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Buying • Florida Keys Real Estate • Florida Keys Real Estate Market • Recent Sales • Sold Listings • May 21, 2025

🌴 Florida Keys Real Estate: 32 Homes Sold Between May 11–17, 2025

by Tracy Larson

The allure of island living remains strong as 32 homes were sold across the Florida Keys from May 11 to May 17, 2025. This week’s closings showcase the exceptional range of lifestyle options available in our tropical paradise—from quaint historic charm to grand coastal luxury.

🏡 From Key West Cottages to Oceanfront Estates

This past week’s sales included a wide variety of properties that capture the essence of the Keys lifestyle:

  • Conch Cottages in Key West
    Steeped in character and rich in history, several conch-style homes found new owners. These beloved cottages—often just steps from world-famous Duval Street—offer timeless charm with modern upgrades and a walkable island lifestyle.

  • Oceanfront Luxury on Big Torch Key
    On the other end of the spectrum, a breathtaking oceanfront estate on Big Torch Key closed this week. With expansive views, private docks, and serene surroundings, this kind of property represents the pinnacle of waterfront living in the Lower Keys.

  • Something for Every Buyer
    Whether you’re seeking a vacation home, investment property, or a full-time island residence, the mix of homes sold this week reflects the diversity of opportunities across the Keys. There’s truly something here for everyone.

💬 Thinking About Buying in the Keys?

Now is a great time to consider making your move:

  • The recent closings prove that buyers are acting, and the right property doesn’t stay on the market long.

  • From Old Town charm to secluded island estates, every corner of the Keys offers its own unique lifestyle and appeal.

  • Local expertise matters. Partnering with an experienced real estate professional who knows the neighborhoods, regulations, and hidden gems can make all the difference.

Ready to start your own Florida Keys real estate journey? Whether you dream of conch cottage mornings or sunset sails from your private dock, let’s find the home that fits your island vision.

Click here to see what sold.

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Featured Listing • Florida Keys Real Estate • Florida Keys Real Estate Market • Island Living • new listings • May 19, 2025

New to Market: Key Largo Listings You Don’t Want to Miss!

by Tracy Larson

Looking for a fresh start in the Florida Keys? Several exciting homes just hit the market last week. One in particular stands out—and it’s ready to impress.

🌴 Featured Listing: 122 South Bay Harbor Drive, Key Largo

Welcome to a beautifully remodeled concrete home with a breezy, coastal feel. This 3-bedroom, 2-bath property is in one of Key Largo’s most sought-after neighborhoods.

Just steps away, you’ll find one of the best homeowner’s parks in the Upper Keys. Here, residents enjoy wet and dry boat storage, a protected boat basin with ramp, a covered picnic pavilion, and a wide sandy beach. It’s perfect for boating, relaxing, or spending the day with friends and family.

Step inside and you’ll notice the open-concept layout right away. The living area flows into a bright, modern kitchen. It features a 48” 7-burner gas range, quartz countertops, and quality finishes throughout. Cooking and entertaining are a breeze.

This home also includes many important upgrades. There are impact windows and doors, custom wood plantation shutters, and a newer A/C. The fenced yard offers privacy, while low-maintenance landscaping keeps things simple. You’ll also find ample parking for cars, boats, or guests.

Need space to work from home? You’re covered. The large laundry room has a built-in desk and cabinetry—a great spot for a home office.

Outdoor living is just as inviting. The tiki hut comes with electricity, a ceiling fan, and a TV. It’s a great place to relax, dine, or watch the game. There’s also a detached storage building, perfect for gear, tools, or weekend toys.

This home offers it all—style, comfort, and location. It’s rare to find a property with so much to offer in such a prime area.

Want to schedule a private showing? Reach out anytime for more details.

Featured listing information courtesy of Lisa Frins, Berkshire Hathaway Home Services

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Anchor Condos • Buying • Condominiums • Featured Listing • Florida Bay • Florida Keys Real Estate • Florida Keys Real Estate Market • May 16, 2025

Discover a Hidden Gem on the Bay – Anchor Condominium in Tavernier

by Tracy Larson

If you’ve been dreaming of an affordable waterfront getaway in the Florida Keys, look no further than Anchor Condominium — a quiet, tucked-away treasure on the bay in beautiful Tavernier.

Introducing Unit 108 at Anchor Condominium in Tavernier offered for sale at $325,000 (Click for more photos and information)

This ground-floor one-bedroom, one-bath condo is surprisingly spacious and full of potential, offering a peek at the bay right from the bedroom. Whether you’re looking for a full-time home, a part-time retreat, or an investment property, this condo checks all the boxes.

Anchor Condominium is a smaller, more intimate complex — perfect for those who value peace and quiet. Residents enjoy access to a variety of amenities, including a sunset viewing deck, a beach area, kayak storage with a convenient launch pad, and boat slips (available on a waitlist). And with immediate access to both the bay and ocean via nearby Tavernier Creek, your on-the-water adventures are always just moments away.

The 15-day minimum rental period provides flexibility without the intensity of short-term vacation turnover, and the low HOA fee (which includes insurance) makes ownership even more appealing.

Located in the heart of Tavernier, you’re just minutes from local shopping, dining, marinas, and everything else the Upper Keys lifestyle has to offer.

Whether you’re looking for a peaceful weekend escape or a cozy year-round residence, Anchor Condominium might be the opportunity you’ve been waiting for. Come experience the charm and convenience of life by the bay — before someone else does.

Listing information provided by Wiebke Westedt of LoKation Real Estate

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appraisals • Building Permits • Construction • Florida Keys Real Estate • homeownership • inspections • Property Taxes • property values • real estate appraisals • May 14, 2025

Renovating Your Florida Keys Home? Watch Out for Higher Property Taxes

by Tracy Larson

Thinking About a Big Renovation?

Renovating your home can be exciting. You get to improve your living space, boost your home’s value, and enjoy modern updates. But before you start, there’s something important to keep in mind: your property taxes may go up.

A recent article from Realtor.com explains how big home improvements can lead to bigger tax bills in Florida. And if you live in the Florida Keys, this matters even more.

How Property Taxes Work in Florida

In Florida, your property tax is based on the assessed value of your home. Each year, the county property appraiser updates this value. If the value goes up, your taxes might, too.

If you live in your home full-time, you may have the Homestead Exemption. This helps lower your taxable value. You also get a benefit called Save Our Homes, which caps yearly increases in assessed value to 3% (or less, depending on inflation).

However, here’s the catch: these limits don’t apply to new improvements. So if you add something big to your home, your taxes can jump.

What Types of Renovations Could Raise Your Taxes?

Not every project will affect your tax bill. But some common upgrades often do, such as:

  • Adding more square footage

  • Building a guest house or detached garage

  • Putting in a pool or outdoor kitchen

  • Doing major kitchen or bathroom remodels

  • Upgrading the structure or layout of your home

These improvements usually increase your home’s market value—and your assessed value with it.

Why This Matters More in the Florida Keys

Living in the Florida Keys comes with some unique factors:

  • High property values: Even small changes can result in large tax increases.

  • Tight county budgets: Monroe County depends heavily on property taxes to fund services.

  • Strict rules: Environmental and zoning regulations may already make renovations more expensive and time-consuming.

That means when you do improve your home, you’re more likely to see those changes reflected in your tax bill.

How to Plan Ahead

Before starting a major renovation, here are a few tips:

  1. Talk to the county appraiser: Ask how your project could affect your tax bill.

  2. Review your Homestead Exemption: Make sure you’ve applied if your home is your primary residence.

  3. Budget for the long term: Include possible tax increases in your planning—not just construction costs.

  4. Keep good records: Document what was added versus what was repaired. Not all upgrades affect taxes equally.

Final Thoughts

Improving your Florida Keys home can be a great investment. Just make sure you understand the full cost. A higher property tax bill might come with the new pool, kitchen, or guest house.

By planning ahead, you can make smart renovation choices—and avoid unwanted surprises later.

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Florida Keys • Florida Keys Real Estate • Florida Keys Real Estate Market • Investment • new listings • Port of Call • May 6, 2025

50 New Reasons to Fall in Love with the Florida Keys—And One You Can’t Miss

by Tracy Larson

Last week brought a fresh wave of opportunity to the Florida Keys real estate market. Fifty new listings were added, offering something for every type of buyer—from waterfront retreats to cozy Keys cottages.

But one property stands out from the rest. It’s a beautifully updated townhome in the popular Port of Call community on Aregood Lane. And it checks all the boxes.

Coastal Living at Its Best

This two-bedroom, two-and-a-half-bath townhome blends comfort, style, and location. It’s perfect as a full-time home, vacation getaway, or income-producing rental.

Sunrises and Garden Views: Enjoy your morning coffee on one of three private balconies. You’ll catch the open sky at sunrise and take in peaceful garden views. It’s quiet, calm, and oh-so-Keysy. Here are some features that set this unit apart:

  • Upgraded and Unique: This unit has conventional stairs, not the spiral staircase found in most others. It’s a smart upgrade that adds comfort and ease. The original atrium over the kitchen has also been transformed into a balcony with impact-rated doors.
  • Strong and Secure: With impact windows and doors throughout, the home is ready for whatever the weather brings. These features add both safety and energy efficiency.
  • A Boater’s Dream: This townhome comes with a deeded boat slip. Head out to the ocean anytime. Fish, explore, or simply enjoy the water—it’s all right there.
  • Steps to Relaxation: The heated community pool is just around the corner. And the crystal-clear shoreline is only a short walk away.
  • Rental Friendly: The community allows for short-term vacation rentals. That makes this townhome a smart choice for buyers looking to earn income when they’re not using the home themselves.
  • Prime Islamorada Location: You’re close to everything—Founder’s Park, shopping, restaurants, and more. It’s island living with modern-day convenience.

This isn’t just a home. It’s a chance to live the lifestyle you’ve been dreaming about.

Ready to see it in person? Schedule a private showing. Feel the breeze, walk the grounds, and imagine making this Port of Call townhome your own.

Featured listing courtesy of Eric Rizzo & Taylor Globus of Ocean Sotheby’s International Realty

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Buying • buying advice • Florida Keys Real Estate • Home Buying • Remodeling • Vacation Rentals • Zoning • April 29, 2025

8 Costly Mistakes Florida Keys Homeowners Make Without Realizing It

by Tracy Larson

Thinking about buying a home in the Florida Keys? The laid-back lifestyle and waterfront views are unbeatable—but before you make that dream purchase, it’s important to know the local rules. Many buyers are surprised to learn what they can’t legally do with their new property. From rental restrictions to protected mangroves, here are a few common misconceptions to watch out for—so you can avoid fines, headaches, and unexpected surprises after closing.

🔒 1. Renting Out Downstairs Enclosures as Living Space

As you can imagine, this is one of the most frequent violations.

  • Many older homes have enclosed downstairs areas that were originally allowed only for storage or parking.

  • Illegal use as a rental or living space can lead to hefty fines, enforcement action, and even demolition orders.

🚫 2. Short-Term Rentals Without Proper Licenses

  • A lot of homeowners assume they can rent their property on platforms like Airbnb or VRBO.

  • But many areas in the Keys—especially in single-family residential zones—prohibit vacation rentals unless the property has a valid transient rental license.

  • The City of Key West, Islamorada, Marathon, and Monroe County all have different rules, which leads to confusion.

🏝️ 3. Altering or Filling Wetlands or Mangroves

  • Some think they can clear vegetation or build a dock, tiki hut, or seawall in what they consider their backyard.

  • But wetlands and mangroves are highly protected, and disturbing them without permits is a serious violation.

  • This includes trimming mangroves, which requires a certified professional and often permits.

🧱 4. Building Additions Without ROGO or Building Permits

  • The Rate of Growth Ordinance (ROGO) limits new development in unincorporated Monroe County.

  • Some property owners think they can add a bedroom, guest cottage, or accessory dwelling unit—but it may not be permitted, especially without the proper allocation.

  • Non-permitted structures or improvements will not be recognized in future appraisals or property sales, and can be subject to enforcement.

🐠 5. Installing Illegal Dock Structures or Lifts

  • Dock extensions, boat lifts, or even mooring posts often require permits from the Army Corps of Engineers, FDEP, and the county or city.

  • Many homeowners think they can just build or install anything on their canal without checking first.

🚰 6. Assuming Tie-In to Sewer Means Anything Goes

  • With the shift from septic to centralized sewer done, some think they can now legally add bathrooms or kitchenettes without restriction.

  • However, adding habitable space still requires permits, and the property must be compliant with floodplain regulations.

🚧 7. Using RVs or Travel Trailers as Permanent Housing

  • People often park an RV and live in it or use it as a rental.

  • This is not allowed in residential zones, except in a properly licensed RV park.

  • Even temporary use during renovations often needs a temporary use permit.

🛶 8. Launching Commercial Ventures from Residential Property

  • Think kayak or jet ski rentals from their dock, or charters leaving from a canal-front home.

  • This violates residential zoning and could also breach state or Coast Guard regulations.

 

Have questions about what’s allowed—and what’s not—when buying in the Keys? Let’s chat! With over 30 years of local real estate experience, I’m here to help you find the perfect property and avoid costly surprises.
📞 Call or text me anytime to get started!

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Big Pine Key • Florida Keys • Florida Keys Real Estate • Florida Keys Real Estate Market • key deer • new listings • real estate • April 28, 2025

🌴 53 New Listings This Week – Spotlight on Big Pine Key! 🌴

by Tracy Larson

It’s another exciting Monday in the Florida Keys real estate world — this week, we saw 53 new listings hit the market! Whether you’re hunting for your dream waterfront home, a cozy island retreat, or the perfect investment opportunity, there’s something new waiting for you.

Today, I’m spotlighting a truly special property:  🏡 31507 Avenue E, Big Pine Key

Boater’s Paradise in Big Pine Key!
This immaculate waterfront home offers the best of Keys living with beautiful bay views and 130 feet of canalfront dockage — perfect for launching your next Atlantic fishing trip or Florida Bay adventure. Located minutes from Looe Key Coral Reef, Picnic Island, and the Content Keys, this property promises unforgettable boating experiences.

Highlights include:

  • Private boat ramp for easy bay access

  • Spacious lot with a corner-like feel

  • 3 bedrooms, 2 baths with impact windows and doors

  • Granite countertops and an open-concept layout for bright, comfortable living

  • Brand-new raised concrete heated pool

  • Screened patio ideal for entertaining

  • Ample downstairs storage for all your gear and toys

Set in a desirable subdivision, you’re also close to local restaurants, parks, and all the natural wonders Big Pine Key has to offer.

🌿 Did you know?
Big Pine Key is one of the largest islands in the Florida Keys! It’s famous for being the home of the adorable and endangered Key Deer, a small subspecies of the North American white-tailed deer found nowhere else in the world. Living in Big Pine means you’re surrounded by both natural beauty and wildlife in a way that’s truly special.

If you’re ready to explore this incredible home or any of the other new listings, I’m just a call or message away!
🏡🔑 Let’s find your piece of paradise.

Click here to view the new listings 

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Buying • Doc Stamps • Florida Keys • Florida Keys Real Estate • Mortgage Advice • Mortgages • real estate • Selling • April 24, 2025

Understanding Documentary Stamps on Deeds and Mortgages – What Every Buyer or Seller Should Know

by Tracy Larson

If you’re buying a home in the Florida Keys, one of the items you’ll see on your closing disclosure is called the “Documentary Stamp Tax.” You might see it on the deed and/or the mortgage, depending on how the deal is structured. As your Realtor, I always make sure you understand exactly what this charge is—and who’s responsible for it.

What Are Documentary Stamps?

Documentary stamp taxes—commonly known as “doc stamps”—are a form of tax assessed by the state of Florida on real estate documents that are executed, recorded, or delivered in the course of a property transfer. There are two main types involved in a typical transaction:

  1. Doc stamps on the deed – based on the sale price of the home.

  2. Doc stamps on the mortgage – based on the loan amount being borrowed by the buyer.

Who Pays What?

  • Sellers typically pay the doc stamps on the deed in Florida. These are calculated based on the full purchase price of the property and are due at the time of sale.

  • Buyers are generally responsible for paying the doc stamps on the mortgage, if they are financing their purchase.

This is the customary arrangement in Monroe County and throughout most of Florida, although parties can negotiate differently in rare cases.

A Quick History Lesson

The term “documentary stamp” comes from an old practice—literal stamps that were affixed to legal documents to show tax had been paid, much like a postage stamp. Florida began using them in the early 1900s, and even though we’ve gone digital, the name has stuck around.

How They’re Calculated in the Florida Keys

Monroe County follows the statewide rate set by Florida law:

  • Doc stamps on the mortgage are charged at 35 cents for every $100 of the loan amount, rounded up to the nearest $100.
    So for example, if a buyer takes out a $300,000 mortgage, you divide that amount by 100, which gives you 3,000 taxable units. Then, you multiply those 3,000 units by $0.35, resulting in a total mortgage doc stamp tax of $1,050.

  • Doc stamps on the deed, which are typically paid by the seller, are charged at 70 cents for every $100 of the purchase price.
    So if the home is sold for $500,000, you divide that by 100 to get 5,000 taxable units. Then multiply 5,000 by $0.70, which equals a total of $3,500 in deed doc stamps.

Why It Matters

Understanding documentary stamp taxes can help you better anticipate your closing costs and avoid surprises. While it’s just one part of the overall transaction, it’s a Florida-specific expense that’s important to factor into your budget—especially if you’re financing your purchase.

If you ever have questions about what taxes apply to your situation—or who is expected to pay what—I’m always here to explain the details and make sure you feel confident heading into closing.

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Construction • Florida Keys • Florida Keys Real Estate • Keys • New Construction • Solar Energy • Solar Power • April 22, 2025

☀️ Solar Panels in the Florida Keys: Is It Worth the Investment?

by Tracy Larson

With year-round sunshine and rising energy costs, it’s no surprise that more homeowners in the Florida Keys are considering solar panels. But is solar right for your property? Let’s explore the pros and cons, the costs, and how your roof type can play a big role in the process.

✅ The Pros of Solar Power in the Keys

1. Abundant Sunshine:
The Florida Keys are a solar dream—with more than 260 sunny days a year, solar panels perform exceptionally well here.

2. Lower Electric Bills:
With high cooling costs in our subtropical climate, solar panels can significantly reduce your electric bills—sometimes by up to 100%, depending on system size.

3. Increased Home Value:
Studies show homes with solar panels tend to sell faster and at a premium.

4. Clean, Renewable Energy:
By switching to solar, you reduce your carbon footprint and dependence on fossil fuels.

5. Tax Incentives:
Federal tax credits (currently 30%) and net metering programs through local utilities like FKEC can make solar much more affordable.

⚠️ The Cons to Consider

1. Upfront Cost:
Solar installation can be expensive upfront, with systems ranging from $15,000 to $30,000+ before incentives.

2. Roof Suitability:
Not all roofs are ideal for solar. The orientation, slope, and material of your roof can affect both efficiency and installation costs.

3. Storm Risk:
We live in a hurricane-prone area. While solar panels are built to withstand high winds, there’s still risk, especially during major storms.

4. Maintenance:
Though generally low-maintenance, panels should be inspected regularly to ensure optimal performance—especially after hurricane season.

🏠 Best Roofing Materials for Solar in the Keys

If you’re considering a roof replacement or new build and planning to go solar, the roofing material matters:

✅ Best: Standing Seam Metal Roofs

  • Solar panels can be clamped directly to the seams—no drilling needed.

  • This means lower labor costs, fewer roof penetrations, and a cleaner install.

  • Metal roofs also last 40–70 years—well beyond the lifespan of most solar systems.

🆗 OK: Asphalt Shingle Roofs

  • Panels are attached using roof-penetrating mounts that must be sealed properly.

  • Installation is slightly more labor-intensive and may require flashing to avoid leaks.

🚫 Less Ideal: Tile or Flat Roofs

  • Tile roofs are brittle and more complicated to work with.

  • Flat roofs often require special racking systems to angle the panels.

💵 How Much Does Solar Cost in the Florida Keys?

Costs depend on system size, roof type, and labor, but here’s a ballpark:

  • System Cost (before incentives): $15,000 – $35,000

  • Federal Tax Credit (30%): -$4,500 to -$10,500

  • Net Metering Benefits: Save on your utility bills monthly

  • Financing: Low-interest solar loans and leases may be available

⏳ When Will You Break Even?

In the Florida Keys, most homeowners see a return on investment in 7 to 10 years. After that, the savings continue—often amounting to tens of thousands of dollars over the life of the system.

If electricity rates rise (as they often do), your break-even point can arrive even sooner.

🌞 Is Solar Right for You?

If you have a sun-exposed roof and plan to stay in your home for 7+ years, solar can be a smart, sustainable investment. For those building or reroofing, a standing seam metal roof paired with solar may offer the most efficient and future-proof solution.

Want help finding local solar providers or evaluating your home’s solar potential? I’m happy to connect you with the right professionals here in the Florida Keys.

Click here to see homes in the Florida Keys that have solar panels already installed

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Cooks Island • Florida Keys • Florida Keys Real Estate Market • Home Buying • Homes for Sale • Island Living • new listings • real estate • April 21, 2025

New Listings This Week: From Waterfront Estates to Off-Grid Island Living

by Tracy Larson

From April 14 to April 20, the Florida Keys saw a total of 64 new listings hit the market, offering a wide variety of homes for every kind of buyer. Whether you’re looking for a cozy starter home or a luxurious waterfront estate, there’s something to explore. Prices this week range from $295,000 to $16,990,000, showcasing just how diverse our real estate market continues to be.

Among the new listings, one truly stands out—not just for its setting, but for the once-in-a-lifetime lifestyle it offers.

🌴 Featured Property: Cook’s Island – Rustic Beachfront Bungalow

If you’ve followed my blog for a while, you know Cook’s Island holds a special place in my heart. This week, a rare oceanfront home on this offshore island came on the market—and it’s the kind of property that doesn’t come around often.

Accessible only by boat, this off-grid beachfront bungalow is full of rustic charm and offers true island living. The home features:

  • 2 bedrooms, 2 baths, plus an upstairs loft with panoramic views of Cook Island, the Atlantic, and Coupon Bight

  • Solar power system with generator hookup

  • Hot and cold water supplied by a rain-collecting cistern

  • Inverter A/C units for comfortable living

  • Permitted septic system

  • A repairable, fully permitted dock

  • A transferable ROGO exemption letter

There’s even potential to add 700 more square feet or start fresh and build your dream island estate. This property is listed as cash only, though owner financing is considered with a substantial down payment.

Whether you’re looking for tranquility, privacy, or a true back-to-nature retreat, this property is an exceptional opportunity for the right buyer.

If you’d like more information about this property—or any of the new listings that came on this week—feel free to reach out. There’s never been a better time to find your place in paradise.

Click here to see the new listings 

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