But which smart home features might fit your needs, and which have the highest demand? Our real estate agents have more on the most popular smart home features and their impact on property values.

Why Smart Features Matter in Today's Luxury Market

Smart Climate Control for Convenient Comfort

You want to go out to enjoy that South Florida sunshine, then come back to a home that always feels just right. With smart climate control, your home adapts to your routine, anticipates your needs, and can even leverage data from weather forecasts. The result is a climate control system that adjusts cooling, heating, and air quality features to ensure that your home is always ready to adapt. Smart climate control technology is one of the most in-demand smart home features.

Smart Blinds and Window Treatments

Enjoy a beautiful South Florida sunset with dinner, then switch to the privacy and peace of closed blinds with the touch of a button when it's time for bed. That's just one benefit of using smart blinds and window treatments.

This smart home feature works great with smart climate control, too, allowing you to keep the home cool by automatically closing the blinds or window treatments while you're gone. It can even help with security, as we'll cover shortly.

Smart Systems for Enhanced Security

Speaking of security, smart home features can make home security more convenient for you, while providing more robust, adaptable defenses against any unauthorized access to your property:

• Smart locks make it easy to control who enters the property. Biometrics make it easy to keep your home secure, while also providing convenient access for you and your family.
• Smart security can be integrated with your smart home hub. A breach can trigger flashing lights from your smart lighting, automatically close blinds, and broadcast warnings through smart audio systems.
• Smart security systems adapt to your needs. You can easily disable some features while you're home, then enable full security while you're away or asleep.

Whole-Home Entertainment Systems for Family Fun

Of course, smart home features aren't just for security and convenience. They can also add everyday enjoyment, with technology that the whole family will love. With a whole-home sound system, you can listen to your favorite music or podcasts seamlessly as you move from room to room. You can even have different audio in different rooms, so the kids can listen to their favorite songs in their rooms, while you put on a workout mix in your home gym.

The Bottom Line on Smart Home Features

Inland or Waterfront? The Choice is Yours

If You Dream of a Waterfront Lifestyle

Do you dream of docking your boat in your own backyard, living steps from your favorite beach, or savoring sunset views over the waterfront each evening? Do you love the relaxed vibe of a beach town, outdoor meals complemented by sea breezes, and endless outdoor activities? Living on the waterfront is a dream for many homeowners, and there are so many great South Florida communities where you can make that dream come true.

Beautiful Views and Easy Beach/Dock Access

Of course, one key factor in whether owning a waterfront home suits your needs is how much you enjoy spending time on or near the water. If you love to go to the beach every day to relax, jog on the sand in the mornings, or take your boat out for fishing trips daily, then a waterfront home might be an ideal match for you. If those waterfront activities are things that you like to enjoy sometimes but don't need access to all the time, then you can still find many great inland communities within close driving distance of the waterfront.

Budget Considerations for Waterfront Living

Waterfront homes typically cost more per square foot than similar homes located inland, which is one financial factor to consider. Waterfront homes often require more maintenance over time due to wear from sand and saltwater. Depending on where on the waterfront a home is located, you may also be required to purchase flood insurance while you own the home.

If You Want a Close-Knit Inland Community

Many of Florida's inland communities are very close-knit, providing a warm community atmosphere that families love. There are also inland communities of all shapes and sizes, whether you're craving the quiet relaxation of a rural community or the energetic feeling of living in the city. Many inland communities are located within easy driving distance of the coast, and quite a few communities have large lakes where you can still live near the water, away from the coast.

Convenient Access to Amenities and Services

Inland communities are often more developed and populated than coastal communities, which means that you can often find all of the amenities and services you'll need close to home. Whether we're talking about schools, medical facilities, local businesses, or recreation opportunities, inland communities often offer everything you need without having to travel to another community.

Affordable Homes and Lower Flood Risk

If you're purchasing a home of similar square footage and quality, the price will almost always be lower inland than it is along the waterfront. Inland homes also often have lower maintenance needs, being farther away from the sand and salt air. Depending on where an inland home is located, there may also be no requirement for flood insurance.

Find Your Florida Dream Home with Help from Our Team

Whether you're drawn to life on the water or prefer the feel of an inland community, the right choice comes down to what fits your lifestyle best. Our team at Keyes is here to help you explore your options, ask the right questions, and feel confident in your decision. When you're ready to take the next step, Get in touch to learn more about buying or selling a home in South Florida communities.

How to Evaluate a Rental Property for Profitability

Remember That Purchasing a Rental Property Is Different From Purchasing Your Own Home

When you're evaluating a property for your own needs, so many more factors come into play. With rental properties, the primary factor is your potential income from the property. This will change how you look for properties in some ways, which we'll cover below, and will impact other aspects of the purchase, as well. For example, investors purchasing a rental property will often make a larger down payment than an everyday buyer shopping for a family home. Doing so can provide a buffer against changing interest rates and improve cash flow from the property over time.

Calculate Your Net Operating Income (NOI)

Calculating your Net Operating Income (NOI) is the first big key to evaluating a rental property for profitability. Your NOI from a property represents the annual income generated by the property, minus operating expenses. Operating expenses don't include debt service, capital expenditures, or depreciation, but do include:

• Property Insurance

• Property Maintenance

• Property Taxes

• Snow Removal, Lawn Care, Landscaping

• Property Management Fees

• Vacancies

When evaluating whether a property is profitable based on NOI, many investors recommend using the 55 percent rule. This rule suggests that operating expenses should account for a max of about 45 percent of your rental income. This means that the remaining 55 percent should be enough to cover the mortgage for the property. If a property doesn't meet the 55 percent rule, most investors recommend looking elsewhere.

How Capitalization (Cap) Rates Help You Evaluate Rental Properties

The 55 percent rule isn't the only relatively quick and easy way to compare rental properties for profitability. The Capitalization Rate, commonly shortened to Cap Rate, is another key metric. Cap Rates are very useful for comparing multiple properties, and are quite simple to calculate once you know the property's NOI.

The formula for Cap Rate is simply NOI, divided by the value of the property. The result will leave you with a percentage, which represents the Cap Rate of the property. Generally, a 3-4 percent Cap Rate is considered low, 6-8 percent is solid, and 10 percent or above is excellent. Aim for a strong Cap Rate, for increased profit potential long term.

Remember That Purchase Price Is a Crucial Factor

With personal property, you might be willing to compromise on price in order to get the exact home and location that you want. With rental properties, compromising on price is often a recipe for a bad investment. Ultimately, cash flow is key to generating income from rental properties, and purchase price plays a key role in long-term cash flow. So be ready to work with your agent to find good values, bid on homes that are newly listed, and negotiate to ensure you get the best price possible.

Ready to plan for your next rental property, with a team that knows the market? Our local team is here to help you achieve your real estate goals. Contact us to buy and sell homes across Florida communities.

Breaking Down Mortgage Types: Which One Fits Your Financial Goals

Fixed-Rate Mortgage

Fixed-rate mortgages offer a set interest rate for the life of the loan, with most loans lasting for 15 or 30 years. The key advantage is that your payment will be the same each month, with little fluctuation in your monthly budget. This is especially beneficial if you're choosing a fixed-rate mortgage when interest rates are low.

The disadvantages are that you can't take advantage of lower interest rates in the future unless you refinance, and that you'll pay more in interest during the early portion of the loan. A fixed-rate mortgage can be a good choice if you plan to own the home long-term and want a consistent budget.

Adjustable-Rate Mortgage

With an adjustable-rate mortgage (ARM), your mortgage payments and interest rates vary with the market over time. An ARM will often offer a lower introductory rate, followed by adjustments based on interest rate changes in the future. The downside is that you risk higher payments after your introductory period if interest rates rise. Since introductory rates for ARMs are often quite low, this type of mortgage can be an ideal choice if you plan to stay in the home for a shorter period, thus taking advantage of the lower introductory rate and selling before potential rate increases down the line.

Conventional Mortgage

A conventional mortgage is a mortgage offered by a private bank, rather than by a government entity. They come in the form of conforming loans which must meet standards for income and down payment, or non-conforming loans which are above conforming loan limits. Non-conforming loans are most commonly used when purchasing high-priced properties, which don't fit the standard for a conforming loan.

One advantage of a conventional mortgage is low down payment rates, with some requiring as little as a 3-5 percent down payment. The disadvantages are that a conventional loan can be more difficult to apply for with a lower credit score or debt-to-income ratio (DTI), and that you'll typically need to purchase private mortgage insurance when making a lower down payment.

Government-Backed Loans

There are a variety of government-backed loans available, which can offer advantages for military members, first-time buyers, and more. The most common types of government-backed loans are:

• FHA loans are insured by the Federal Housing Administration. These typically offer lower down payment and credit score requirements, making them a popular choice for first-time buyers.

• VA loans are backed by the Department of Veterans Affairs and are available to those who are currently serving or have served in the military. They offer no down payment requirement or mortgage insurance requirement, but they must be used for a primary residence.

• USDA loans, backed by the Department of Agriculture, have lower credit score requirements, no down payment, and lower income requirements. They can only be used for a primary home, and are only available in certain rural or suburban areas.

Searching for a home you love that also fits your financial goals? Our local team is here to help with all of your real estate needs. Contact us to buy and sell homes across Florida communities.

From Listing to Closing: The Ultimate Home Seller's Checklist

Clean and Declutter the Home

Cleaning and decluttering your home is often quite an involved process, especially if you've been living there for a while. So it helps to get started early once you know you plan to sell, and tackle it step-by-step. Cleaning is essential for making sure that the home looks and smells its best for buyers, while decluttering will make it easier for buyers to imagine their own lives in the home.

Make Necessary Repairs

Depending on the current condition of the home, it may need significant work before sale, or it might need little if any. One way to find out is by having a pre-listing inspection, which can help you identify any serious issues that will have to be repaired before you can sell the home. Generally, anything that presents a significant safety issue will need to be addressed. Make sure small things like leaky faucets or broken light fixtures are repaired, as well.

Consider Curb Appeal

Buyers start forming an opinion on a home as soon as they arrive at the curb, which is why curb appeal is so important to consider when selling your home. Here are a few easy steps you can take to boost curb appeal:

• Clean and declutter your yard. Just like inside the home, clean presentation matters to buyers when they arrive.

• Trim hedges and trees. If your yard requires more significant landscaping work, hiring the pros can help you maximize curb appeal.

• Check that the front door is in great shape. It might need fresh paint, fresh fixtures, potted plants, or other décor to make it feel as inviting as possible.

Find a Great Real Estate Agent

Whether you've sold a home before or are doing it for the first time, your real estate agent should be your best advocate during every step of the process. Invest time in learning about agents, ask for recommendations, and take the time to choose the best agent for your needs. From marketing the home to managing closing day, your agent will be with you every step of the way.

Make Your Marketing Shine

Work with your agent to make sure your marketing looks great. This will include getting high-quality photos of the home, planning open houses, arranging showings, and more. You might consider additional steps, like staging the home or setting up a virtual tour.

Prepare for Closing

After your agent helps you attract a buyer and handle negotiations, it will soon be time for closing day. Your agent can help you gather the necessary documentation, review it, and be prepared for the big day. You'll also want to gather house keys, garage remotes, access codes, and anything else used to access the home. Make sure that you're prepared for your own move, as well. Schedule movers if needed, cancel utilities, and make your final preparations.

Ready to sell your home? Our local team is here to help you achieve your real estate goals. Get in touch for all the help you need to sell your current home and shop for your next one.

Real vs. Virtual Staging: Which Sells Homes Faster

First, a quick summary of both options. With real staging, a home stager will bring in furniture and décor to stage the home, to make the property as appealing as possible for buyers. With virtual staging, everything is done digitally. The home is staged virtually, so there's no real furniture involved. Virtual staging looks just like the real thing when viewed online, and the process is handled by virtual staging experts.

The Pros and Cons of Real Staging

The key advantage of real staging is that it enhances the appeal of the home during showings and open houses, when potential buyers visit the home in person. With real staging, the home will be fully furnished and decorated when buyers arrive. However, real staging also comes with some drawbacks:

• It's more expensive than virtual staging. In addition to paying the home stager, you need to account for the manual labor involved, rental fees, furniture delivery, and setup.

• Real staging is more time-consuming and can take anywhere from a few days to multiple weeks. There's also more potential for delays due to the need for furniture rentals and coordinating manual labor.

• If you'll be living in the home while listing it, real staging can make that more difficult. Real staging can also require ongoing maintenance, depending on how long the home takes to sell.

The Pros and Cons of Virtual Staging

Compared to real staging, the potential downside of virtual staging is that it doesn't account for when buyers come to see the home in person. The impact will depend on how much you're planning to market the home in person. However, virtual staging also has some major advantages that make it well worth considering:

• Virtual staging is significantly more affordable, which typically leads to a much higher ROI relative to real staging. There are no labor costs, no furniture rental costs, and no worries about ongoing maintenance.

• Virtual staging is also typically much quicker than real staging, and can be done in as little as one or two days.

• Virtual staging doesn't interfere with your life if you'll be living in the home while listing it. Everything is handled online, so you don't have to worry about the disruption of staging or the stress of keeping the staging maintained.

The Bottom Line on Staging Your Home

For many sellers, the substantially lower cost, higher ROI, convenience, and online marketing appeal of virtual staging make it the preferred choice for selling your home faster. Given that the overwhelming majority of homebuyers from all generations start their search for a home online, virtual staging is often a natural fit. The main use case for real staging is when you're expecting to market the home primarily through open houses and showings. The appeal of a fully-furnished and well-staged home can make a big impact when buyers see it in person.

Lee and Monroe join Miami-Dade, Broward, Palm Beach, and Martin as prime luxury markets where Keyes and Illustrated hold exclusive affiliations with Forbes Global Properties.

"The Forbes name resonates with the luxury buyer and seller in Lee County just as much as it does in Miami or Palm Beach," said Shane Spring, Keyes Realtor® and 2026 Royal Palm Coast Realtor® Association President. "Interest comes from all over the world, and this partnership provides the visibility properties like this merit."

"This expansion gives our luxury listings in the Florida Keys and Southwest Florida extraordinary international visibility" said Christina Pappas, President of The Keyes Company and Illustrated Properties. "Our agents are already seeing meaningful results with high-net-worth buyers and sellers around the world."

Broker Associate Andrew Burr is leading the charge in serving luxury buyers and sellers in Monroe County, where Keyes' active luxury listings include $3 million and $2.2 million properties in Lower Matecumbe, and a $2.1 million luxury home in Key Largo.

Since joining the network in January 2024, the firms have leveraged this global reach and brand power to elevate listings and expand exposure for agents and clients alike. Notable achievements include:

• Villa Gucci in Rome, Italy: Billy Nash of Keyes and Chiara Gennarelli of BH Forbes Global Properties partnered to secure the exclusive listing on behalf of the Gucci family.
• Homestead, Florida: Saud and Cinthia Rai of the Keyes Skywalker Group won a competitive luxury listing by highlighting the global marketing advantages of the Forbes affiliation.
• Northern Palm Beach County: Vince Marotta, Illustrated's top producer from 2019–2024, utilized the Forbes Global Properties network to market and close several ultra-luxury transactions.

"Forbes Global Properties is proud to expand our relationship with Keyes and Illustrated," said Michael Jalbert, CEO of Forbes Global Properties. "Keyes and Illustrated are market-leading firms with unmatched expertise and a commitment to creating an outstanding experience for luxury buyers and sellers. We greatly appreciate their partnership and look forward to continued success throughout Florida."

Here are a few things to know before you pack your bags for the Sunshine State, along with tips to make your move as smooth as possible.

Florida Weather - Sunshine with a Side of Storms

Florida is famous for its sunshine, but don't expect endless blue skies. Much of the state has a subtropical climate, which means hot, humid summers and mild, sometimes chilly winters. Afternoon rain showers are a daily ritual in the summer months, but they rarely last more than 30–45 minutes.

One important consideration is hurricane season, which runs from June through November. If you're moving to South Florida in particular, it's smart to learn hurricane preparedness basics early. That could mean understanding evacuation routes, keeping emergency supplies on hand, and knowing how to secure your home if needed. A little preparation goes a long way in making your first hurricane season less intimidating.

No State Income Tax

One of Florida's biggest draws? More money in your pocket. Since 1968, the state constitution has prohibited income tax, and today Florida is one of only nine states without it. Instead, revenue comes from property taxes, tolls, and state university tuition. For many new residents, this is a financial perk that makes the move even more appealing.

A State of Many Personalities

Florida is big—65,000+ square miles big—and each part of the state has its own personality.

• In South Florida, you'll find a lively mix of cultures, with strong Latin and Caribbean influences, plus big-city living in Miami and Fort Lauderdale.

• North Florida feels more traditionally Southern, with the state capital in Tallahassee and Jacksonville anchoring the region.

• Southwest Florida is known for white-sand beaches, abundant nature, and communities that attract both retirees and young families.

• Central Florida blends tourism and everyday living, thanks to Orlando's theme parks, family-friendly suburbs, and a steady pace of growth.

Exploring these differences before you move can help you decide which lifestyle feels like home.

Wildlife and Nature—Beyond the Stereotypes

Yes, alligators and iguanas are part of Florida life—but that's only the beginning. The state is home to manatees, sea turtles, dolphins, and an incredible variety of birds. National and state parks, from the Everglades to Ocala National Forest, make it easy to trade city life for a day in nature. Whether you're into kayaking, birdwatching, scuba diving or simply soaking in a sunset, the outdoors is a big part of Florida living.

Moving Tips for a Smooth Relocation

Relocating to Florida isn't just about choosing a city—it's about making your move as stress-free as possible. Here are a few tips to set yourself up for success:

• Plan around the weather. If you're moving in summer, try to schedule movers early in the day to beat the heat.

• Think about space. Homes here range from urban condos to suburban houses, so decluttering before your move ensures what you bring actually fits your new lifestyle.

• Lean on local expertise. A Keyes real estate professional can help you navigate neighborhoods, schools, flood zones, and more—details that make a big difference in your day-to-day life.

• Understand insurance. Coastal living often means higher insurance costs. Get estimates early so you aren't caught off guard.

• Set up utilities in advance. Water, internet, and power sometimes take time to transfer, so schedule connections ahead of your move.

• Be storm-ready. Whether it's shutters, a generator, or insurance that covers flood and wind, storm prep should be part of your plan.

With the right preparation, and the right guidance, your relocation can feel less like a challenge and more like the start of your Florida adventure.

Even if one program is no longer an option for you, there are multiple paths to homeownership still open—and many of them come with down payment help, tax credits, and forgiving terms designed specifically for first-time or income-qualified buyers. 

Let's break down your options. 

Florida's Top Homebuyer Assistance Programs (That Most People Don't Know About)

1. FL Assist

FL Assist is one of Florida Housing's most popular down payment help options. 

• Get up to $10,000 in assistance for your down payment or closing costs. 

• It's a zero-interest second mortgage, so there are no monthly payments. 

• You only repay it when you sell, refinance, or pay off your first mortgage. 

This is ideal for buyers who can afford a mortgage but need assistance overcoming the upfront cost hurdle. 

2. HFA Preferred or HFA Advantage PLUS Second Mortgage

This option provides additional buying power with grant funding that doesn't need to be repaid if you remain in the home for a few years. 

• Receive 3%–5% of your loan amount to help cover your down payment or closing costs. 

• No payments are required, and the loan is forgiven after five years as long as you stay in your home. 

• Designed for first-time buyers who might not have big savings but have a stable income.

   

3. Florida Homeownership Loan Program (FL HLP)

Sometimes called the "mini loan," FL HLP gives extra help on top of your primary mortgage. 

• Offers $10,000 in assistance at 3% interest. 

• Comes with a low monthly payment spread over 15 years. 

• It can be combined with other programs to keep your main mortgage more affordable. 

This is perfect for buyers who are comfortable with a small extra payment but don't want to drain their savings. 

4. Home Key

Home Key is a flexible program that removes some of the limits found in other options: 

• Provides down payment assistance for qualified buyers. 

• No income cap or first-time buyer restrictions in many cases — meaning more people can use it. 

• Pairs well with other Florida Housing programs. 

It's a strong option for repeat buyers or anyone who doesn't fit the usual "first-time buyer" mold. 

The Truth About Buying a Home Right Now 

You may not need 20% down, or you may not need perfect credit. And you don't need to navigate it alone. 

The biggest mistake buyers could make is waiting for the "perfect" moment—while missing out on help that exists right now. 

What to Do Next 

1. Check your eligibility – Most of these programs have simple online tools to see if you qualify. 
2. Talk to a knowledgeable lender or agent – Someone familiar with Florida Housing and local grants can guide you faster. 
3. Start your paperwork early – These programs have limited funds and move on a first-come, first-served basis. 

Want to know which programs fit your situation? 
It only takes 10 minutes to see your options—and it could save you thousands.  

Get a quote from a Capital Partners Mortgage officer today, or give them a call at 954-256-1664.

The Keyes Company has a business relationship with Capital Partners Mortgage Services. Because of these relationships, referrals may provide Keyes Company and its owners a financial benefit. You are not required to use the listed provider as a condition for settlement of your loan or the purchase, sale, or refinance of the subject property. For more information, visit keyes.com

"We are thrilled to welcome these two best-in-class real estate firms to the Keyes family," Keyes President Christina Pappas said. "Signature Premier Properties Sarasota and Florida SunCoast Real Estate enable us to make an impactful debut in a pivotal market that continues to experience incredible growth and demand. Both firms share our commitment to personal, hands-on service and the belief that connection and community is at the heart of real estate."

Signature Premier Properties Sarasota is an affiliate of New York-based Signature Premier Properties, a Long Island market leader co-owned by Peter Morris and Kathleen Viard. The Sarasota firm has 60 agents, including a strong contingent of New York transplants who leverage their relationships in both markets for the benefit of their buyers and sellers. Signature's Kathy Curd will serve as Sales Manager of the new Keyes Sarasota office.

"Keyes is the perfect partner to allow us to build upon our momentum since launching the Sarasota brokerage a few years ago," Viard said. "The Sarasota market continues to see the New York relocation activity that started during the pandemic. Our New York roots and relationships help our agents produce optimal results for their clients."

Founded in 2016, Florida SunCoast Real Estate prides itself on professionalism, flexibility and providing a holistic customer experience. It is co-owned by Barry and Sherry Grooms, who have a combined 50 years of industry experience.

Barry Grooms is a past President of Florida Realtors and consistently reaches the top 2% of his market area as a residential and commercial real estate agent. Sherry Grooms has held numerous industry leadership positions, including as President of the Manatee Association of Realtors and Network President of the Women's Council of Realtors. The couple is also deeply involved in community and civic organizations.

In conjunction with Florida SunCoast's arrival, Barry Grooms will become the Southwest Florida Regional Manager of Keyes. He will help Keyes leadership identify additional firm merger opportunities and recruit top associates in the region.

"Like Keyes, we are a family-owned brokerage that puts people first," Grooms said. "We were attracted to Keyes due to its unmatched reputation earned over nearly a century of service, market-leading technology and support for agents, and community impact."

Keyes is in active negotiations with other brokerages in Southwest Florida and other target Florida markets. "Our track record of successful partnerships is creating exciting new opportunities across Florida," Keyes Senior Vice President Steven Reibel said. "We are actively engaging with broker/owners who recognize the advantages of collaboration, as the evolving industry landscape creates new opportunities for boutique brokerages to thrive by joining forces."