you have friends or family visiting.

Built to Last

This home was built with durability in mind: poured concrete foundation, concrete beams and columns, CBS construction, and all impact-rated windows and doors. It’s solid, safe, and ready for island living.

Outdoor Perks

You’ll love the tropical backyard oasis. Whether you’re entertaining or just relaxing under the palms, it’s a beautiful space. Downstairs, there’s also a large area for storage and even a workshop if you’re handy or just need a place to keep your gear.

Love the water? You’re in luck—there’s a small vessel launch just a street away, perfect for paddleboarding or kayaking. And for larger boats, Mike Forester Memorial Park is nearby with easy bayside access.

Everything You Need, Close By

One of the things I love about this area is how convenient everything is. You’re close to gyms, the biking and walking trail, restaurants, and grocery stores. Just five miles down the road, you’ll find Key Largo Park, with pickleball courts, tennis, basketball, baseball fields, and even the Jacobs Aquatic Center. There’s something for everyone.

And here’s a bonus: the current flood insurance is just $592/year—and it’s assumable. That’s a major win for buyers in the Keys.

Final Thoughts

If you’re looking for a move-in ready home that’s stylish, solid, and in a great location, 1019 Snapper Lane deserves a serious look. I truly love everything about it—and I’d be happy to show it to you.

Give me a call to learn more. Let’s find your perfect piece of paradise. Click here to learn more about this wonderful property.

Listing information provided courtesy of Claudette Mell, Berkshire Hathaway Home Services

BuyingCondominiumsFlorida Keys Real EstateFlorida Keys Real Estate MarketFlorida Keys RentalsKey LargoProperty SpotlightTamarind Bay May 28, 2025

Spotlight on Tamarind Bay Club – Unit B204 Listed at $699,000

Welcome to Unit B204 at Tamarind Bay Club—one of my favorite communities in Key Largo. The views here are truly stunning. Watch boats cruise by on Blackwater Sound or catch a classic Florida Keys sunset right from your 30-foot terrace—or even your sofa!

This is a corner unit with an open layout that’s perfect for relaxing or entertaining. It offers 2 bedrooms and 2 bathrooms and was remodeled in 2018. You’ll love the tile floors throughout, stainless steel appliances, granite countertops, and impact windows and sliders.

There are two terraces to enjoy the fresh air, plus a dry bar—perfect for happy hour at home. The unit also features two walk-in closets and custom zebra blinds that are electric and remote-controlled for convenience.

Tamarind Bay Club is a gated community with lush, tropical landscaping. It’s great for boaters too, with a protected canal, dockage, boat ramp, and storage. Ocean access is easy, with Adams Cut just a mile away.

Amenities here are top-notch. You’ll find two bayfront pools, lighted tennis and pickleball courts, BBQ grills, and a peaceful bayfront gazebo—perfect for unwinding any day of the week.

Not ready to buy yet? This unit is also available for a long-term rental at $4,000/month. Enjoy the lifestyle while you plan your next move!

Click here for more information and photos.

Listing information provided courtesy of Claudette Mell, Berkshire Hathaway Home Services 

buying adviceFlorida KeysFlorida Keys Real EstateFlorida Keys Real Estate Marketnew listings May 27, 2025

75 New Listings in the Florida Keys! Is Your Dream Home Among Them?

If you’re thinking about buying in the Florida Keys, now’s a great time to start looking. 75 new homes came on the market just last week!

From canal-front homes to island cottages, there’s a wide mix out there. Some are ready to move in. Others are perfect for fixing up just the way you like. Whether you’re looking in Key Largo, Marathon, or Key West, there’s something for every style and budget.

Even if you’re just getting started, browsing now can help. You’ll get a feel for prices, styles, and locations. That way, when the right home comes along, you’ll be ready.

Tips for Buying in the Keys:

  • Know what you need. Do you want water access? A boat lift? A big yard? Make a list of your must-haves.

  • Get pre-approved. This helps you shop smarter. It also shows sellers you’re serious.

  • Ask about flood zones and insurance. These are important here in the Keys. I can explain what it all means.

  • Don’t rush. With 76 new homes this week alone, there’s plenty to see. Take your time to find the right one.

Buying a home in the Keys isn’t just about real estate. It’s about a way of life. Quiet mornings, salty air, and that laid-back island feel—it’s all part of the deal.

If you want to see the newest listings, or just talk about your options, I’m here to help. Send me a message or give me a call anytime.

Click here to see the new listings 

American Dreambuying adviceConstructionfemaflood zonesFlorida Keys Real EstateHome Buyinginspections May 22, 2025

5 Essential Tips for Buying Property in the Florida Keys

Buying property in the Florida Keys is a dream for many. Between the turquoise water, laid-back lifestyle, and year-round sunshine, it’s easy to see why. But before you jump into the island market, there are some important things to keep in mind.

As a longtime Realtor and Keys resident, I’ve helped buyers navigate the ins and outs of purchasing island property. Here are five helpful tips to guide you on your journey:

1. Know Your Flood Zone and Insurance Needs

First things first: every home in the Keys is in or near a flood zone. This affects your insurance rates and your ability to finance the property. Homes that are built on stilts or elevated foundations usually cost less to insure.

Before making an offer, ask your Realtor to check the flood zone and get an insurance quote. This step can save you surprises down the line.

2. Understand Local Building Rules and Permit Limits

Next, it’s important to know that the Keys have strict building codes. These protect homes from storms and flooding but also make renovations more complicated. If you’re thinking about remodeling or expanding, you’ll need to work within Monroe County’s permit rules.

Properties that are already up to current building standards are often the easiest to manage—and can give you peace of mind.

3. Check the Boating Access

If you’re a boater, you’ll want to pay close attention to how easy it is to get on the water. Not all waterfront homes have the same kind of access.

Ask yourself: Is the canal deep enough for your boat? Are there bridges that limit height? How close is it to open water?
Homes near channels like Tavernier Creek or Snake Creek tend to offer the quickest and easiest access to both the ocean and bay.

4. Think About Long-Term Maintenance

Island weather is beautiful—but it’s also tough on buildings. Salt air, humidity, and wind mean more upkeep than homes on the mainland.

Look for homes with concrete construction, impact windows, and newer roofs. These features stand up better over time and can lower repair costs. Be sure to set aside a maintenance budget—it’s part of owning in paradise.

5. Work with a Local Realtor

Finally, this tip may be the most important: choose a Realtor who lives and works in the Keys. Local knowledge is everything here.

From understanding ROGO (Rate of Growth Ordinance) permits to knowing which neighborhoods suit your needs, a local expert can help you avoid mistakes and find the right fit faster. I’ve lived in the Keys since 1987 and serve buyers from Key Largo to Key West—so if you’re ready to begin, I’m here to help.

In Summary
Buying a home in the Florida Keys isn’t just about real estate—it’s about lifestyle. With the right planning and guidance, you can make a smart investment and start enjoying life in one of the most beautiful places on earth.

Ready to start your search? Let’s talk about what you’re looking for and find the perfect island home together.