Legacy Title of Live Oak, LLC

09/16/2026

✨ONE YEAR ✨ ONE GRATEFUL JOURNEY ✨
One year ago, an opportunity fell onto my lap and I made one of the biggest decisions of my life. I took over a title business- on my own.

The fear and uncertainty and all the “what if I fail” came with making this decision. It definitely had me questioning myself and wondered if I had what it took to continue to build this on my own.

BUT …. Here I am One Year later! 🫶🏼✨✨

Owning my business has taught me a lot about myself. It has pushed me, challenged me and made me stronger. I had stressful days and days where I felt completely overwhelmed.. But there have been so many moments of pride and gratitude that made it all worth it.

To every client, realtor, lender, attorney, friend or family member and referral who has trusted me, supported me and encouraged me, or just simply reminded me that i was capable - THANK YOU! You are the ones that played a bigger part in my journey than you realize! ❤️

This business is no longer a place where I work. It’s something I’ve poured my heart into and continued to build!
And today I’m allowing myself to pause and be proud of how far I’ve came.

✨🥂Cheers to one year and hope for many more ✨

06/24/2026

📢 Quick Update
If you’ve you tried reaching me via email recently and haven’t received a response, please note that there was an issue with my previous email.
Going forward, please use my backup email address for all correspondence: [email protected]

Thank you for your patience and understanding!

03/19/2026

Why we do what we do! 🫶🏼

🎉 Big Congratulations to William and his family! 🎉

William just purchased his very first slice of Florida land for his family— and we are officially CLOSED! 🏡✨ They began this journey while selling their home in West Virginia and considering a move to the Sunshine State. Now it’s official… they are now Florida land owners!

This transaction came with a few hurdles, but I stayed on top of every detail to make the transition as smooth and stress-free as possible for this family. I’m also grateful for the teamwork with Nicole at Legacy Title of Live Oak, LLC and Claudia Tur Delgado— we worked together to ensure everything moved forward efficiently and seamlessly. 🤝

One win I’m especially proud of - The first four survey quotes we received were over $1,000. After continuing to make calls and gather additional options, I was able to save this family $400 on their survey! 🙌 I love helping my clients keep more of their hard-earned money in their own pockets — funds that can now go toward building their future home.

If you’re thinking about buying or selling land, I’d love to guide you through the process and make it as seamless and cost-effective as possible. Give me a call anytime! 📲✨

✨Selina Culbreth, Realtor
📞352-727-0078
📩[email protected]
Florida Homes Realty & Mortgage

03/19/2026

At our title company, being “the best” isn’t just a goal — it’s our daily standard. 🏡✨

We’re committed to delivering smooth closings, clear communication, and trusted expertise every step of the way. Whether you’re buying, selling, or refinancing, we make sure your experience is seamless, secure, and stress-free.

Because you deserve a team that treats your transaction like it’s their own. 💼🔑

02/05/2026

📣 What We Know So Far About the New FinCEN Rule for Title Insurance Companies 🏡📊

Big changes are coming for title insurance and real estate closings! The U.S. Treasury’s Financial Crimes Enforcement Network (FinCEN) has finalized a major Anti-Money Laundering (AML) reporting rule that will impact title insurance companies and other real estate professionals. Here’s the latest:
🔍 📆 New Rule Goes Into Effect March 1, 2026
The nationwide Residential Real Estate Rule requiring certain filings with FinCEN was postponed from Dec. 1, 2025, and now takes effect March 1, 2026. It replaces a series of temporary Geographic Targeting Orders (GTOs) that title companies have been following since 2016.
🧾 Who Must Report?
If you’re closing a residential real estate transaction where the buyer is a legal entity or trust—like an LLC, corporation, partnership, or trust—and the transfer is non-financed (e.g., all-cash), title companies and settlement agents will need to:
✔ Collect detailed information on the transaction
✔ Report that information to FinCEN (Real Estate Report)
✔ File within a set period after closing (typically 30 days)
📍 Nationwide Scope
Unlike past GTOs that applied to specific regions and price thresholds, this new nationwide rule applies everywhere in the U.S. and regardless of property price—from luxury homes to lower-priced residential deals.

🔎 Purpose of the Rule
FinCEN’s goal is to increase transparency and combat money laundering and illicit finance in the U.S. real estate market, especially in high-risk all-cash transactions involving entities that can mask beneficial owners.

📈 What It Means for the Industry
Title insurance firms will need to update processes, train staff, and ensure compliance with new reporting and recordkeeping requirements. Non-compliance could lead to penalties.

01/05/2026

✨New year✨New goals✨New closings✨
We’re excited to support another year of real estate success with trusted title services and seamless closings.
Let’s make this year your best one yet!

12/30/2025

Legacy Title of Live Oak, LLC will be closed for New Years Day and will resume normal business hours 1/2/26. Wishing everyone a Happy and Healthy New Year 🎆🍾🎉

12/19/2025

12/17/2025

📣 Realtors. Sellers. Buyers.Investors.🏡
One thing you all need?
A SMOOTH CLOSING! 😉

We’ve got you covered from contract to keys. 🔑
Come see us here at Legacy Title of Live Oak,LLC

11/14/2025

We don’t just clear titles-we clear the path to your next chapter ✨🏡

Legacy Title of Live Oak, LLC
386-330-0125