Sarasota Florida News & Blog – DWELL Real Estate

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Sellers: "As-Is" Contract Doesn't Mean "Ignore the Truth"
We often get asked by sellers if they are required to disclose material defects within their property. This blog post written by Mark C. Mann of Berlin Patten Ebling explains this well.  Florida “AS IS” Contract: What Sellers Still Have to Disclose The “AS IS” Contract Doesn’t Mean “Don’t Ask, Don’t Tell” One of the biggest misconceptions in Florida real estate: that using the FAR/BAR “AS IS” contract means you’re off the hook for disclosures.  Spoiler alert: You’re not.  Even the FAR/BAR “AS IS” Contract requires a seller to disclose any defects that: (1) are not readily apparent; (2) that the Seller and/or the agent know about; and (3) would affect their decision to buy or the price they’d pay.  What Florida Law Actually Requires The “AS IS” contract means the buyer accepts the property in its current condition, and the Seller doesn’t have to make repairs. That’s it. It does NOT mean you can hide problems you know about. Think of it this way: “AS IS” is like “I’m selling you this car with its dents and scratches,” not “I’m not telling you the brakes don’t work.” Common Disclosure Issues Realtors See What are some of the typical issues that come up for “failure to disclose?” Roof leaks or structural issues; Foundation problems or sinkholes; Mold or water damage; Faulty HVAC, plumbing, or electrical systems; Unpermitted work or additions; Past insurance claims; and HOA disputes or pending assessments. How Realtors Can Protect Themselves This is by no means an exhaustive list, but simply a few common examples of issues with a home purchase that need to be disclosed to any potential buyer.  When in doubt, apply the “golden rule:” Do unto others as they would do unto you. In other words, if you want to know about it as a buyer, disclose it. This obligation applies to both the Seller and the Seller’s agent.  Agents have their own duty to disclose known defects, even if the Seller doesn’t want to. An agent can’t just take the Seller’s word for it when red flags are waving. Courts have held agents liable for failing to ask obvious questions and for not performing basic industry-standard due diligence. Proactive Steps for Agents What can be done to reduce this potential liability for an agent? Ask direct questions about the property’s condition, repairs, and problems; Document everything in writing, even texts and emails count; Always review the Seller’s Disclosure Statement with the Seller before you send it to the buyer or their agent; Disclose what you observe during showings (water stains, cracks, odd odors, etc.); Never coach sellers to hide information; Recommend inspections and make sure they understand what AS IS means; and Encourage sellers to repair or remediate issues you are able to identify.   The Bottom Line: “AS IS” Doesn’t Mean “Ignore the Truth” The “AS IS” contract protects sellers from having to make repairs; it doesn’t protect anyone from fraud claims. Disclose material defects, document your diligence, and sleep well knowing you’ve done the right thing.  Bottom line: “AS IS” means condition acceptance, not disclosure dodge. Of course, these are just a few important questions to ask and what steps to take to make sure that you get through closing and beyond without any issues.  Should this type of issue arise, or if you have any questions about what to do if a party fails to disclose a property defect, always contact a qualified real estate attorney for a consultation.  Original Article
Posted 16 December 2025 | 4:43 pm

High and Dry: The St. Pete Neighborhoods Everyone’s Talking About (2025 Update)
As a longtime real estate professional in St. Petersburg, Florida, I’ve noticed a major shift in what buyers are looking for — especially after the storms and hurricanes we’ve seen in recent years. Not long ago, most of my buyers were focused on the Northeast and Downtown corridors of St. Pete, much of which lies in Flood Zone AE, where flood insurance is required. But lately? Things are changing. More and more, buyers are starting to heed that old advice: Go west, young man. These days, I’m seeing growing demand in neighborhoods that sit comfortably in Flood Zone X — meaning no flood insurance required, and high, dry ground beneath your feet. Here are a few of the areas seeing a surge in popularity, and it’s easy to see why. 1. Holiday Park Holiday Park, St Petersburg home Full disclosure: I may be a little biased — I just bought a home here myself! Located in north St. Pete between 9th Ave N and 30th Ave N, west of 49th Street, Holiday Park is entirely in Flood Zone X (non-evacuation) and offers consistent elevation throughout. The neighborhood features generous lots and single-story block ranch homes built between the 1950s and 1970s, many of which have been beautifully updated. It’s walkable to schools and parks and has that quintessential “old Florida” feel — without the flood insurance headache. I used to think this area felt far from downtown, but in reality, it’s just 15–18 minutes to almost anywhere in St. Pete. After dealing with flooding for two years in my old neighborhood, I couldn’t be happier to call Holiday Park home. 2. Disston Heights One of the largest mid-century neighborhoods in Pinellas County, Disston Heights is a dream for anyone who loves terrazzo floors and solid, well-built homes. Bounded by 38th Ave N to the north, 9th Ave N to the south, U.S. 19 to the east, and 49th Street to the west, this area sits 30–40 feet above sea level. That elevation translates to peace of mind during storm season — and often, more affordable prices compared to coastal zones. Centrally located just 10 minutes from Downtown St. Pete and about 15 minutes to the beaches, Disston Heights is known for its tidy streets, brick ranch homes, and large yards — a quiet, dependable neighborhood that feels like classic St. Pete. 3. Eagle Crest Eagle Crest Pool Home – this area is known for the occasional in law suite like this one! My best friend lives here, and it’s one of the cutest neighborhoods in St. Pete. Tucked between 1st Ave N and 9th Ave N (from roughly 58th St N to 66th St N), Eagle Crest is a hidden gem in west St. Pete — charming, tree-lined, and full of character. Homes here date back to the 1920s through 1950s, many with arched doorways, original hardwoods, and spacious yards. Completely in Flood Zone X, Eagle Crest offers old-Florida charm with unbeatable location — just minutes to both downtown and the beaches. It’s popular with families, professionals, and anyone who loves vintage character without the flood risk. 4. Euclid-St. Paul Just north of downtown, Euclid-St. Paul stands out as one of the few near-urban neighborhoods that’s entirely outside the flood zones. This beloved community is full of personality — brick-lined streets, mature oaks, and a mix of historic architecture from 1920s Craftsman bungalows and Mediterranean Revivals to 1940s block cottages and renovated mid-century homes. Residents love the small-town vibe, complete with porch parties, holiday parades, and community yard sales. You can walk to Crescent Lake Park, coffee shops, and local restaurants, all while staying high and dry. Homes here tend to command a premium, but for buyers who want charm, walkability, and peace of mind, it’s hard to beat. 5. North Kenwood Just west of downtown, North Kenwood is one of St. Pete’s fastest-evolving neighborhoods — and one to keep your eye on. Bounded roughly by 9th Ave N to 22nd Ave N and 19th St N to I-275, North Kenwood blends the best of old and new. You’ll find 1920s bungalows, sturdy mid-century homes, and new-construction infill projects that signal ongoing revitalization. Nearly all of the area lies within Flood Zone X and is outside of evacuation zones, making it an attractive choice for first-time buyers, creatives, and investors alike. With close proximity to Downtown, Central Avenue, and the Grand Central District, plus easy I-275 access, North Kenwood delivers location, elevation, and value — a winning combination. Thinking About Moving to Higher Ground? Whether you’re relocating to St. Pete or simply ready to move out of a flood zone, these neighborhoods are well worth exploring. If you’d like a customized list of available homes in high-and-dry areas, reach out — I’d love to help you find the perfect fit. FAQ Q: How can I check if a St. Pete home is in a flood zone? A: Visit FEMA’s Flood Map Service Center or contact your Realtor for a local flood zone lookup. Q: Which flood zones require flood insurance? A: Homes in Zones AE and VE typically require flood insurance (if you have a mortgage), while homes in Zones X or X500 usually don’t. Q: Are homes in non-flood zones more expensive? A: Not necessarily — some of these up-and-coming communities are still very affordable. It really depends on the neighborhood and level of renovation.
Posted 21 October 2025 | 4:02 pm

Fruitville Gateway Apartments Proposed
A long-empty lot at Fruitville and Fourth may soon give rise to a five-story, 274-unit residential building—with a mix of studios, one-, two-, and three-bedroom rentals and an affordable housing component. If you’ve ever driven down Fruitville Road right by U.S. 301, otherwise known as the worst traffic light in town, you may have noticed the oddly quiet, nearly empty site next to the gas station on the corner. It’s a 3.14-acre patch of land that seems too central to remain empty, especially as cranes dot the downtown skyline—the kind that makes you wonder if it’s tied up in a decades-old family trust, a contentious divorce, or if it’s just waiting for the right market cycle.  No matter what, we might know soon. Miami-based developer American Land Ventures is proposing a new multifamily project at the site. Dubbed Fruitville Gateway, the project would include 274 rental units, with a mix of studios, one-, two- and three-bedroom apartments. The site currently encompasses 22 parcels, including a handful of multiple single-story residential and commercial structures, all of which would be demolished.  Vehicular access to the Fruitville Gateway project would be provided from two primary entry points: one on North East Avenue and the other on Fourth Street. Both access points will lead to the development’s internal driveway loop and parking garage. No direct access is proposed from high-traffic Fruitville Road or North Washington Boulevard. David Fellows, vice‑president of construction for American Land Ventures, says the project would go up all at once rather than be phased, and is anticipated to break ground in the second quarter of 2026, pending all necessary approvals. It’s the national firm’s first foray into Sarasota, and Fellows says the project’s walkability and proximity to downtown were main points of attraction. “Construction is expected to last about two years,” he says. The project is purely residential; planned amenities include a pool, fitness center and club room. The average unit size is roughly 971 square feet, and while rental prices have not been finalized, Fellows says the market-rate units will “reflect the quality and standards of a best‑in‑class multifamily community.” Rents in downtown Sarasota remain higher than countywide averages, reflecting the premium placed on walkability and proximity to amenities. According to Apartments.com, as of August 2025, average monthly rents in the downtown core are roughly $1,671 for a studio, $2,272 for a one‑bedroom unit, $2,848 for a two‑bedroom unit, and $4,139 for a three‑bedroom unit. By comparison, averages outside downtown are lower, at $1,794 for a one‑bedroom and $2,123 for a two‑bedroom. Zillow’s July numbers show a broader Sarasota‑area rental average of about $2,345 per month.  While some recent developments nearby, such as the swanky Aster & Links, have incorporated a mix of for‑sale and for‑rent models, Fruitville Gateway will be a rental‑only project. Fellows says that the development is aimed at serving a wide demographic, from young professionals to empty nesters who want to be downtown. Though no retail is planned on site, the development is expected to contribute to the evolving streetscape of Fruitville Road, which has increasingly seen infill development on lots once considered fringe. Although no rezoning or comprehensive plan amendment is required, the proposed development exceeds the DTE’s base density of 25 dwelling units per acre. To achieve the increased density, the project will utilize the city’s density bonus provision, which allows up to four times the base density when attainable housing is included. In this case, 30 units will be designated as attainable: 5 percent at 80 percent of the area median income (AMI), 5 percent at 100 percent AMI, and 5 percent at 120 percent AMI. At 80 percent AMI, rent levels will not exceed $1,615 a month for a one-bedroom; $1,937 for a two-bedroom; and $2,238 for a three-bedroom apartment. For now, the application is still in the city’s staff review and revision phase. No public hearings are needed, since this is an administrative process under existing zoning. Once all staff comments are addressed and sign‑offs obtained, the project can proceed to permitting. If approved on schedule, Fruitville Gateway could be leasing apartments as early as mid‑2028. Sarasota Magazine Article
Posted 9 October 2025 | 3:55 pm

First Steps to Selling Your Home
What Are the First Steps in Selling Your Home? If you’re thinking about selling your home, the process can feel overwhelming at first. But breaking it down into clear steps makes it much easier. 1. Do Your Research Start by educating yourself. Watch videos, read articles, and gather as much information as you can about the selling process. The more prepared you are, the smoother things will go. 2. Get Professional Help The truth is, most homes aren’t sold directly by owners. Statistically, very few for-sale-by-owner (FSBO) properties actually make it to the finish line. That’s why partnering with a professional Realtor is usually the smartest move. If you already know and trust a Realtor, you’re in good shape—just hire them and move forward. If you don’t, many experts recommend interviewing at least three agents. That can be helpful, but there’s a caveat: when competing for a listing, some agents may be tempted to inflate your home’s value to win your business. In the industry, that’s called “buying the listing.” While it might sound appealing, overpricing your home from the start can actually hurt your chances of selling. The Bottom Line Do your homework, watch educational content, and then hire a Realtor you feel comfortable with and can trust. Those are the first—and most important—steps to setting yourself up for a successful home sale.
Posted 30 September 2025 | 2:35 pm

Good News for the Sarasota/Bradenton Real Estate Markets
Some positive news in the Sarasota/Bradenton real estate markets. Yesterday the July stats came out and the average home price for Sarasota county was $470,000 which was the same as it was a year ago. So, maybe prices have stopped falling. Condo prices are another story. We've got about a five to six month inventory of single family homes and that's a pretty balanced market. Other positive news is that mortgage rates have been the lowest they've been in a very long time. Jerome Powell with the Federal Reserve is showing signs of lowering rates next month when the when the Fed meets. So, if that happens, maybe mortgage rates will fall even more. Another positive thing is Warren Buffett just invested $1.8 billion in two home builders, Lennar and Dr. Horton. So, it appears that he's pretty bullish on the real estate market. We're also seeing a lot of news articles about real estate. I was on TV recently. A Tampa news station interviewed me a few weeks ago. So, the mainstream media is starting to get it. They're starting to report on it. So, the general public will start to get it. If you're a buyer, you actually have a lot more to choose from than than you did in the last few years. Sellers, you just have to price your property according to this year's sales, not last year's sales or the sales in the past 3 or 4 years. The sales prices we all wanted.
Posted 27 August 2025 | 7:51 pm