The real estate market in Ponte Vedra Beach (zip code 32082) continues to evolve, and I wanted to take a moment to share some key insights from the latest data. As your trusted local real estate expert, I’m here to help you make sense of these numbers and what they mean for you, whether you're buying, selling, or just curious about the market.  

Current Market Conditions

The absorption rate—which measures how quickly homes are selling—has increased to 4.63 months in October 2024, compared to 3.36 months in October 2023. This shift represents a 37.8% increase year-over-year. A higher absorption rate means homes are taking a bit longer to sell, hinting at a market that’s balancing out compared to last year’s faster pace.  

The average list and sale prices in Ponte Vedra Beach often fluctuate significantly from month to month due to the unique makeup of our market. With home prices ranging from $250K to over $20M, a single sale of an oceanfront estate for $10M or more can dramatically elevate the averages for that month. Conversely, if no high-value properties close in a given month, it may appear as though prices have dropped, even if the market remains steady across other segments.

In October, for example, the average list price dipped 10.3% year-over-year to $1,752,045, while the average sale price surged 23.7% to $1,573,726. This isn’t a contradiction—it reflects the variability caused by our mix of home sales.

When pricing homes, I break the market data into price bands to provide a clearer and more accurate picture of trends for each segment. This way, we can better understand what’s happening within specific price ranges and ensure that your home is positioned to appeal to the right buyers at the right price. Buyers are still investing in homes with strong value, and sellers who align with market trends are seeing results.

Homes are selling more quickly, with the average days on market dropping to 60 days from 75 days last October—a 20% decrease. The median time on market also shortened to just 30 days, reflecting strong demand for competitively priced properties.  

Notable Trends

Luxury homes ($1M+): The luxury segment remains active, with 21 homes sold in October. While this is down slightly from 27 sales in October 2023, it’s clear that Ponte Vedra Beach continues to attract high-end buyers who value our area’s lifestyle and amenities.  

Mid-range homes ($500K-$999K): Sales in this range have softened somewhat, particularly between $750K and $999K, which saw a 57.1% drop in sales compared to last year. However, this may create opportunities for buyers to negotiate in this segment.  

Entry-level homes ($250K-$499K): In Ponte Vedra Beach, the $250,000–$499,000 price range is made up entirely of condos, with few single-family homes included. We're seeing more condo owners, particularly out-of-town owners, deciding to sell as association fees continue to rise due to increasing insurance costs and new safety regulations. This influx of listings has created more competition in this price range, leading to slower sales as buyers have more options to choose from.

More Homes to Choose From

Active listings in Ponte Vedra Beach rose by nearly 29% compared to last year, with 254 homes currently available. This is great news for buyers who now have more options to choose from. The increase is especially noticeable in the $200K-$299K and $750K-$999K price ranges, offering a wider selection across the market.  

What Does This Mean for You?

For sellers

Pricing is more important than ever. Buyers are discerning and willing to pay for quality, but homes that are overpriced or not well-prepared may sit longer on the market. I can help you position your home to attract serious offers quickly.  

For buyers

Increased inventory means more choices, especially in the luxury and upper mid-range markets. This could be a great time to secure the home you’ve been dreaming about, especially before the holiday season brings a potential slowdown in new listings.  

Looking Ahead

The Ponte Vedra Beach market remains robust, but we’re seeing signs of a return to more balanced conditions. This creates exciting opportunities for both buyers and sellers, depending on your goals.  

If you’re curious about how these trends affect your home’s value or your buying power, I’d love to connect. I can provide a complimentary home valuation or help you explore the best opportunities in today’s market.  

November 2024 Newsletter by Lois Marris

Get a Good Real Estate Agent

This is a big one! Did you know that the Northeast Florida Association of REALTORS has over 12,000 agents representing a 6 county region? That's a lot!

When considering a home purchase, select an agent who can get the job done for you, provides great advise, knows the contract and can get you through to closing. You’re not just buying a house—you’re investing in your lifestyle, your financial future, and your peace of mind. Whether you’re purchasing a full-time home, a second property to enjoy during Florida’s sunshine months, or something you plan to rent seasonally, you deserve to work with a qualified, experienced, and trustworthy real estate professional.

Why Having the Right Agent Changes Everything

The right agent doesn’t just open doors—they help you see the big picture. In markets like Ponte Vedra Beach and Jacksonville, experience and local knowledge truly matter.

• 📍 Local expertise—You need more than MLS photos. A great agent knows which communities align with your lifestyle and investment goals. In Ponte Vedra Beach, homes within blocks of each other can have significantly different price, appreciation rates and resale value. I can help you understand which are is best for you!
• 📈 Market insight—Pricing trends, competitive offers, and neighborhood appreciation rates aren’t always obvious unless you live and breathe this market.
• 🤝 Strong network—From inspectors and lenders to contractors and attorneys, a seasoned agent brings a team to support your journey.
• 💬 Skilled negotiation—Especially when navigating cash deals, multiple offers, or homes with unique features or value. I once got a seller to pay my buyer to resolve an issue -- it was the buyer's issue!

How to Vet an Agent—Yes, You Should

Did you know you can (and should) check a Florida real estate agent’s license and professional standing? Just visit the Florida Department of Business & Professional Regulation (DBPR) website and search for the agent’s name or license number. It’s a smart step—and one that ensures you’re working with someone who’s in good standing and actively licensed.

You have choices. Don’t settle for whoever pops up online or answers a sign call. Work with someone who will advocate for you and has the credentials to back it up.

Who I Am and Why I Can Help

I’ve been in real estate for over 20 years. Most of my experience was in Rochester, MN, where I had the honor of guiding hundreds of clients through buying and selling homes—many of them relocating physicians and professionals tied to Mayo Clinic. I’ve been a Florida resident for 7 years now and fully immersed in the unique dynamics of our coastal and resort-style communities.

I’m trained by the Institute for Luxury Home Marketing and hold the Senior Real Estate Specialist (SRES®) designation. I specialize in helping retirees, second-home buyers, and relocating families find the right home with the right strategy.

Before real estate, I had a background in computer science—so yes, the data-loving side of me is always analyzing trends, sales stats, and neighborhood performance. I don’t just guess at values—I study them. I know which homes are likely to hold their value, how to negotiate for my buyers, and how to help you make a decision you’ll feel great about.

Experience Matters—But So Do Qualifications

If you search for my sales history online, you won’t see 20 years’ worth of transactions—because Florida’s MLS system doesn’t reflect my years of experience in Minnesota. But here’s what you *will* get when you work with me:

• ✅ Decades of negotiation and pricing expertise
• ✅ A deep understanding of Florida’s lifestyle communities and resale factors
• ✅ A full-service advisor who values long-term relationships over short-term deals
• ✅ Someone who will advocate for you like I would for my own family

These days, I've decided to be a team of one - just me and my undivided attention. I work personally with each of my clients—because each person deserves individual attention. I have nothing against teams - I ran one for years! At this point in my life I simply enjoy being able to give dedicated attention to each client. 

You Deserve the Best Representation

So whether you’re coming from across the country or across town, take the time to find an agent who fits your needs, is compatible with you, and has the tools and experience to get the job done right.

And if you’d like to chat about your goals or ask questions, I’d love to hear from you. No pressure—just guidance from someone who’s been there, done that, and wants to help you get it right.

📚 Explore the Full Series: Home Buying Tips

1. Begin Saving for Your Down Payment
2. Get Your Credit Report
3. Get Your W2 and Tax Return Documents in Order
4. Get Pre‑Approved
5. Make a List of Must‑Haves & “Wish List” Items
6. Follow a Budget
7. Get a Good Real Estate Agent ← You're here
8. Home Inspections
9. Negotiations Part 1
10. Negotiations Part 2
11. Take Notes When Visiting Homes
12. CDD Fees Explained

Let’s Stay Connected

• 🖥️ Create an account on our website to stay informed on homes for sale: www.loismarris.com
• 📊 Sign up for monthly neighborhood market reports here: Market Report Sign-Up
• 🤝 Schedule a free buyer consultation with me today: Contact Lois

By Lois Marris, November 2024

In today’s market, multigenerational living is more than a trend – it’s a lifestyle choice growing in popularity here in Ponte Vedra Beach and Jacksonville, FL! Many families recognize the benefits of living together, from financial savings to shared responsibilities and closer connections. As a local real estate expert, I’m thrilled to help families find homes suited to these unique needs.

In 2022, the National Association of Realtors (NAR) reported that 14% of home buyers were purchasing with multiple generations in mind – near a record high.¹ Families are pooling resources, supporting aging parents, or simply seeking more quality time together, all while experiencing both financial and emotional rewards. Rising home costs, high interest rates, and a desire among seniors to age in place are driving more families to share a roof. According to recent Pew research, the number of Americans living with at least two generations has more than quadrupled since the 1970s.² Studies show that people in these arrangements tend to be healthier, live longer, and feel more financially secure, and most describe the experience as overwhelmingly positive.²,³

Of course, multigenerational living comes with unique challenges, especially if the home isn’t designed to support everyone’s needs. The key to success lies in finding a home that balances shared spaces with privacy for all family members.²,⁴ Fortunately, Ponte Vedra Beach and Jacksonville offer many homes designed or adaptable for multigenerational living.

As an example, 3662 Chatsfield Ct, Jacksonville is an excellent choice for multigenerational families. This spacious home offers over 3000 sq. ft. of living space, featuring two primary bedrooms—one on the main floor, ideal for those who prefer not to climb stairs, and another upstairs. This layout ensures that family members of all ages can have privacy and comfort, while still being under the same roof. In addition, the home includes two living areas an office, and a second office/play area in the upper-level loft, providing flexibility for everyone’s needs. Another bonus, the home features a 2-car garage plus an additional parking pad for a third vehicle. Whether you’re supporting aging parents or creating a shared family space, this home’s versatile design offers a perfect solution.

With my deep knowledge of the local market, I can guide you to properties ideal for multigenerational families, from homes with accessory dwelling units (ADUs) to those with ground-floor bedrooms and multiple en-suites. These layouts provide both shared areas and private retreats, ensuring everyone is connected yet comfortable.

Sometimes multigenerational living doesn’t require a single home but can mean living near each other. For example, 8665 Little Swift Cir, Jacksonville in the Sweetwater by Del Webb 55+ community is a fantastic option. This 55+ community offers a unique solution to multigenerational living by providing condos where families can be close yet maintain independence. In my case, I see how this could work perfectly for my own family: I could live in one condo, while my 89-year-old mother could enjoy her own ground-level, no-step condo nearby. This arrangement allows for the closeness of shared family time, but with the independence that both of us value.

Are you ready to explore this lifestyle choice for your family? Let’s find a home that brings everyone closer while enhancing quality of life. Reach out today, and I’ll help you discover the perfect place for your unique family.

What to Consider Before Shopping for a Multigenerational Home

Before starting your search, take time as a family to discuss your vision for a multigenerational home. This conversation will help clarify what each member wants and any potential compromises, as well as highlight the unique benefits for everyone. Some families seek to care for loved ones and share responsibilities, while others look to pool resources to afford a larger property, often significantly reducing costs like childcare or senior living.

For example, one buyer purchased a multigenerational home to help her aging mother, and her family saved $25,000 to $40,000 a year in the process. Reflecting on this choice, she shared, “It makes so much sense financially and emotionally that we would not have it any other way.”⁵ Stories like hers highlight how multigenerational living can strengthen relationships and improve financial wellbeing.

Beyond immediate needs, consider long-term factors like accessibility or potential future costs. For instance, if some family members are nearing retirement, a home with features like zero-step entry, single-floor living, or wide hallways may be ideal. Likewise, while amenities like pools may be appealing, think about ongoing maintenance costs. If these topics haven’t come up yet, setting aside time for a family meeting can be invaluable.

What to Look for in a Multigenerational Home

Once you’ve outlined everyone’s needs, draft a collective budget, considering both the initial purchase and ongoing costs like utilities and maintenance. This will ensure everyone understands what’s affordable and how expenses will be shared. Next, consider a home layout that supports privacy and individual retreat. Options worth exploring include:

• Large homes with several bedrooms and at least one en-suite 
• Homes with an ADU, like a basement apartment or detached unit 
• An Accessory Family Unit (AFU) for family use only 
• Multifamily units like duplexes 
• Adjacent condos for a “close but separate” arrangements

For those planning to age in place, a property with a separate ground-floor unit—like a backyard ADU—can offer independence while avoiding high costs of assisted living.⁶ You might also consider homes with potential for expansion or those adaptable for separate living spaces. Zoning laws and HOA rules vary; for example, St. Johns County permits ADUs and AFUs with certain restrictions, so it’s best to confirm possibilities.

How to Buy a Multigenerational Home

Buying a home as a family can feel complex, especially if you plan to jointly apply for a mortgage. However, many families find that co-buying can simplify the qualification process.⁷ Sharing resources can open up new mortgage options, making a larger home more attainable.

Before applying, ensure everyone’s credit is in great shape. Look at your credit report and scores to find correctable issues and your debt-to-income ratio.⁸ This can prevent any issues that could impact buying power. Important points to discuss include:

• Who will be on the mortgage and title? 
• Whether including everyone on the mortgage could help secure a favorable rate 
• Financial contributions for family members not on the mortgage

Consider the long-term implications, including tax and estate planning, and what might happen if someone decides to exit the arrangement.⁹ I can connect you with a real estate attorney or accountant to protect everyone involved.

Bottom Line

Multigenerational home buying is a smart way to combine resources and create a supportive home for more than just immediate family. This lifestyle choice can reduce loneliness, promote health, and enhance financial well-being.¹⁰ If you’re curious about multigenerational living, reach out for a consultation. We’d be happy to help you explore the options and envision a full house that fits your family.

The above references an opinion and is for informational purposes only.  It is not intended to be financial, legal, or tax advice. Consult the appropriate professionals for advice regarding your individual needs.

Sources:

1.       National Association of Realtors -
https://www.nar.realtor/blogs/economists-outlook/all-in-the-family-multi-generational-home-buying

2.       Pew Research Center -
https://www.pewresearch.org/social-trends/2022/03/24/financial-issues-top-the-list-of-reasons-u-s-adults-live-in-multigenerational-homes/

3.       SSM - Population Health -
 https://www.ncbi.nlm.nih.gov/pmc/articles/PMC5769098/

4.       Better Homes and Gardens -
https://www.bhg.com/what-to-look-for-in-a-multigenerational-home-8409277

5.       Apartment Therapy -
https://www.apartmenttherapy.com/multigenerational-homes-37412085

6.       Realtor Magazine -
https://www.nar.realtor/magazine/real-estate-news/home-and-design/all-under-one-roof-trends-in-multigenerational-living

7.       Bankrate -
https://www.bankrate.com/mortgages/how-many-names-can-be-on-a-mortgage/

8.       Experian -
https://www.experian.com/blogs/ask-experian/what-credit-score-do-i-need-to-buy-a-house/

9.       Kiplinger -
https://www.kiplinger.com/retirement/estate-planning-for-multigenerational-living-arrangements

10.     Institute for Family Studies -
https://ifstudies.org/blog/multigenerational-living-is-it-a-solution-for-our-aging-population

Your Dream Home Awaits: Highland Glen Subdivision

3662 Chatsfield Court, Jacksonville, FL

Are you ready to fall in love? This stunning, custom-built pool home in the sought-after Highland Glen community, has everything you’ve been dreaming of—and more! With over 3,200 square feet of beautifully designed living space, a show-stopping saltwater pool, and an expansive .48-acre lot, this home is an absolute gem in Jacksonville. Whether you’re searching for a place to relax, entertain, or let your pets roam free, this property is sure to exceed your expectations!

The Home: Spacious, Stylish, and Inviting

Step inside and experience the warmth and elegance of this thoughtfully designed home. The light-filled, open floor plan effortlessly connects each room, creating an inviting space perfect for daily living and entertaining. The remodeled kitchen is a chef's dream, boasting sleek white cabinets with stylish gold accents, Corian countertops, beautiful backsplash, stainless steel appliances and a walk-in pantry—a gorgeous combination for culinary creativity.

OPEN HOUSE: 11:00 AM  - 1:00 PM, Saturday, January 4th, 2025

The great room is both cozy and expansive, with large windows offering beautiful views of the outdoor oasis. On the main floor, the luxurious master suite is your personal retreat, complete with a spa-like bathroom featuring a soaking tub, separate shower, and spacious walk-in closet. Upstairs, a versatile loft offers additional living space for relaxing, working, or playing, alongside three generously sized bedrooms with abundant natural light and ample storage. With hard wood and tile floors throughout, you’ll find this home both stylish and practical.

CLICK HERE FOR MORE PHOTOS

The Yard: Your Personal Outdoor Oasis

But the true centerpiece of this home? The backyard! Nestled on a .48-acre lot, this is one of the largest lots in Highland Glen, and it offers the perfect blend of a luxurious saltwater pool *and* plenty of yard space for outdoor fun. Whether you want to splash around in the pool or let your pets run free, this yard gives you the best of both worlds.

Imagine stepping out onto the travertine pool deck, feeling like you're at a resort as you enjoy the Florida sunshine. Host a barbecue on the covered patio, or simply unwind with a cold drink while watching the sunset over the pond. The backyard, adjacent to the Jacksonville Golf and Country Club course, features a fenced area that's perfect for gardens, playsets, putting green or even a dog run. The pool area has its own enclosure and entrance from the home and for those two or three cooler months, you have the option to easily add a heater to the pool as there is already a solar panel in place.

Whether you’re grilling, swimming, or playing with your pets, this backyard oasis is designed for making memories.

Highland Glen: An Exclusive Community with Charm

Tucked behind impressive iron gates, Highland Glen offers privacy and charm in equal measure. With only around 220 homes, this intimate, gated neighborhood provides residents with top-notch amenities that enhance the lifestyle here. Take advantage of the 3,000-square-foot community, swimming pool, fitness center, a tot lot and even a meditation park! Whether you’re in the mood to stay active or simply relax, Highland Glen has something for everyone.

The community’s European and Scottish-inspired architecture, with its beautiful stone and brick accents, gives the neighborhood a distinctive and upscale feel. And with low HOA fees, you can enjoy these luxurious perks without breaking the bank!

ICI Homes: A Trusted Name in Quality

Built by ICI Homes, one of Florida’s most respected builders, this home is a shining example of their commitment to quality and innovative design. From high ceilings to solid construction, ICI Homes are known for building properties that stand the test of time. With 3662 Chatsfield Court, you can be confident you’re investing in a home that’s both beautiful and built to last.

Location, Location, Location!

3662 Chatsfield Court is ideally located to offer the best of Jacksonville living. Just minutes from J. Turner Butler Boulevard and I295, you’re only a 10-minute drive from the beach, close to the Mayo Clinic, and surrounded by endless dining and shopping options at the nearby St. Johns Town Center. Golf lovers will appreciate proximity to top courses like Jacksonville Golf & Country Club and Pablo Creek Golf Club.

Families are perfectly situated too, with schools like Chets Creek Elementary and Kernan Middle School just minutes away. Plus, with easy access to both the University of North Florida and Florida State College at Jacksonville, this home caters to professionals, students, and retirees alike.

Your Perfect Home is Waiting!

The combination of a massive lot, luxurious pool, and stylish home design makes 3662 Chatsfield Court truly one-of-a-kind. It’s rare to find a home that offers this much space for entertaining, relaxing, and enjoying life—all in one of the most desirable communities in Jacksonville.

Don’t miss your chance to make this incredible home your own! Schedule your private tour today, and get ready to fall in love with this hidden gem.

Selling your home quickly and at the right price takes more than just putting it on the market. At Ponte Vedra Club Realty, we know what it takes to make a home in Ponte Vedra Beach truly stand out—whether it's a cozy family home or a luxury coastal property. One key element to achieving a fast and profitable sale is home staging, which is especially effective in our beachside communities where buyers are drawn to fresh, inviting spaces with that signature coastal decor.

Staging transforms your home, making it more appealing to buyers by showcasing its full potential. According to the National Association of Realtors, 81% of buyers' agents say staging makes it easier for people to envision themselves living in the home, and nearly half of agents believe it increases the home's sales price and shortens time on the market.

Staging doesn't have to be overwhelming, and whether you do it yourself or work with a professional, here are some essential tips to get started.

Step #1: Declutter and Depersonalize

Start by decluttering and depersonalizing your space. Here in Ponte Vedra Beach, we recommend creating a neutral, breezy canvas—something that lets potential buyers imagine their own lives unfolding in the home. Remove personal items like family photos and bold, distinctive decor that might not align with a buyer’s vision. Coastal living should feel light, airy, and open, which is key to creating that "dream home" feel [2,3].

Think of this step as an early start to your move—plus, less clutter can actually help increase your sale price by 3-5%[4]. If needed, consider renting a storage unit to keep things tidy while your home is on the market.

Step #2: Deep Clean and Repair

A spotless home is crucial for making a positive first impression. Clean every room thoroughly—baseboards, windows, and appliances especially. In a beachside location like ours, where we often welcome guests and family, even the slightest imperfections can distract buyers [5].

In addition to cleaning, take care of minor repairs. Fixing chipped paint, regrouting tiles, or updating worn hardware can give your home a polished look. Consider refinishing hardwood floors, which often offer a significant return on investment [6].

Step #3: Freshen Up with Paint

A fresh coat of paint is an affordable way to breathe new life into your home. Here in Ponte Vedra Beach, we often lean into soft neutrals and light tones that reflect the sun-soaked lifestyle of coastal living. Repainting outdated walls or bold-colored rooms in soft beiges, whites, or light grays can make your space look more modern and open [7,8].

If you need advice on which paint colors will photograph well or complement your home's aesthetic, we’re here to help!

Step #4: Boost Curb Appeal

Curb appeal is everything! In fact, 98% of agents agree that it’s crucial to attracting buyers [9]. Power wash your home's exterior, refresh your deck or patio, and consider giving your front door a fresh coat of paint. 

And don’t forget your landscaping. In Ponte Vedra Beach, a well-maintained lawn with a touch of coastal charm—perhaps with palm trees or seasonal flowers—makes all the difference.

Step #5: Stage Key Rooms

Focus your staging efforts on the most important rooms—typically the living room, primary bedroom, and kitchen [1]. Whether you're using your own furniture or bringing in new pieces, arrange them to create an open and inviting layout that highlights the room's best features[5,7]. Coastal decor is popular in our area, so consider subtle nods to this style, like soft blues, whites, or natural elements like wood and wicker.

In addition to traditional staging, we can now use AI virtual staging to bring life to vacant rooms. With AI technology, we can digitally furnish empty spaces, allowing buyers to see the potential of each room without physically staging the home. This can be a great option to give buyers a sense of how beautiful and functional a room can be, all without the need to bring in physical furniture. It’s a fantastic tool that lets us highlight a home’s true potential, even when it’s vacant.

Step #6: Brighten Up the Space

Lighting is key to creating a welcoming atmosphere. Take advantage of natural light by removing heavy drapes or blinds and trimming any overgrown landscaping that blocks windows. Coastal homes benefit from the sun's bright, warm rays, so make the most of that natural light.

For the interior, layer your lighting with ambient, task, and accent fixtures to create a balanced and inviting environment [9.10]. If you need to replace outdated fixtures or install new lighting, we can recommend professionals in the area.

Step #7: Professional Photography

When your home is ready, professional photography is a must. In fact, 89% of real estate agents say high-quality photos are essential for attracting buyers. From breathtaking waterfront views to charming interiors, showcasing your home in its best light is crucial. Depending on your property, we may also recommend video tours, drone photography, or virtual staging to ensure it makes a memorable first impression online.

Bottom Line

Staging your home is one of the most effective ways to sell it quickly and for the right price. At Ponte Vedra Club Realty, we’re experts at marketing homes in Ponte Vedra Beach, and we know what it takes to get your home noticed. Whether you're curious about professional staging or need advice on the right cosmetic upgrades, reach out to us for a free consultation. We're here to guide you every step of the way and connect you with trusted professionals to help make your home a buyer's dream.

The above references an opinion and is for informational purposes only.  It is not intended to be financial, legal, or tax advice. Consult the appropriate professionals for advice regarding your individual needs.

 References:

1. National Association of Realtors –
   https://www.nar.realtor/sites/default/files/documents/2023-profile-of-home-staging-03-30-2023.pdf 
2. Homelight –
   https://www.homelight.com/blog/how-to-clean-out-a-house-to-sell/ 
3. National Association of Realtors –
   https://www.nar.realtor/blogs/styled-staged-sold/6-things-home-stagers-wish-real-estate-pros-knew-about-staging 
4. Coldwell Banker –
   https://blog.coldwellbanker.com/home-staging-mistakes-to-avoid/ 
5. Zillow –
   https://www.zillow.com/learn/how-to-stage-house-to-sell/ 
6. NAR –
   https://www.nar.realtor/magazine/real-estate-news/stub-for-148394 
7. House Beautiful –
   https://www.housebeautiful.com/design-inspiration/real-estate/a61712558/how-to-make-your-house-sell-over-asking-according-to-professional-home-stagers/ 
8. HGTV –
   https://www.hgtv.com/lifestyle/real-estate/15-secrets-of-home-staging-pictures 
9. Martha Stewart –
   https://www.marthastewart.com/2126982/how-to-layer-your-lighting
10. Martha Stewart –
    https://www.marthastewart.com/outdated-lighting-trends-8421744

Hey friends! Let’s talk about one of the most empowering things you can do on your home buying journey: sticking to your budget. Whether you’re relocating to Ponte Vedra Beach to retire in the sunshine, buying a second home to enjoy the winters here, or investing in a home you’ll rent part of the year—your budget is more than just numbers. It’s a tool to help you make confident decisions that align with your lifestyle and long-term goals.

Financial Peace is Part of Living Well

Over the years, I’ve seen how much more enjoyable a home is when the numbers work. It’s not just about what you can afford on paper—it’s about how you feel when you walk through the door. When you stay within your comfort zone financially, there’s more room for joy, flexibility, and fun. And that’s exactly what a Florida lifestyle should be.

Even if you’re paying cash—like 40–50% of buyers in our area do—it's still helpful to set boundaries. Whether you’re protecting your retirement nest egg, planning to travel, or simply wanting freedom from financial worry, keeping your budget in mind gives you options. Options are power.

Budget Beyond the Purchase Price

If you’re financing, your pre-approval is your starting point. If you’re paying cash, it’s still wise to set a spending plan based on what fits best with your larger financial picture.

And don’t forget—owning a home involves more than the sale price. Here are a few things to factor in so you feel fully prepared and confident:

• 🛠️ Inspections and closing costs
• 🚛 Moving expenses (especially if you're coming from out of state)
• 🏡 Ongoing maintenance—like landscaping, HVAC servicing, and paint
• ☀️ Higher AC bills during our warm Florida summers
• 🌴 Roof and HVAC system timelines (Salt air and sunshine are wonderful—but tough on systems!)
• 🛡️ Insurance—homeowners, flood (in some cases), and possibly wind/hurricane coverage
• 🏘️ HOA or condo fees in some communities

Your Home Should Support Your Lifestyle

In this season of life, your home should work *for* you—not the other way around. Whether you want to work from  home, lock the door and travel, host the grandkids in the winter, or generate rental income when you’re away, your budget is what makes those dreams possible.

Many of my clients are moving here from the Northeast, Midwest, or West Coast, and are often surprised by some of the cost differences that come with Florida living. The great news is that a well-thought-out budget helps you adapt with ease and confidence.

It’s Not About Sacrifice—It’s About Strategy

Let’s be clear: this isn’t about settling. It’s about choosing what matters most and building your Florida lifestyle around that. Maybe you’d rather have a home that’s move-in ready instead of one with extra square footage. Or maybe you'd love a lanai with a preserve view more than a bonus room you’ll never use. Your budget helps you focus on what really adds value to *you.*

A Home You Can Fully Enjoy

When your home fits both your lifestyle *and* your finances, you’ll love it even more. You’ll feel relaxed, free to enjoy what brought you to this beautiful area in the first place—sunshine, community, coastal living, and all the fun that comes with it.

So as you start (or continue) your search, stay grounded in your goals. I’m here to help you find the right fit—not just for today, but for the life you want to build here in Northeast Florida.

You’ve got this. And I’m here when you need guidance every step of the way.

📚 Explore the Full Series: Home Buying Tips

1. Begin Saving for Your Down Payment ← You're here
2. Get Your Credit Report
3. Get Your W2 and Tax Return Documents in Order
4. Get Pre‑Approved
5. Make a List of Must‑Haves & “Wish List” Items
6. Follow a Budget
7. Get a Good Real Estate Agent
8. Home Inspections
9. Negotiations Part 1
10. Negotiations Part 2
11. Take Notes When Visiting Homes
12. CDD Fees Explained

Let’s Stay Connected

• 🖥️ Create an account on our website to stay informed on homes for sale: www.loismarris.com
• 📊 Sign up for monthly neighborhood market reports here: Market Report Sign-Up
• 🤝 Schedule a free buyer consultation with me today: Contact Lois

 (Trust Me, You'll Thank Me Later)

Hey friends! If you're starting to look at homes—whether it's in beautiful Ponte Vedra Beach or somewhere nearby—this next piece of advice might sound simple, but trust me, it’s a game-changer:

Make. A. List.

It might feel like overkill when you're only one or two showings in, but once you've toured 6 or 10 homes—or done a whirlwind weekend of back-to-back showings—everything will start to blur. That charming kitchen you loved? Was it in the house with the pool or the one with the tiny laundry room? Which one had the dark wood floors you hated, and which one smelled like fresh paint?

After working with hundreds of buyers, I can tell you one thing with confidence: you will forget details you never thought you'd forget. Buying a home is emotional, exciting, and yes—sometimes overwhelming. That’s why having a list helps bring some calm and clarity to the process.

Start With Two Lists

• 1. Must-Haves: These are your non-negotiables. Think: number of bedrooms, one-story vs two-story, school district, pet-friendly yard, proximity to Mayo Clinic or work, etc.
• 2. Nice-to-Haves: These are your “icing on the cake” features—like a pool, screened lanai, updated kitchen, or water view. You’d love to have them, but they aren’t deal-breakers.

Having this list ready before you dive deep into your search helps you stay grounded and focused—especially when emotions kick in.

Now Track Every Home You Visit

After each showing, take just 2 minutes to jot down your thoughts while they’re still fresh. Here’s what I recommend:

• Rate the home 1–10 based on your overall impression
• Write down 2 things you loved and 2 things you didn’t
• Snap photos of anything you want to remember (I know you will anyway!)
• Use your list of must-haves/nice-to-haves as a quick checklist for each property

And don’t rely on memory alone—because even the sharpest memory fades when you're juggling floor plans, finishes, neighborhoods, and timelines.

Use an App to Stay Organized

If you're a digital person, here are some great apps to help:

• Evernote or Apple Notes: Create a folder for your home search and make a note for each home.
• Google Keep: Easy to sync across devices with checklists and photo options.
• Trello: For the Type-A folks who want to make columns like “Considering,” “Favorites,” “Not for Us.”
• OneNote: Great for organizing your notes, photos, and even floor plan sketches.

If apps aren't your thing, go old-school with a notepad or a printed checklist. I’ve had clients print out a grid with every home they toured—checkboxes, notes, ratings—and it worked like a charm.

What Happens Next

This list becomes your sanity-saver when it’s time to compare homes side-by-side. You’ll make more confident decisions, avoid second-guessing, and save yourself the “I can’t remember which house that was” headache.

As your Realtor—and someone who's been down this road with buyers like you for over 20 years—I’ll help you track the details and sort through your options. But making your own list? That’s your secret weapon.

Trust me. Make the list.

And when you're ready to start touring homes here in Ponte Vedra Beach or Jacksonville, I’ll be here—clipboard or app in hand—ready to guide you through it all.

📚 Explore the Full Series: Home Buying Tips

1. Begin Saving for Your Down Payment Get Your Credit Report
2. Get Your W2 and Tax Return Documents in Order
3. Get Pre‑Approved
4. Make a List of Must‑Haves & “Wish List” Items
5. Follow a Budget← You're here
6. Get a Good Real Estate Agent
7. Home Inspections
8. Negotiations Part 1
9. Negotiations Part 2
10. Take Notes When Visiting Homes
11. CDD Fees Explained

Thinking About Buying in Ponte Vedra Beach or Jacksonville?

Let’s talk. I’ve helped hundreds of home buyers navigate this process smoothly—and I’d be honored to help you too. Click here to contact me and let’s get started.

A recent survey shows that over half of American homeowners (52%) are gearing up for a renovation project this year¹. If you're one of them, you're probably eager to get started—and with a median renovation budget of around $15,000, it's important to make the most of your investment¹.

One of the biggest factors in achieving the results you envision is finding the right contractor. With the right partner, your project can be a smooth, stress-free experience. However, many homeowners fall into common traps during the hiring process that can impact both their budget and the final outcome.

In this guide, we'll walk you through seven key mistakes to avoid when hiring a contractor, helping you set your project up for success from the very beginning.

1. SKIPPING THE RESEARCH PHASE

One of the biggest missteps homeowners make is rushing into hiring a contractor without doing their homework. Taking the time to research and meet with multiple contractors is essential to the success of your renovation.

By skipping this crucial step, you miss the chance to compare different approaches, pricing, and expertise. This can lead to overpaying or selecting someone whose skills or vision don't match your needs.

Additionally, if you're unfamiliar with the process, it becomes harder to ask the right questions. Without proper research, you risk hiring underqualified contractors or ending up with disappointing results.

What To Do Instead:

• Educate Yourself — Take some time to read articles or watch videos that explain best practices for your specific project.
• Interview Multiple Contractors — Meet with at least three contractors who specialize in the work you're planning to ensure you get a variety of perspectives.
• Ask Specific Questions — Make sure to ask each contractor about the processes and materials they plan to use, so you can make informed comparisons.
• Seek Recommendations — Ask trusted friends, neighbors, or real estate professionals for referrals. We’d be happy to share a list of contractors we trust!

2. CHOOSING BASED SOLELY ON PRICE

Once you’ve reviewed proposals and interviewed contractors, it can be tempting to go with the lowest bid. But focusing solely on price might not get you the results you’re hoping for.

While it's natural to want to save money, choosing a contractor based only on cost could mean sacrificing quality. Extremely low bids might indicate shortcuts, lower-grade materials, or unexpected costs down the road. According to the National Association of the Remodeling Industry, it’s important to compare bids carefully—look at the overall value, including experience, timeline, and the scope of work². Are they licensed and insured? How long have they been in business? Do they back their work with warranties?

What To Do Instead:

• Focus on Value — In addition to price, consider experience, reputation, and the quality of work offered.
• Request a Breakdown — Ask for a detailed breakdown of each bid, so you know exactly what’s included.
• Be Mindful of Low Bids — If one bid is much lower than others, it could be too good to be true.
• Invest in Quality — A skilled contractor may come with a higher price, but the long-term value will pay off by avoiding future issues and ensuring the job is done right.

3. NEGLECTING TO CONFIRM CREDENTIALS & INSURANCE

When you’ve built a good connection with a contractor, it’s easy to trust them, but skipping the step of verifying credentials and insurance can lead to serious issues later on².

Hiring an unlicensed or untrained contractor can result in safety hazards, code violations, and subpar work. If they lack proper insurance, you could be held financially responsible for repairs, legal issues, or even medical expenses if there’s an accident on-site³.

Skipping reference checks can also be a costly mistake. It’s your chance to confirm that their past work matches your expectations and that their promises are backed by real results.

What To Do Instead:

• Verify Licensing and Insurance — Make sure your contractor is licensed and fully insured. You can visit the Florida Department of Business and Professional Regulation’s website at www.myfloridalicense.com to search for licenses.
• Check Reviews — Look up their reputation with the Better Business Bureau and other relevant trade associations.
• Call References — Don’t hesitate to ask for references and request photos of completed projects to see their work firsthand.

4. PROCEEDING WITHOUT A WRITTEN AGREEMENT

Relying on a handshake deal may feel friendly and straightforward, but it’s a quick way to encounter misunderstandings and potential legal issues. Verbal agreements are difficult to enforce and can lead to confusion about the project’s scope, timeline, or costs—especially when multiple parties are involved in decision-making⁵.

Always insist on having a signed contract in place before any work begins³. While paperwork can seem tedious, it’s crucial to review the agreement carefully, ask questions, and ensure all terms are clear. This protects you from surprises and sets expectations for the entire project.

Additionally, make sure to document any change orders in writing. Change orders prevent miscommunications, especially when the contractor is working with more than one person authorizing adjustments. Clear documentation ensures that everyone is on the same page regarding any changes to the scope, materials, or cost.

What To Do Instead:

• Insist on a Written Contract — Outline every aspect of the project, including the scope of work, materials, timelines, payment schedules, warranties, and a clear process for handling change orders.
• Understand and Agree — Take the time to understand every term in the contract before signing.
• Document Everything — Keep thorough records, including payment receipts and all change orders. This is particularly important when two or more people are involved in authorizing changes. After the project is complete, request a lien waiver or receipt marked “Paid in Full” for your records⁶.

5. PAYING TOO MUCH UPFRONT

Paying a large sum upfront may feel like you're securing your project, but it can put you at risk if the contractor doesn't finish the job or disappears. According to Angi.com, deposits typically range from 10% to 33% of the total cost⁷. The rest should be tied to progress milestones laid out in your contract.

Construction experts recommend not paying more than the value of the work completed³. This way, you maintain leverage to ensure the project meets your standards before the final payment is made.

What To Do Instead:

• Be Cautious — Avoid contractors asking for large upfront payments or cash-only deals.
• Set a Payment Schedule — Tie payments to clear project milestones and stick to that schedule.
• Pay Upon Completion — Hold off on full payment until you’re satisfied with the completed project, and ensure all required inspections have passed.

6. FAILING TO GET NECESSARY PERMITS

Skipping permits might seem like a shortcut, but it can lead to expensive consequences. Without the proper permits, you could face fines, have to undo work, or even face legal trouble⁸. Not to mention, unpermitted work could compromise your home’s safety and potentially lower its resale value. Homeowners insurance may also exclude coverage for unpermitted renovations, leaving you vulnerable if something goes wrong⁸.

Should you decide to sell your home in the future, the Florida Association of Realtors property disclosure form will ask if any work was done on the property and whether it was properly permitted. If you didn’t pull permits, that could complicate the sale.

Also, don’t forget to check with your homeowners association (HOA), if applicable. Some HOAs require approval before making changes to your home or yard, and ignoring these rules could lead to fines or even a lien on your home⁹.

What To Do Instead:

• Discuss Permits — Make sure your contractor knows permits are a priority, and check HOA rules if needed.
• Include Permits in the Contract — Ensure that securing permits and approvals is part of your contractor’s responsibility in the contract.
• Verify Inspections — Confirm that all required inspections are passed, and be sure to close out the permits with final inspections.
• Keep Records — Save copies of permits, inspection reports, and HOA approvals. These documents will be important if you ever sell your home.

7. IGNORING RED FLAGS AFTER THE PROJECT HAS STARTED

Even if everything seems perfect at the start, issues can arise mid-project. Whether it's poor communication, missed deadlines, or subpar workmanship, red flags should never be ignored. If problems come up and the contractor is unwilling to address them, the situation could worsen quickly.

It’s important to take immediate action. Ignoring issues or feeling “trapped” because you’ve already invested time or money won’t help. Address concerns head-on to protect your investment and ensure a successful outcome¹⁰.

What To Do Instead:

• Review Your Contract — Know your rights and obligations, so you’re prepared if things go wrong.
• Document Issues — Keep detailed records of any problems, including dates, descriptions, photos, and communications with your contractor.
• Communicate Professionally — Set up a meeting to calmly and professionally discuss your concerns, making sure to clearly outline your expectations.
• Request a Resolution Plan — Work with the contractor to create a plan to fix the issues, set a timeline, and get it in writing to ensure accountability.
• Seek Advice — If the contractor isn’t responsive, consider seeking legal advice or reaching out to your local licensing board or consumer protection agency for help.

BOTTOM LINE

Hiring the right contractor is key to the success of your renovation project. By avoiding these common mistakes, you’ll set yourself up for a smooth, successful experience that enhances your home’s value and function.

Taking the time to research, communicate, and plan properly will pay off in the end. After all, your home is likely one of your biggest investments—so it’s worth the extra effort to ensure it’s in good hands.

If you’re looking for a trusted contractor or want to understand how your renovations could impact your home’s value, reach out for a free consultation. We’re here to help!

The above references an opinion and is for informational purposes only.  It is not intended to be financial, legal, or tax advice. Consult the appropriate professionals for advice regarding your individual needs.

Sources:

1.       USA Today -
https://www.usatoday.com/money/homefront/moving/home-renovation-statistics/

2.       National Association of the Remodeling Industry -
https://remodelingdoneright.nari.org/Homeowner-Resources/Questions-to-ask/How-to-select-a-remodeler

3.       The Washington Post -
https://www.washingtonpost.com/home/2024/07/08/how-to-find-good-honest-contractor/

4.       MarketWatch -
https://www.marketwatch.com/guides/insurance-services/home-insurance-during-renovations/

5.       LegalZoom -
https://www.legalzoom.com/articles/oral-contracts-do-they-carry-any-weight

6.       Better Business Bureau -
https://www.bbb.org/all/home-improvement/your-home-improvement-contract

7.       Angi -
https://www.angi.com/articles/how-much-should-i-pay-general-contractor-prior-starting-job.htm

8.       Bob Vila -
https://www.bobvila.com/articles/remodel-without-permit/

9.       Bankrate -
https://www.bankrate.com/real-estate/hoa-homeowners-association-rules/

10.    Angi -
https://www.angi.com/articles/how-complain-contractors-effectively.htm

Securing a mortgage can seem challenging, especially with home prices and interest rates remaining relatively high. However, don't let that discourage you. Many homebuyers have successfully navigated these conditions and found a mortgage that suits their needs. In fact, a recent Bankrate survey found that most U.S. homeowners are satisfied with their mortgages, with 69% saying they'd buy their current home again if given the chance [1].

Finding the right home loan is all about ensuring you’ll be comfortable with it long after closing. Beyond comparing term lengths and mortgage rates, consider how the loan aligns with your daily life and preferences.

Ask yourself important questions: Are you comfortable with risk, or do you prefer stability? Can you manage a higher mortgage payment if interest rates rise, or are your anticipated home expenses already at your budget’s limit?

To assist you, here are four critical factors to consider when selecting a mortgage:

1. Your Credit Score

Your credit score significantly influences your interest rate and the type of mortgage available to you. A FICO score of at least 620 is typically required for a conventional mortgage from major banks or credit unions. However, some loans demand higher scores [2]. For example, a USDA loan for rural properties requires a minimum FICO score of 640, and jumbo mortgages often require a score of at least 700 [2].

If your credit score is lower, there are still options. FHA loans may be available with a score of 580 and a 3.5% down payment. VA loans, for military service members and their families, may be accessible with little to no down payment and a credit score in the 580 to 620 range [2,3]. Some regional banks and credit unions might also be more flexible with credit requirements [4]. Improving your credit score can save you interest and potentially allow you to afford a more desirable home.

2. Your Income and Expenses

Your income and expenses are crucial in determining your mortgage options. Lenders generally prefer that no more than 28% of your income goes towards housing, with a maximum of 36% being ideal [5]. This is assessed through your debt-to-income (DTI) ratio, which is a key factor in mortgage approval. A DTI ratio below 36% improves your chances, but some loans may still be available with a higher ratio if you have excellent credit and significant savings [6,7].

3. Your Expected Down Payment

The size of your down payment impacts the type of mortgage you can get. While a 20% down payment is not mandatory for conventional loans, the median down payment in 2023 was 14%, with younger buyers typically putting down 8% [9]. Larger down payments can sometimes help secure loans that might be otherwise difficult to obtain. FHA loans require only a 3.5% down payment, while USDA and VA loans might allow you to purchase a home with no down payment at all [11]. Keep in mind that smaller down payments often lead to higher monthly payments and the necessity of mortgage insurance [12].

4. Your Lifestyle and Risk Tolerance

Your lifestyle and risk tolerance are essential when choosing a mortgage. Most Americans commit to their mortgages for decades, so it's vital to select one that fits your long-term plans. Fixed-rate mortgages, typically lasting 15 to 30 years, offer stability with smaller monthly payments but result in higher total interest payments [14]. Shorter-term mortgages save on interest but require higher monthly payments [15]. Alternatively, adjustable-rate mortgages (ARMs) provide a low fixed rate for an initial period before adjusting to a variable rate, which can be advantageous if you plan to sell the home within a few years but risky if rates increase [16,17].

Bottom Line

Shopping around and comparing terms is crucial when choosing a mortgage. Many homebuyers miss out on savings by sticking with the first lender they meet [18]. Fortunately, we offer a vetted list of mortgage professionals who can explain your options, answer your questions, and help you find the best loan for your needs. We can also create a custom plan to secure a great home that fits your budget. Reach out when you’re ready to get started.

The above references an opinion and is for informational purposes only. It is not intended to be financial, legal, or tax advice. Consult the appropriate professionals for advice regarding your individual needs.

Sources:

1. Bankrate - https://www.bankrate.com/mortgages/home-affordability-report/
2. Bankrate - https://www.bankrate.com/real-estate/what-credit-score-do-you-need-to-buy-a-house/
3. U.S. News & World Report - https://money.usnews.com/loans/mortgages/va-loans
4. Newsweek - https://www.newsweek.com/vault/mortgages/bank-vs-credit-union-for-mortgages/
5. Bloomberg - https://www.bloomberg.com/news/articles/2024-05-17/how-much-income-do-you-spend-budget-for-home-mortgage-in-us
6. NerdWallet - https://www.nerdwallet.com/article/mortgages/debt-income-ratio-mortgage
7. Bankrate - https://www.bankrate.com/mortgages/why-debt-to-income-matters-in-mortgages/
8. Bankrate - https://www.bankrate.com/mortgages/how-interest-rates-are-set/
9. National Association of Realtors - https://www.nar.realtor/sites/default/files/documents/2023-home-buyers-and-sellers-generational-trends-report-03-28-2023.pdf
10. Bankrate - https://www.bankrate.com/mortgages/self-employed-how-to-get-a-mortgage/
11. Bankrate - https://www.bankrate.com/mortgages/no-down-payment-mortgage/
12. CFPB - https://www.consumerfinance.gov/ask-cfpb/what-is-mortgage-insurance-and-how-does-it-work-en-1953/
13. Bankrate - https://www.bankrate.com/mortgages/basics-of-private-mortgage-insurance-pmi/
14. MPA Magazine - https://www.mpamag.com/us/mortgage-industry/guides/the-7-most-popular-types-of-mortgage-loans-for-home-buyers/255499
15. Investopedia - https://www.investopedia.com/articles/personal-finance/042015/comparison-30year-vs-15year-mortgage.asp
16. NerdWallet - https://www.nerdwallet.com/article/mortgages/adjustable-rate-mortgage-arm
17. Federal Reserve Bank of St. Louis - https://www.stlouisfed.org/on-the-economy/2024/feb/which-households-prefer-arms-fixed-rate-mortgages
18. LendingTree - https://www.lendingtree.com/home/mortgage/shopping-around-survey/