Dave Moser- Realtor at Downing-Frye Realty Inc.

09/17/2026

Why Waiting for Lower Mortgage Rates Backfires

Would you rather overpay for the house… or pay a higher interest rate for a period of time?

I keep hearing, “I’m not buying at 7%.”
But let’s look at the alternative.
Would you rather wait for rates to drop, jump into a bidding war with everyone else, and potentially pay $50,000, $75,000 or $100,000 more for the house?

Or would you rather negotiate the best price you can today, accept a higher rate if necessary, and potentially refinance later if rates come down?
You can potentially change your interest rate. You can't go back and renegotiate the price you paid for the house.

Of course, refinancing isn't guaranteed—rates have to make sense, and there are closing costs and other considerations.
But focusing exclusively on the rate can cause buyers to completely overlook the bigger picture.
The goal isn't to get the perfect rate on day one.

The goal is to buy the right property at a price that makes sense for you.
And please—stop listening to sensationalized headlines and the people running around social media fear-mongering just to get your attention.

Fear doesn't help you make a better real estate decision. It can cause you to sit on the sidelines, delay buying, and potentially pay more later when the market changes.
I know some people desperately want to believe the market is “so bad.”

But what you want to believe and what reality is are two very different things.
Don't let someone else's opinion, fear or emotions dictate what you should do with your money, your future, or your family's future.

Do your homework. Look at the actual numbers. Understand your options. Then make the decision that's right for YOU—not the one someone on social media told you to make.



davemosernapleshomes.com
[email protected]

09/17/2026

⚠️Would you rather overpay for the house… or pay a higher interest rate for a period of time?

I keep hearing, “I’m not buying at 7%.”

But let’s look at the alternative.

Would you rather wait for rates to drop, jump into a bidding war with everyone else, and potentially pay $50,000, $75,000 or $100,000 more for the house?

Or would you rather negotiate the best price you can today, accept a higher rate if necessary, and potentially refinance later if rates come down?

You can potentially change your interest rate. You can't go back and renegotiate the price you paid for the house.

Of course, refinancing isn't guaranteed—rates have to make sense, and there are closing costs and other considerations.

But focusing exclusively on the rate can cause buyers to completely overlook the bigger picture.

The goal isn't to get the perfect rate on day one.

The goal is to buy the right property at a price that makes sense for you.

And please—stop listening to sensationalized headlines and the people running around social media fear-mongering just to get your attention.

Fear doesn't help you make a better real estate decision. It can cause you to sit on the sidelines, delay buying, and potentially pay more later when the market changes.

I know some people desperately want to believe the market is “so bad.”

But what you want to believe and what reality is are two very different things.

Don't let someone else's opinion, fear or emotions dictate what you should do with your money, your future, or your family's future.

Do your homework. Look at the actual numbers. Understand your options. Then make the decision that's right for YOU—not the one someone on social media told you to make.

Davemosernapleshomes.com
[email protected]

This is the Real Estate Website for David Moser at Downing Frye Realty Inc.. This website allows anyone to perform IDX Searches for all the properties in the MLS on any web capable device, including smart phones and tablets.

09/16/2026

**“DON’T SELL! You’ll have to pay capital gains tax!”**

I hear this all the time.

And as soon as I hear it, I know there’s a good chance the person doesn’t fully understand how capital gains on real estate actually work.

Selling your home does **NOT automatically mean you’re going to write a big check to the IRS.**

If it’s your primary residence and you meet the IRS requirements, you may be able to exclude up to **$250,000 of gain if you’re single, or up to $500,000 if you’re married filing jointly.** Generally, you need to have owned and lived in the home for at least 2 of the previous 5 years.

And here’s another misconception:

**“Just reinvest the money within 180 days and you won’t pay the tax.”**

That’s not a blanket rule for selling your primary residence.

The 45-day identification and 180-day exchange rules people often talk about are associated with **1031 exchanges**, which generally apply to qualifying investment or business property—not simply selling your personal home and buying another one.

The point is simple:

**Don’t make a major real estate decision based on something you heard from a friend, a neighbor, or someone on social media.**

Tax consequences depend on the property, how you used it, your basis, how long you owned it, your filing status, and several other factors.

Before deciding **“I can’t sell because I’ll get killed on capital gains,”** talk to a qualified tax professional and find out what actually applies to YOUR situation.

Because in real estate, **what you think you owe and what you actually owe can be two very different things.**

*This is Real estate information is for educational purposes only. Always consult your tax professional regarding your individual situation.* I'm not CPA or Tax Advisor!!

09/14/2026

Naples / Collier County Daily Briefing
Monday, September 14, 2026

1. Naples single-family inventory is tightening, while condos remain more negotiable
The latest August 2026 local snapshot shows 1,811 active single-family listings, about 5.8 months of supply, and a median sold price near $767,500. Condos had 1,987 active listings, approximately 7.9 months of supply, and a median sold price near $430,000. Single-family homes were averaging about 53 days on market, compared with 77 days for condos.

Why it matters locally: Naples is increasingly a segmented market. A well-priced single-family home in North Naples, Old Naples, Park Shore or a strong golf community is operating differently from an older condo with high association costs or reserve concerns.

Buyer insight: Condos may still offer more negotiating leverage, but the true cost is the unit plus insurance, dues, reserves and possible assessments.

Seller insight: Single-family sellers have improving leverage, but only when price and condition are aligned with the immediate competition. The broader market trend does not protect an overpriced listing.

2. Naples’ headline median price is masking major differences by data source and property segment
One current NABOR/MLS-based Naples series shows the August 2026 median closed price at approximately $575,000, with 620 closed sales, up about 0.8% year over year. Another local August breakdown reports a $610,000 median for a broader Collier County view. Redfin’s trailing three-month Naples city figure is materially higher, around $1.3 million, because it covers a different geography and methodology.

Why it matters: Clients can be misled by a single “Naples median.” Naples city, the broader Naples area and Collier County are not interchangeable, and luxury coastal neighborhoods can pull city-level figures sharply higher.

Buyer insight: Compare the specific neighborhood, property type, price band and condition—not a generic Naples median.

Seller insight: Use closed comparables from the same submarket. A countywide or citywide number may be directionally interesting but can be a poor pricing tool for one home.
Analytical read: The safest conclusion is not that prices are uniformly rising or falling; it is that market performance depends heavily on what is being measured.

3. Mortgage rates are back near 7%, reinforcing payment sensitivity
As of September 11, national 30-year mortgage rates were reported around 6.85%, while Mortgage News Daily’s measure was approximately 7.07%. The spread reflects different methodologies and timing, but both point to the same trend: financing remains expensive.

Illustrative principal-and-interest payment on a $500,000 loan
Rate
Approx. monthly payment
6.25%
$3,079
6.75%
$3,242
7.00%
$3,327

Why it matters in Naples: Cash buyers and high-equity buyers reduce the market-wide impact, but financed buyers remain highly sensitive to monthly payment, especially once taxes, insurance and HOA or condo fees are added.

Buyer insight: Compare multiple lenders and evaluate seller-paid rate buydowns or closing-cost credits. A payment reduction may be more valuable than an equivalent price cut.
Seller insight: Financing concessions can make a listing more competitive without reducing the headline price as much.

4. Whole Foods is confirmed as the anchor for the 82-acre Vitano mixed-use project in East Naples
Amazon confirmed that Whole Foods Market will anchor the proposed Vitano development at Davis Boulevard and Santa Barbara Boulevard. The project is planned as an approximately 82-acre mixed-use development and would become Collier County’s second Whole Foods location.
Naples News Now

Why it matters: This is a meaningful hyper-local commercial real estate signal for East Naples. A major grocery anchor can strengthen nearby retail demand, improve convenience and increase the appeal of surrounding residential areas—but it can also bring traffic, construction disruption and changes in development intensity.

Buyer insight: For East Naples buyers, evaluate the likely impact on traffic, access, noise and future surrounding construction, not just the amenity benefit.

Seller insight: Nearby properties may gain from improved retail access, but the value effect will depend on exact distance, road exposure and whether the project improves or worsens daily convenience.

Business-market takeaway: Retail investment is following population growth east of central Naples, reinforcing the broader trend that commercial development is helping reshape the area’s residential map.

5. Ave Maria’s next expansion could add thousands of homes and increase future competition
Collier County approved a major Ave Maria expansion adding more than 2,000 acres, approximately 6,738 additional homes and nearly 1 million square feet of commercial space. The plan also increases permitted daily vehicle trips in the community.

Why it matters: This is a long-term supply and infrastructure story for eastern Collier County. It supports population growth, jobs and services, but it also creates future competition for resale homes in Ave Maria, Golden Gate Estates and other east-county communities.

Buyer insight: Buyers should assess future buildout, commute times, school and utility capacity, road improvements and how much new construction will compete with their home later.
Seller insight: Resale homes in mature Naples neighborhoods should emphasize location, established services, landscaping, beach access and commute advantages that newer communities may not yet match.

Today’s hyper-local Naples read
The market is not moving as one unit:
Single-family homes: tightening toward balance and moving faster than condos.

Condos: still offer more room to negotiate, but financial due diligence is essential.
Coastal and luxury data: can look much stronger than the broader county market.

East Naples and eastern Collier: gaining commercial and residential momentum.

Financed buyers: remain constrained by rates near 7%.
Sellers: need property-specific pricing and a strong first launch.
Buyers: should analyze total ownership cost, future competition and neighborhood-level supply.

🌐Davemosernapleshomes.com
📨[email protected]

09/11/2026

There’s a national perception about Florida real estate that deserves an update: homeowners insurance is nearly impossible to obtain.

That may make for a good headline, but the Florida insurance market has changed considerably.

The Florida Office of Insurance Regulation reported in May that 20 new property and casualty insurers had entered Florida since the state's legislative reforms, adding more than $850 million in capital. OIR had also received more than 190 residential filings requesting either rate decreases or no increase.

Litigation has also declined significantly. Florida's share of nationwide homeowners insurance lawsuits fell from 79% in 2020 to 41% in 2025.

That doesn't mean insurance is inexpensive for every home. Premiums and insurability depend heavily on the individual property.

But for people considering relocating to Florida, the broader takeaway is important: the insurance market is becoming more competitive, coverage remains available, and pricing has begun stabilizing or declining in parts of the market.

That's a very different story from the one many prospective Florida buyers still hear nationally.



davemosernapleshomes.com
davemosernapleshomes@gmail

09/09/2026

Naples buyers and sellers, the current median sold price jumped 13% MoM! This dynamic market requires precise timing to maximize your sale and secure your next home. Partner with David Moser from Downing-Frye Realty, Inc. for expert guidance. 📈🔍

davemosernapleshomes.com

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09/08/2026

09/03/2026

🏈🍂 THE BER MONTHS ARE HERE — AND SO IS A GREAT TIME FOR REAL ESTATE! 🏡

September kicks off more than football season. It’s also the start of a season when many buyers and sellers start making serious moves.

Thinking about buying, selling, relocating, or investing before the end of the year? Now is the time to start planning.

And if your idea of the perfect fall includes football on TV and sunshine outside your front door, Florida might just be calling. ☀️🌴🏈

Whether you’re looking for your next home or thinking about making a move, let’s talk about what the market could look like for you this fall.

New season. New opportunities. Maybe even a new address. 🏡

08/23/2026

My Experience Has Value

Today, I declined an opportunity to provide a free CMA, and I thought it was worth explaining why.

Someone reached out to me online asking for a current market analysis on their property. I asked a few questions first.

Were they interviewing agents?
Was there an opportunity to represent the property?
Were they looking for advice on how to sell?

The answer was no.

They simply wanted my professional analysis.

I also learned the property had already spent roughly six months on the market. That raised more questions.

Why didn’t it sell?
What did buyers say?
Were there offers?
What did the market already tell the seller?

Because a real CMA isn’t just pulling a few comparable sales and putting a number on a page.

It’s understanding why certain properties sold, why others didn’t, how the competition is positioned, how buyers are behaving, pricing history, condition, market velocity, and what the data is actually telling us.

That takes time.

More importantly, it takes experience and judgment.

When I’m competing for the opportunity to represent someone, I’m happy to invest that time. That’s part of earning their business.

But if someone is simply looking to use my expertise with no intention of hiring or working with me, I believe it’s completely reasonable to put a value on that expertise.

So I offered to help on a consulting basis.

They decided not to move forward, and that’s perfectly okay. There was no hard feeling. It was a respectful conversation on both sides.

But it reminded me of something important:

My experience has value.
My knowledge has value.
My time has value.

A real estate professional should be more than someone who opens doors, pulls comps, or puts a property in the MLS. It takes years of learning and money to be more than just a "tour guide"

The best agents are advisors.

We develop market knowledge, negotiation skills, pricing judgment, and the ability to see things that a spreadsheet alone cannot tell you.

I’m not interested in being the cheapest agent in the room. Or taking a listing just to say I have one.

I’m interested in being the agent who brings the most value, experience, strategy, and accountability to the table.

If you’re looking for someone to simply send you a number, or say yes to everything there are plenty of options.

If you’re looking for someone who will actually analyze the market, understand the story behind the numbers, and help you make a smart real estate decision—

That’s where I come in.

My time is valuable because what I bring to the table is valuable.

BUY SMARTER. SELL STRONGER.

Davemosernapleshomes.com

— Dave Moser
Downing-Frye Realty, Inc.