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In this episode of Jim Sells the Suncoast, Jim welcomes Crystal Golm—a seasoned Florida real estate and business attorney with 20 years of experience. From the nuances of quitclaim vs. warranty deeds to the importance of getting a survey, Crystal provides legal insights that can protect your investment and keep your transactions running smoothly.

Key Highlights

• Types of Deeds
  • Quitclaim vs. Warranty: Quitclaim deeds merely transfer whatever ownership interest the grantor has (if any), whereas warranty deeds guarantee the full transfer of property—offering stronger protection for buyers.
  • Specialty Deeds: Personal Representative’s deeds (for estates) and Trustee’s deeds (for trusts) allow authorized individuals to convey property on behalf of an estate or trust.
• Homestead Exemption & Portability
  • Multiple Benefits: Beyond reducing property taxes (with a 3% annual tax cap), Florida’s homestead laws also protect your primary residence from most creditor claims and preserve property for spouses/minor children.
  • Qualifying & Portability: You can only homestead one property in the world, and you must intend it as your primary residence. Selling and then buying another Florida property may let you “port” some of your existing homestead savings.
• Co-Ownership & Partition
  • Joint Tenancy vs. Tenants in Common: Understand who “inherits” if one owner passes away, or how to handle disagreements between co-owners.
  • Partition Lawsuits: When co-owners can’t agree on selling or splitting proceeds, a costly partition action may force a sale of the property.
• Surveys & Title Work
  • Why Surveys Matter: A simple boundary error or encroachment can spiral into expensive legal disputes; always verify lot lines and structures before closing.
  • Title Agents vs. Real Estate Attorneys: While both can issue title insurance, an attorney-led closing offers additional legal guidance—often at no extra cost.
• Contingencies & Disclosures
  • Contract Contingencies: Financing, inspections, HOA docs, and even certain “hidden” contingencies all protect buyers and sellers—if dates and extensions are managed correctly.
  • Seller’s Duty to Disclose: Florida law requires full disclosure of known defects that aren’t readily observable, or sellers risk liability for future damage (e.g., past pest infestations, structural issues, etc.).

What’s Next?

If you want to dive deeper into Florida real estate law—or have pressing questions about homestead, contingencies, or title work—reach out to Jim at jim.ahearn@gmail.com or visit Jim Sells the Suncoast for more expert insights. Whether you’re buying, selling, or investing, the right legal guidance can make all the difference on the Suncoast!

A Personal Note from Jim:

Hey there, I’m Jim Ahearn, your go-to real estate guide and host of Jim Sells The Suncoast podcast! 🎙️✨ Dreaming of Florida life? I’ve got you covered! As your dedicated buyer's agent, I’ll handle everything from walk-throughs to closing, making your home-buying journey as smooth as a Florida breeze.

Whether you're local or tuning in from afar, I’ll bring the Suncoast to you with virtual tours and expert advice. Let’s chat about your dream home and I'll connect you with all the right people to make it happen.

Ready to move to paradise? Drop me a line – I can’t wait to help! 🌴🏡

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In this episode of Jim Sells the Suncoast, Jim speaks with Lauren Hardison from Cardel Homes about the Longmeadow development in North River Ranch—an exciting new master-planned community in Parrish, Florida. With convenient access to major airports, beaches, and shopping, North River Ranch offers a lifestyle similar to Lakewood Ranch but with lower fees and plenty of room to grow.

Key Highlights

• Community & Location
  • Prime Suncoast Access: Only 35–40 minutes from Tampa or Sarasota airports, and a short drive to sandy Gulf Coast beaches.
  • Master-Planned Convenience: North River Ranch features multiple neighborhoods, a planned village center, and nearby Publix plaza. The area is quickly becoming one of the Suncoast’s most popular spots for new construction.
  • Lower Fees: HOA dues are just $111/year, and the CDD/stewardship fee is based on lot size, keeping monthly costs manageable compared to other master-planned communities.
• Flexible Floor Plans & Design
  • Five Single-Family Models: Ranging from 2,000 to 2,800+ sq. ft., all include tile roofs and paver driveways for stylish curb appeal.
  • Gas Community: Rare in many new developments, Longmeadow offers natural gas for cooking and heating—highly sought after by Northeast transplants and avid home chefs.
  • Full Design Center: Cardel’s 2,400 sq. ft. design center lets buyers customize floors, countertops, finishes, and more, without preset package limitations.
• Amenities & Lifestyle
  • Shared Amenities: Enjoy multiple pool centers within North River Ranch, including the upcoming Camp Creek with waterslides, pickleball courts, and game rooms.
  • Outdoor Recreation: Walking trails, a dog park, and green spaces encourage an active, family-friendly environment—perfect for picnics, nature walks, or simply unwinding.
  • Nearby Growth: Ongoing improvements to Moxon Wallow Road and upcoming schools, shopping, restaurants, and even a hospital ensure the area will keep booming.
• Build Timeline & Warranties
  • Construction: Expect about 8–10 months from contract to completion, with options to pick a home site, customize structural features, and select design elements.
  • Warranty Coverage: Includes a 10-year structural warranty, 2-year systems warranty, and a 1-year walkthrough to ensure peace of mind after you move in.
• Current Incentives
  • Preferred Lender Benefits: Up to $20,000 in design center credits plus an additional $10,000 toward closing costs or rate buy-down when using Cardel’s preferred lenders (or paying cash).
  • Inventory Homes Available: For buyers needing a quicker move-in, Cardel has select homes ready or nearing completion in both Riverfield and Longmeadow.

What’s Next?

Interested in exploring the possibilities at Longmeadow or learning more about North River Ranch? Reach out to Jim at jim.ahearn@gmail.com or visit Jim Sells the Suncoast for expert guidance on making your move t

A Personal Note from Jim:

Hey there, I’m Jim Ahearn, your go-to real estate guide and host of Jim Sells The Suncoast podcast! 🎙️✨ Dreaming of Florida life? I’ve got you covered! As your dedicated buyer's agent, I’ll handle everything from walk-throughs to closing, making your home-buying journey as smooth as a Florida breeze.

Whether you're local or tuning in from afar, I’ll bring the Suncoast to you with virtual tours and expert advice. Let’s chat about your dream home and I'll connect you with all the right people to make it happen.

Ready to move to paradise? Drop me a line – I can’t wait to help! 🌴🏡

Send us a text

In this episode of Jim Sells the Suncoast, Jim welcomes Rhett Fisher from Homes by West Bay, who shares insights on the Crosswind Ranch community in Parrish. Explore larger lot sizes, diverse floor plans, and a range of customization options in a serene, nature-focused setting.

Key Highlights:

• Home Sizes & Options: Single-family homes from ~2,100 to 4,850+ sq. ft., with 3 to 7 bedrooms, two different series (Artisan & Innovation), and optional pools.
• Pricing & Personalization: Base prices start around $499K up to the $800Ks (lot premiums, design, and structural choices extra). Buyers get up to 6% in incentives for closing costs, rate buy-downs, or price flex when using West Bay’s preferred lender.
• Community Amenities & Fees: Planned resort-style pool, lap pool, splash pad, pickleball courts, dog park, and low monthly HOA ($15/mo). CDD ranges $2,800–$3,300/year.
• Location Perks: Quick access to Tampa, Sarasota, and St. Pete while staying away from the high-traffic hubs. Enjoy gas utilities (rare in the area) and lots of green space.
• Warranty & Build Time: 1-year general warranty, 10-year structural coverage, and 5–6 months for new construction.

What’s Next?
Ready to explore Crosswind Ranch or learn more about living on the Suncoast? Email Jim at jim.ahearn@gmail.com or visit Jim Sells the Suncoast.

A Personal Note from Jim:

Hey there, I’m Jim Ahearn, your go-to real estate guide and host of Jim Sells The Suncoast podcast! 🎙️✨ Dreaming of Florida life? I’ve got you covered! As your dedicated buyer's agent, I’ll handle everything from walk-throughs to closing, making your home-buying journey as smooth as a Florida breeze.

Whether you're local or tuning in from afar, I’ll bring the Suncoast to you with virtual tours and expert advice. Let’s chat about your dream home and I'll connect you with all the right people to make it happen.

Ready to move to paradise? Drop me a line – I can’t wait to help! 🌴🏡

Send us a text

In this episode of Jim Sells the Suncoast, Jim speaks with Jim Barbetto from KB Homes about the Sawgrass Lakes community in Parrish, Florida. Discover an affordable new-home option with no CDD fees, low HOA costs, and plenty of customization possibilities.

Key Highlights:

• Range of Home Sizes & Pricing: Two series of homes (30' & 40' lots) spanning ~1,200 to 3,000+ sq. ft., starting in the low $300s.
• No CDD & Low HOA: HOA fees are around $365/quarter, giving residents access to a resort-style pool, playground, and scenic common areas without hefty extra costs.
• Personalization & Energy Efficiency: Select structural options, finishes, and upgrades at KB’s design studio. All homes are Energy Star certified with included Whirlpool Energy Star appliances, resulting in notably lower utility bills.
• Ideal Location: Conveniently located near Tampa, Sarasota, and local amenities, with planned area growth including new medical centers, shopping, and dining.
• Flexible Financing & Incentives: KBHS lending options, closing cost assistance, and rate buy-downs help make homeownership more attainable. Current incentives include zero lot premiums and design allowances on select homes.

What’s Next?
Interested in buying a home at Sawgrass Lakes or on the Suncoast? Contact Jim at jim.ahearn@gmail.com or visit Jim Sells the Suncoast.

A Personal Note from Jim:

Hey there, I’m Jim Ahearn, your go-to real estate guide and host of Jim Sells The Suncoast podcast! 🎙️✨ Dreaming of Florida life? I’ve got you covered! As your dedicated buyer's agent, I’ll handle everything from walk-throughs to closing, making your home-buying journey as smooth as a Florida breeze.

Whether you're local or tuning in from afar, I’ll bring the Suncoast to you with virtual tours and expert advice. Let’s chat about your dream home and I'll connect you with all the right people to make it happen.

Ready to move to paradise? Drop me a line – I can’t wait to help! 🌴🏡

Send us a text

Show Notes

In this episode of Jim Sells the Suncoast, Jim speaks with Lauren Hardison from Cardel Homes about their new Longmeadow community in North River Ranch. Lauren shares insights on the neighborhood’s amenities, home features, and what makes building with Cardel a personalized experience.

Key Highlights:

• Longmeadow’s Location: Conveniently situated in Parrish near Tampa and Sarasota, offering easy access to airports, beaches, and vibrant city centers.
• Community Amenities: Residents enjoy access to North River Ranch’s pools, future Camp Creek amenity center, pickleball courts, and walking trails, all with an HOA of just $111/year.
• Home Options & Pricing: Five single-family floor plans ranging from about 2,000–2,800+ sq. ft., base pricing starting under $500k, plus tile roofs, paver driveways, and gas options included.
• Customization & Design Center: Buyers choose finishes and upgrades at a full design center, allowing for truly personalized homes without preset packages.
• Future Growth: Cardel plans to introduce villas soon, and the area is expanding with new shopping, dining, schools, and a hospital, ensuring long-term appeal.

What’s Next?
Interested in learning more about Longmeadow or buying a home on the Suncoast? Reach out to Jim at jim.ahearn@gmail.com or visit his website at Jim Sells the Suncoast.

A Personal Note from Jim:

Hey there, I’m Jim Ahearn, your go-to real estate guide and host of Jim Sells The Suncoast podcast! 🎙️✨ Dreaming of Florida life? I’ve got you covered! As your dedicated buyer's agent, I’ll handle everything from walk-throughs to closing, making your home-buying journey as smooth as a Florida breeze.

Whether you're local or tuning in from afar, I’ll bring the Suncoast to you with virtual tours and expert advice. Let’s chat about your dream home and I'll connect you with all the right people to make it happen.

Ready to move to paradise? Drop me a line – I can’t wait to help! 🌴🏡

Send us a text

Episode Overview:
Jim sits down with Josh Hurdel and Christina Kuban from Bella Lago, a thriving DR Horton community in Parrish, Florida. With nearly 80% of the 1,080 planned homes already completed, Bella Lago offers a unique lifestyle, an array of amenities, and a prime location in Eastern Manatee County. Learn why Josh and Christina, who live in the community themselves, call Bella Lago home.

About Bella Lago:

• Development Size: 1,080 single-family homes (approximately 300 homes remaining).
• Location: Conveniently situated in Parrish, central to Tampa, Sarasota, and Bradenton.
• Completion Timeline: Estimated 2 years to finish the remaining homes.

Living Options:

• Floor Plans: 15 options ranging from 1,500–3,300 sq. ft.
• Price Range: $330,000–$570,000.
• Features: Two-car and three-car garages available, as well as multi-generational home designs.
• Two Series of Homes:
  • Express Series: Turnkey homes with included features for quick move-in.
  • Tradition Series: Upgraded finishes and design options.

Community Amenities:

• Amenity Centers:
  • Two outdoor pools (one heated) with pavilions.
  • 24-hour fitness center.
  • Tot lot (playground) and dog park.
• HOA Fees: $100–$132/month, covering common area maintenance and irrigation for front and side yards.

What Sets Bella Lago Apart?

• Breathtaking Views: Nearly every home offers a water or conservation view.
• Central Location:
  • 30–40 minutes to Tampa and Sarasota Airports.
  • Close to Moxon Wallow corridor, North River Ranch, and Creekside Commons shopping center.
• Nearby Developments:
  • New Publix shopping center with restaurants, gym, nail salon, and more.
  • Two new hospitals (HCA and BayCare) within minutes.
  • Future lagoon community and county park with walking trails and picnic areas.

Support for Homebuyers:

• DR Horton Warranty Program:
  • 10 Years: Structural coverage.
  • 2 Years: HVAC, electrical, and plumbing systems.
  • 1 Year: Manufacturer and hardware defects.
• Vertical Integration: Mortgage, title, and insurance services through DR Horton affiliates for streamlined transactions and potential discounts.

Who’s Moving In?

• A mix of families, retirees, first-time buyers, and multi-generational households.
• Residents enjoy continuity and community focus, with six-month minimum rental policies ensuring a neighborhood feel.

Why Choose Bella Lago?

• Active Lifestyle: Weekly social events for adults and kids.
• Pet-Friendly: No breed restrictions and a welcoming dog park.
• Community Spirit: Many residents refer friends and family to live in Bella Lago.

A Personal Note from Jim:

Hey there, I’m Jim Ahearn, your go-to real estate guide and host of Jim Sells The Suncoast podcast! 🎙️✨ Dreaming of Florida life? I’ve got you covered! As your dedicated buyer's agent, I’ll handle everything from walk-throughs to closing, making your home-buying journey as smooth as a Florida breeze.

Whether you're local or tuning in from afar, I’ll bring the Suncoast to you with virtual tours and expert advice. Let’s chat about your dream home and I'll connect you with all the right people to make it happen.

Ready to move to paradise? Drop me a line – I can’t wait to help! 🌴🏡

Send us a text

Episode Overview:
In this episode, Jim sits down with Michaela Stan from Neal Communities to discuss the highly anticipated townhomes at Grand Park in Sarasota. With construction set to begin and homes expected by spring 2025, Michaela shares all the details about this serene and thoughtfully designed community.

About Grand Park:

• Size & Layout:
  • 533 acres featuring over 900 homes.
  • 267 acres of open space, 161 acres of wetlands, and 5 miles of walking trails.
  • 24 acres of amenities, including two pools, fitness centers, and more.
• Living Options:
  • Single-family homes, villas, and new townhomes coming in 2025.
  • 138 townhomes across 23 buildings.
  • Starting Price: $358,000 (including lot premium and designer finishes).

Amenities for Townhome Owners:

• Full access to all community amenities, including:
  • Catering kitchen, pool tables, library, and activities director.
  • Two pools, hot tub, free weights and cardio gym, and on-demand fitness studio.
  • Tennis courts, pickleball, playground, two dog parks (separated by size).
  • Soft walking trails with recycled rubber surfaces.

Costs & Fees:

• HOA Dues: $194/month (subject to annual adjustments).
• CDD Fees: $1,264 annually (approximately $300/month combined with HOA).

What Makes Grand Park Unique?

• Views & Design: No homes back up to major roads or other backyards—each offers long water or conservation views.
• Guest Parking: 69 additional spaces to accommodate visitors and residents with multiple vehicles.
• Community-Focused Rules: Six-month minimum rentals allowed twice a year to preserve neighborhood cohesion.

Who’s Moving In?

• Ideal for young professionals, first-time buyers, families, and retirees.
• Popular among those moving inland or seeking second homes.
• Interest from Sarasota educators, medical professionals, and other essential workers.

Warranty & Maintenance:

• Neal Communities provides a comprehensive warranty package:
  • 1 Year: Workmanship and craftsmanship.
  • 2 Years: Mechanical and electrical systems.
  • 10 Years: Structural warranty.
• Lawn care included with "maintenance-assisted" homes.

Prime Location:

• Convenient Access: Just off Clark Road and I-75, close to Twin Lakes Park.
• Nearby Destinations:
  • 20 minutes to Siesta Key Beach.
  • 15-20 minutes to downtown Sarasota and Lakewood Ranch.
  • Less than 30 minutes to SRQ Airport.
• Tucked away from highway noise, offering tranquility with accessibility.

What's Next?
Interested in buying or selling a home on the Suncoast, or connect with this week's guest? Reach out to Jim at jim.ahearn@gmail.com or visit his website, Jim Sells the Suncoast.

A Personal Note from Jim:

Hey there, I’m Jim Ahearn, your go-to real estate guide and host of Jim Sells The Suncoast podcast! 🎙️✨ Dreaming of Florida life? I’ve got you covered! As your dedicated buyer's agent, I’ll handle everything from walk-throughs to closing, making your home-buying journey as smooth as a Florida breeze.

Whether you're local or tuning in from afar, I’ll bring the Suncoast to you with virtual tours and expert advice. Let’s chat about your dream home and I'll connect you with all the right people to make it happen.

Ready to move to paradise? Drop me a line – I can’t wait to help! 🌴🏡

Send us a text

Jim sits down with Brett Haller, aka “Your Go-To Title Guy,” from Express Title to unpack the vital role title companies play in home buying and selling. With 14 years of experience in real estate, Brett brings a wealth of knowledge from both the buying side and title side of the transaction.

What Does a Title Company Do?

• A title company acts as the glue that holds a real estate transaction together, coordinating between buyers, sellers, lenders, and agents.
• They ensure the property’s title is free of encumbrances, liens, or other legal issues before ownership is transferred.
• Title companies handle escrow deposits, verify all necessary documentation, and oversee the closing process to finalize the sale.

The Title Process:

1. Start with a Contract: Once a contract is signed, the title company opens a file and begins coordination.
2. Title Search & Municipal Search: They check for issues like unpaid liens, open permits, and ownership disputes.
3. Resolving Issues: If problems arise (e.g., permits, probate), they work to resolve them quickly to avoid delays.
4. Closing Coordination: They ensure all parties—buyers, sellers, lenders, and insurers—are prepared and all documents are accurate and signed.

Common Title Issues:

• Probate Issues: Previous ownership complications.
• Fraud: Ensuring sellers are legitimate owners.
• Unpermitted Additions: Unresolved permits can delay or derail a transaction.

Title Insurance:

• Owner’s Policy: Protects buyers from future title disputes.
• Lender’s Policy: Required by lenders to safeguard their investment.

Tips for Buyers & Sellers:

• Stay Organized: Know your deadlines for deposits, inspections, and other contingencies.
• Respond Promptly: Provide requested documents (e.g., bank statements) quickly to avoid delays.
• Ask Questions: Be proactive, especially when dealing with new construction or complex contracts.

What's Next?
Interested in buying or selling a home on the Suncoast, or connect with this week's guest? Reach out to Jim at jim.ahearn@gmail.com or visit his website, Jim Sells the Suncoast.

A Personal Note from Jim:

Hey there, I’m Jim Ahearn, your go-to real estate guide and host of Jim Sells The Suncoast podcast! 🎙️✨ Dreaming of Florida life? I’ve got you covered! As your dedicated buyer's agent, I’ll handle everything from walk-throughs to closing, making your home-buying journey as smooth as a Florida breeze.

Whether you're local or tuning in from afar, I’ll bring the Suncoast to you with virtual tours and expert advice. Let’s chat about your dream home and I'll connect you with all the right people to make it happen.

Ready to move to paradise? Drop me a line – I can’t wait to help! 🌴🏡