The free walkthrough from the video — no pitch, just the paths laid out plainly, plus the sheet that sorts your list into Required, Recommended, and Rumored.
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Everybody walks into this carrying a list of things they’re sure they have to do before it can be over. Every item on that list is doing the same job — it’s a reason you can’t take one of the other doors. That’s not a math problem. That’s a list problem. So the guide sorts your list into three buckets before you decide anything.
Why the sorting matters more than the tax bill: every Rumored item was taking an option off the table — and the fewer options you think you have, the faster you take the first one somebody hands you. Cross the fake ones off and you’re choosing instead of cornered.
Short enough to read at the kitchen table tonight. Built to be printed and marked up.
The homestead exemption and the Save Our Homes cap belonged to the person who lived there — not to the house. Under Fla. Stat. 193.155(3)(a), homestead property is assessed at just value as of January 1 of the year following a change of ownership.
Required, Recommended, Rumored — with blank lines so you can run your own list through it and see what’s left.
List it, sell it as-is, pay-at-close repairs, or take a cash offer — what each one really costs you in money, speed, and certainty.
Selling a house that still has a mortgage or a lien on it, and whether you owe tax when you sell an inherited house. Plain language, plus who to actually ask.
The handful of moves that protect you now — insurance, utilities, the HOA that won’t talk to you, the servicer that needs to know who you are — so you don’t make a permanent decision from inside a bad month.
I’ve lived in Orlando about sixteen years, and I come from a teaching background — so my instinct is to explain your options, not to sell you one. Nobody I’ve sat with in this spot made a bad decision. They got handed a situation, and the bill came with it.
My job here is one thing: I’m not here to list your house. I’m here to help you weigh every option. I do offer cash sales, so I’m not going to tell you they’re bad — sometimes speed and certainty are worth more to you than the last dollar, and when that’s true I’ll say so. You just can’t know which door is yours until somebody shows you all of them.
No. And it isn’t bad — it’s a house whose rules changed the day it became yours, and nobody sends a letter explaining that. The people I’ve worked with in this spot were blindsided by circumstances, not by their own decisions. You get the guide either way, and nobody sees your situation but me.
Some of what people describe is real — lowball offers aimed at whoever needs money fastest. But a cash offer is a tool, not a verdict, and I offer them myself. The guide shows you what a cash sale actually trades away and what it buys you, so you can compare it against the other paths instead of taking it because it found you first.
No. The guide comes by email, and you’ll get a few notes from me you can unsubscribe from with one click. If you ever want to talk, you book the time. I won’t ask you to list the house.
No. I’m a Realtor, not an attorney and not a CPA. Title, liens, probate, and what you owe in taxes need an actual one of those, and the guide says so and tells you when to call one. What I can give you is the real estate side: what selling looks like, what it costs, and what you’re allowed to skip.
No. It’s a free PDF. Read it, print it, ignore me forever. That’s a completely fine outcome.
Property tax reset: Fla. Stat. 193.155(3)(a) — homestead property “shall be assessed at just value as of January 1 of the year following a change of ownership” (flsenate.gov); the Save Our Homes assessment cap and the exemption do not carry over to an heir. Narrow statutory exceptions exist — among them a transfer to a spouse, to a permanent resident who was legally or naturally dependent on the owner, a transfer by operation of law to a surviving spouse or minor children, and a surviving joint tenant who already held the exemption. An adult child who inherits is not on that list; they may apply for their own homestead exemption going forward, but the cap restarts from the reset market value. Educational only — confirm your own situation with the county property appraiser, an attorney, and a CPA.
Get the free walkthrough of every option you actually have — no pitch, just the paths laid out plainly — plus the sheet that sorts your list into Required, Recommended, and Rumored.
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