Do you have a clear picture of what your property could command right now?
The Florida Keys real estate market in early 2025 is defined by shifting trends and a cautious outlook, shaped by both local and national economic factors. Key market indicators such as the number of sales, average sale price, days on market, and active listings have aligned with earlier predictions of a declining market. This trend is characterized by more sellers entering the market, fewer buyers, and longer marketing times, contributing to a gradual decrease in overall sale prices.
During the first quarter of 2025, residential sales across the Keys were down 5.8%, with the Lower Keys being the only submarket to post a gain. The Middle Keys experienced a 13% decline, while the Upper Keys and Key West also decreased. Despite the overall drop in sales, the Middle Keys managed a 10% increase in average sale price, highlighting the mixed nature of the market. Active listings rose 20% Keys-wide, with every area p ...

Overpricing Your Property in the Middle Keys: Why Market Value Matters
As a top listing agent serving Duck Key, Marathon Key, and Key Colony Beach, I often hear the same question from sellers: “Shouldn’t I price my home a little higher to leave room for negotiation?” While it’s tempting to aim high, the reality is that overpricing your property is the most common mistake sellers make—and it can cost you both time and money.
The Pyramid of Buyer Interest
The graphic above perfectly illustrates the relationship between price and buyer visibility. Here’s what it shows:

At Market Value: About 60% of potential buyers will consider your property.

Above Market Value (+10% to +15%): Only 30% to 10% of buyers will look at your home.

Below Market Value (-10% to -15%): You capture the attention of 75% to 90% of buyers

Has anyone shown you what your home's true value looks like in today’s market?


What Happens When You Overprice?
Over ...

Important Changes in Buyer Broker Agreements: What Buyers and Sellers Need to Know
If you’ve been following real estate news, you know that as of August 17, 2024, the way buyers, sellers, and agents handle commissions and agreements has changed dramatically. These new rules, resulting from a landmark National Association of Realtors (NAR) settlement, have reshaped industry practices that stood for nearly a century.
What’s Changed?
·       MLS No Longer Shows Buyer Agent Compensation:
Traditionally, the seller’s offer to pay the buyer’s agent commission was visible in the Multiple Listing Service (MLS). Now, compensation details are private and must be shared individually by listing agents, outside the MLS.
·       Mandatory Buyer-Broker Agreements:
Before viewing any property—virtually or in person—buyers must sign a written agreement with their agent. This contract out ...

Beaches in the Middle Keys
The Middle Keys, including Marathon and Duck Key, are home to some of the region’s most inviting beaches. These spots offer everything from family-friendly amenities to natural preserves teeming with wildlife.
Sombrero Beach (Marathon)
Sombrero Beach is a local favorite, known for its soft white sand, turquoise waters, and amenities like volleyball courts, picnic pavilions, restrooms, and a playground. It’s pet-friendly and accessible, making it perfect for families. Visitors can enjoy swimming, sunbathing, and snorkeling, and may even spot sea turtles nesting during certain seasons.
Coco Plum Beach (Marathon)
Coco Plum Beach is a more natural, less crowded beach on the Atlantic Ocean side of Marathon. It features soft white sand, shallow waters, and an adjacent wetland area. Facilities include restrooms and a covered pavilion. This beach is also a turtle nesting site and is dog-friendly, making it a peaceful spot for nature lovers and fami ...

Key Colony Beach: Northeastern Escape for Luxury Vacation Rentals and Island Living
If you’re a Northeasterner or Northwesterner, chances are you’ve daydreamed of escaping frigid winters and hectic city life. Purchasing a residential vacation rental or luxury island property in Key Colony Beach – a sought-after island community in the Middle Florida Keys – could turn that dream into reality. This casual guide will walk you through the lifestyle perks, investment potential, market trends, and tax advantages that make Key Colony Beach an especially appealing haven for buyers (and sellers) from the Northeast.
Island Lifestyle: Tropical Paradise Meets Convenience
Palm-lined streets, turquoise waters, and a laid-back vibe define daily life in Key Colony Beach. This small city (around Mile Marker 53 in the Middle Keys ) is known for its friendly community feel – neighbors here don’t even have home mailboxes, by tradition, gathering at the local post off ...