boating • buying advice • Community Spotlight • Florida Keys Real Estate • The Harborage • June 18, 2025

The Harborage – A Peaceful Waterfront Community in Key Largo

by Tracy Larson

If you’re looking for a peaceful, close-knit waterfront neighborhood in Key Largo, The Harborage might just be your perfect match. Tucked away at Mile Marker 97.5, this charming two-street community is known for its deep-water access, well-kept homes, and laid-back island lifestyle.

What makes The Harborage stand out is the combination of natural beauty and practical amenities. Here, residents enjoy the best of both worlds: quiet living with easy access to the ocean. Whether you’re an avid boater, a weekend fisherman, or someone who simply enjoys a breeze off the water, this neighborhood checks all the boxes.

The community is designed with comfort and convenience in mind. The monthly maintenance includes lawn care, so you can spend more time enjoying your surroundings and less time on yard work. A waterfront clubhouse and a sparkling pool create the perfect place to unwind or catch up with neighbors. You’ll also find a laundry facility, an ice machine for your boat cooler, and dedicated space for boat trailer storage — small touches that make everyday life easier.

But perhaps the biggest draw is the private community boat ramp. With direct access to deep water, launching your boat is quick and hassle-free. It’s ideal for anyone who wants to be on the water within minutes — whether you’re heading out to the ocean or exploring the backcountry.

Another great feature? The vibe. The Harborage is known for its friendly atmosphere and welcoming neighbors. It’s the kind of place where people wave hello, share a story at the pool, and look out for each other.

If you’re searching for a waterfront home in the Upper Keys with true community spirit, great amenities, and one of the best locations in Key Largo — look no further.

Click here to see the homes listed for sale

Energy Savings • Florida Keys • Florida Keys Real Estate • homeownership • Metal Roofing • Solar Energy • Solar Power • Utilities • June 17, 2025

5 Easy Ways to Lower Your Utility Bills in the Florida Keys

by Tracy Larson

Simple tips to save money and stay cool in paradise

Living in the Florida Keys is a dream—but let’s be real, utility costs can add up fast, especially in the heat of summer. Between keeping your home cool, the water running, and the Wi-Fi streaming, it’s smart to find ways to trim those bills without sacrificing comfort. Here are five simple ideas that can help you keep more money in your pocket each month.

1. Use Ceiling Fans (and Raise the Thermostat Just a Bit)
Ceiling fans use way less electricity than air conditioning and can make a big difference in how cool a room feels. Try setting your thermostat around 78°F and using fans to circulate the air. You’ll stay comfortable and save on energy. Bonus tip: Make sure fans are turning counterclockwise in the summer to push air down.

2. Install a Smart Thermostat
A smart thermostat learns your habits and adjusts your A/C accordingly. Some models even let you control the temperature from your phone. In a place like the Keys where A/C use is nearly year-round, this can be a game changer for your electric bill.

3. Be Water-Wise (and Sewer-Wise!)
Water is a precious (and pricey) resource down here. Fix any leaks, install low-flow showerheads and toilets, and only run your dishwasher or laundry when full. Keeping water usage low helps both your water and sewer bills—which can get high in the Keys.

4. Shop Around for Internet and Cell Providers
You may have more choices than you think! Prices and packages for internet, TV, and cell service can vary by island and by company. Every few months, check what’s available in your area—sometimes switching providers or bundling services can save you a nice chunk of change.

5. Get Cozy with Solar (Even in Small Ways)
You don’t need a whole roof of solar panels to start saving. Solar-powered outdoor lights, solar water heaters, or even portable chargers for your devices can reduce your electricity use bit by bit. In a sunny place like the Keys, every ray helps.

Small Changes = Big Savings
You don’t have to overhaul your whole home to see results. Making just a few small changes can help lower your bills and reduce your environmental impact too. Living in paradise doesn’t have to come with sky-high utility costs—just a little strategy and a few smart swaps.

Duplex • Florida Keys Real Estate • Florida Keys Real Estate Market • Investment • Property Spotlight • real estate market • June 16, 2025

🌴 Just Listed in the Keys – June Real Estate Roundup! 🏡

by Tracy Larson

If you’ve been daydreaming about owning a piece of paradise, you might want to pay attention to what’s happening in the Florida Keys right now. New listings are popping up, and prices seem to be softening a bit—finally! That little shift means there could be some great deals out there, whether you’re looking for a full-time home, a weekend getaway, or an investment property.

And speaking of great opportunities… I’ve got a property spotlight you won’t want to miss:

🔥 Upper Keys Duplex with Seller Financing!

This charming recently renovated duplex just hit the market in the Upper Keys—and get this: SELLER FINANCING is available! That’s a huge win for buyers looking to make a smart move without jumping through all the usual mortgage hoops.

Here’s the scoop:

Newer metal roof ✔️
Each unit has 2 bedrooms and 1 bathroom
Spacious bedrooms and cozy screened-in porches
One unit is already rented at $2,500/month
The other is freshly painted and move-in ready!

It’s a perfect setup: live in one side and rent out the other, or rent both for solid income potential. And the location? You’re just 90 minutes from Miami and two hours from the heart of Key West. It’s the ideal spot to enjoy the laid-back Keys lifestyle while still being close to everything.

Important note: Please do not disturb the tenants or walk the property without an appointment.

If you’ve been waiting for the right property to come along, this might just be the one! And if you’re curious about what else is out there, I’m always happy to send over the latest listings or chat about what’s happening in the market.

Let’s find your slice of the Keys! Click here to see the newest listings

Listing information provided courtesy of Jeannine Cook, Rook Realty

Duval Street • Florida Keys • Florida Keys History • Key West • June 12, 2025

A Stroll Through History: The Evolution of Duval Street in Key West

by Tracy Larson

Duval Street, the vibrant heart of Key West, is much more than a hotspot for nightlife and cultural festivities—it’s a living testament to the city’s rich history and unique heritage. Stretching a little over a mile from the Gulf of Mexico to the Atlantic Ocean, Duval Street is one of the few streets in the world that spans two bodies of water. This iconic thoroughfare is a melting pot of cultures, styles, and stories that have shaped Key West into the paradise it is today.

Early Beginnings

The origins of Duval Street date back to the early 1820s when Key West was established as a U.S. territory. Named after William Pope Duval, the first territorial governor of Florida, the street quickly became a central axis for commerce and community. Initially, the area was dotted with small homes and businesses catering to the maritime industries that dominated Key West’s economy, such as shipwreck salvaging and cigar manufacturing.

The Boom of the 19th Century

By the mid-19th century, Duval Street was thriving. The cigar trade brought waves of Cuban immigrants who infused the area with Latin culture, music, and cuisine. The architecture of Duval Street began to reflect this influence, with Spanish-style homes and conch houses becoming prominent. At the same time, the street’s commercial role expanded as Key West became one of the wealthiest cities in the U.S. per capita, thanks to salvaging and sponging.

Twentieth-Century Transformation

The early 20th century marked a period of change for Duval Street. As Key West’s economy faltered due to the decline of the cigar and sponging industries, the area transitioned into a hub for tourism. The Overseas Railroad, completed in 1912, opened up the island to travelers, bringing an influx of visitors eager to experience the tropical charm of Key West.

During Prohibition, Duval Street became known for its lively speakeasies and clandestine rum-running operations. The street’s reputation for revelry and creativity grew, attracting literary and artistic icons like Ernest Hemingway and Tennessee Williams. Their presence solidified Key West’s standing as a bohemian retreat.

Modern-Day Duval

Today, Duval Street is synonymous with fun, culture, and celebration. Its eclectic mix of art galleries, boutiques, restaurants, and bars offers something for everyone. Visitors can explore nearby historic landmarks like the Ernest Hemingway Home and Museum, indulge in fresh seafood, or dance the night away in one of the many live music venues.

Events like the annual Fantasy Fest, a 10-day costume extravaganza, and the Conch Republic Independence Celebration showcase the street’s enduring spirit of creativity and community. Despite its modern amenities, Duval Street remains deeply connected to its roots, preserving the architectural and cultural heritage that makes it uniquely Key West.

Conclusion

Walking down Duval Street is like flipping through the pages of Key West’s history book. From its humble beginnings as a maritime hub to its current status as a world-renowned destination, Duval Street has evolved while staying true to its vibrant, eclectic essence. Whether you’re a history buff, a foodie, or just looking for a good time, Duval Street promises an unforgettable experience steeped in the charm and character of Key West’s colorful past.

below flood • fema • flood insurance • Florida Keys Real Estate • Home Buying • NFIP • pre-firm • June 12, 2025

Understanding Some Tricky Real Estate Terms in the Florida Keys

by Tracy Larson

Buying or selling a home in the Florida Keys comes with its own language. Locals and real estate pros throw around terms like “below flood,” “pre-FIRM,” and “legal non-conforming” like everyone knows what they mean — but let’s be honest, they can be confusing if you’re not in the business. So let’s break them down in plain English:

“Below Flood”

This one pops up a lot in older homes. When we say a property is “below flood,” we’re usually talking about the lowest living level being below the Base Flood Elevation (BFE). That’s the height FEMA says floodwaters might reach during a major storm.

So if a home’s downstairs living area is below that line, it’s considered “below flood.” This matters because it can affect insurance rates and how the home can be used in the future. Many homes built before floodplain regulations were established still have these lower levels — sometimes used as living space, even if they technically shouldn’t be.

“Pre-FIRM”

This stands for Pre-Flood Insurance Rate Map. In the Keys, that typically means the home was built before the first official flood maps were issued — usually before 1975.

Why does that matter? Homes built pre-FIRM weren’t required to meet today’s stricter elevation and construction rules. That can impact flood insurance costs and how FEMA views the property. Some pre-FIRM homes have been “grandfathered in,” but buyers should always understand what that means for insurability and future renovation rules.

“Legal Non-Conforming”

This is a fancy way of saying: “It was legal when it was built, but the rules have changed.”

For example, a home might have a downstairs apartment that was perfectly legal under old codes, but wouldn’t be allowed under today’s zoning or flood regulations. Because it was built legally at the time, it can often stay — but if it’s damaged or remodeled, current codes may apply. It’s kind of like a “hall pass” from the building department — but with conditions.

Final Thoughts

These terms aren’t meant to scare you off — they just highlight how unique real estate in the Florida Keys can be. From older conch homes to stilted waterfront getaways, every property has a story. As a longtime Keys local and Realtor, my job is to help you understand exactly what you’re buying (or selling), so there are no surprises down the road.

Got questions about a property you’ve seen? I’m happy to help decode the fine print — and make sure you’re in the know.

Bahia Honda • Conch Republic • Duval Street • Florida Keys History • Florida Keys Real Estate • History • John Pennekamp • Key West • Overseas Railroad • Seven Mile Bridge • June 11, 2025

Famous Firsts & Onlys in the Florida Keys (Because We’ve Always Been a Little Extra)

by Tracy Larson

The Florida Keys have never exactly been what you’d call “normal.” From declaring mock independence to building a railroad over the ocean (because why not?), we’ve always done things the Keys way: bold, weird, wonderful, and just a little salty.

Here’s a collection of our favorite famous firsts and fabulous onlys that prove life at the end of the road has always been one-of-a-kind.

🌊 1. Only Living Coral Reef in the Continental U.S.

That’s right—we’re home to the Florida Reef, the one and only coral reef in the lower 48. It stretches from Biscayne Bay to the Dry Tortugas and makes snorkeling here feel like swimming through a tropical aquarium… if aquariums had parrotfish and the occasional friendly nurse shark.

🚂 2. First (Totally Bonkers) Overseas Railroad

In 1912, Henry Flagler decided a little thing like the Atlantic Ocean wasn’t going to stop him from reaching Key West. So he built the Overseas Railroad—a 156-mile engineering marvel locals called the “Eighth Wonder of the World.” Sadly, it was mostly destroyed in the 1935 hurricane, but the bragging rights remain eternal.

🏴‍☠️ 3. Only Micronation to Secede from the U.S. Over a Border Checkpoint

Welcome to the Conch Republic. In 1982, after the U.S. Border Patrol set up a checkpoint that slowed traffic (and tourism), Key West “seceded” from the union for a day, declared war, surrendered, and requested foreign aid—all before lunch. It’s now celebrated every April with parties, passports, and a lot of rum.

🏛️ 4. Only Presidential White House South of D.C. With Roosters

When President Harry S. Truman needed a break from politics (and probably snow), he retreated to the Truman Little White House in Key West. Between 1946 and 1952, he spent 175 days here doing serious things like signing executive orders—and less serious things like poker games on the porch.

🏳️‍🌈 5. First U.S. City to Stretch a Rainbow Flag Across the Island

Leave it to Key West to think big (and colorful). In 2003, the city rolled out a 1.25-mile-long rainbow flag from the Atlantic Ocean to the Gulf of Mexico during Pride. Because if we’re going to do diversity and inclusion, we’re going to do it across the entire island.

🏖️ 6. Only Natural Sand Beach (Spoiler: Most of Ours Are Imported)

Believe it or not, Bahia Honda State Park has one of the only natural sand beaches in the Keys. Most of our “beaches” are trucked in, one grain at a time. But at Bahia Honda, Mother Nature did the work herself, and it’s glorious.

🤿 7. First Underwater State Park in the USA

John Pennekamp Coral Reef State Park in Key Largo was established in 1963 and made history as the first underwater park in the U.S. It’s basically a protected museum of living coral, and it even features an underwater statue of Christ. (Snorkel selfies encouraged.)

🌴 The Keys: Proudly Weird Since Forever

Whether we’re hosting a parade for a joke secession, sunbathing on coral, or building railroads straight into the ocean, the Florida Keys have never done things the conventional way. And honestly? We wouldn’t have it any other way.

So next time you’re sipping a frozen drink and watching the sun dip into the Gulf, just remember: you’re standing on the land of the first, the only, the delightfully offbeat.

Want more weird and wonderful Keys trivia? Drop a comment, or swing by and let’s talk stories over conch fritters.

Cooks Island • Florida Keys Real Estate • new listings • June 10, 2025

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

by Tracy Larson

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 Bay • Condominiums • Florida Keys Real Estate • Key Largo • Property Spotlight • June 6, 2025

Waterfront Living at Buttonwood Bay: Spotlight on Unit B2

by Tracy Larson

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 Comparison • closed sales • Florida Keys Real Estate • Florida Keys Real Estate Market • June 5, 2025

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

by Tracy Larson

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 Keys • Florida Keys History • Florida Keys Lighthouses • June 4, 2025

Exploring the Historic Lighthouses of the Florida Keys

by Tracy Larson

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.

Home

Properties

About Me

Blog

Neighborhood News

Terms Of Use | Privacy Policy | Accessibility Statement | Fair Housing Notice

© 2025 MoxiWorks

© CENTURY 21 2023 - 2024. All rights reserved. CENTURY 21®, C21® and the CENTURY 21 Logo are registered service marks owned by Century 21 Real Estate LLC. Franchisee Legal Entity Name (not the dba) fully supports the principles of the Fair Housing Act and the Equal Opportunity Act. Each franchise is independently owned and operated. Any services or products provided by independently owned and operated franchisees are not provided by, affiliated with, or related to Century 21 Real Estate LLC nor any of its affiliated companies.