Benjamin W. Berry III Realtor

Benjamin W. Berry III Realtor Showing families how to leverage Real Estate to gain capital and work toward financial freedom. Or to just move to Florida.

09/03/2026

Everybody says wait until spring.

Here is what waiting costs.

ATTOM studied 52 million home sales from 2015 through 2025 and compared what buyers actually paid against what each home was estimated to be worth.

March is the worst month to be a buyer. Closings come in at 10.7% over estimated value.

October is the best. 7.9%.

Same houses. Same math. 2.8 points apart. On a $400,000 purchase, that gap is $11,200.

The leaves are already turning. If you are holding your search until spring, you are holding it for the single most expensive month of the year.

Twenty years in Orlando and this is the part nobody wants to hear. The crowded market is not the good market. It is the expensive one.

Are you at least open to a conversation about what your window looks like? Send me a message and we will look at it together.

Benjamin W Berry III PA
eXp Realty, LLC
407-706-2684

Source: ATTOM Data Solutions Best Days to Buy analysis, 52 million single-family home and condo sales, 2015-2025.

09/03/2026

Nearly one in four Orlando listings on the market right now has already cut its price. 23.3%.

Here is the part that surprised me. Orlando sellers brought 5.4% MORE homes to market last month than a year earlier — and the number of homes actively for sale still finished 2.5% LOWER. The typical listing also spent two fewer days on the market than last August.

That is not a market where nothing sells. That is a market that clears the homes priced correctly and reprices the ones that weren't.

WHAT THIS MEANS FOR YOU

Selling: the price cut is what the market charges for guessing, and almost a quarter of your competition is paying it right now. Orlando's cut rate (23.3%) is running above the national average (20.4%) and above the South as a whole (21.4%). Price to the comps in week one and you keep the leverage. Price to a hope and you tend to give it back later — in public, with the listing history attached.

Buying: that 23.3% is your map. Every one of those is a seller who has already moved once. Days on market and price-cut history are two of the most useful numbers on any listing, and neither one is in the asking price.

And no, sellers are not fleeing. Nationally, August delistings ran 12.6% below last year's pace, with no repeat of 2025's late-summer retreat. The market is working. It is just working on price.

For context, the 30-year fixed averaged 6.71% this week (Freddie Mac, Sept. 3).

Wondering what your number actually is? Text me at 407-706-2684 and I'll walk you through what your home would realistically do in this market. No pressure, no obligation.

Benjamin W. Berry III PA, REALTOR® · eXp Realty, LLC
407-706-2684 · [email protected]
Strategy. Clarity. Results.

Sources: Realtor.com® August 2026 Monthly Housing Trends Report (released Sept. 2, 2026); Freddie Mac Primary Mortgage Market Survey®, Sept. 3, 2026.



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09/03/2026

Somebody else pulled the permit. You are the one who has to close it.

An open or expired permit does not follow the contractor who pulled it. It sits on the property record, attached to the address. When the buyer's title company runs its search, it surfaces — and by then you are days from a closing table with a lender who wants it resolved.

Here is what that costs in Orlando.

Renewing an expired permit runs the minimum permit fee or 25% of the original fee, whichever is greater, capped at $1,000 — and the City wants that within six months of the expiration. Past 180 days from the date a permit went null and void, the Florida Building Code authorizes the building official to require that the work be removed from the site. Removed. Not renewed.

A permit-status question to the City takes three to five business days to come back.

So run the search the week you decide to sell, not the week you close. The City's permit lookup is public and free. Only eight case types count as permits: BLD, ELE, PLM, MEC, GAS, FIR, ENG and ROW. Everything else on that screen is something other than a permit.

The sellers who lose a closing over this are the ones who went looking in week six.

Comment PERMIT and I will send you the checklist.

—
Benjamin W Berry III PA · REALTOR®
eXp Realty, LLC · 11 N. Bumby Ave., Orlando, FL 32803
407-706-2684 · [email protected]
Strategy. Clarity. Results.

Sources: City of Orlando Permitting Services — "Conduct a Title Search" and "Renew an Expired Permit" (orlando.gov, read 9/3/2026); Florida Building Code §105.4.1.2. Figures are the City of Orlando's. Unincorporated Orange County and other municipalities run their own permit systems, fees and timelines. Informational only — not legal, financial or contractual advice, and not a solicitation of property already listed. Equal Housing Opportunity.

09/02/2026

The primary bedroom is on the main floor. The loft above it looks down over the living room.

982 Casa Del Sol Cir — Altamonte Springs, FL 32714. $295,000.

2 bed, 2 bath, 1,706 heated square feet in The Landing — gated, community pool, pet friendly. Vaulted ceilings. Herringbone wood-look tile across the main level. Stone counters in a kitchen that opens straight to the dining room. Walk-in closets. Private vinyl-fenced patio and a detached one-car garage.

In city limits, Seminole County, minutes to 434 and I-4. HOA runs $314.48 a month all in.

Message me and I'll get you in this week.

Benjamin W Berry III, PA | eXp Realty · 407-706-2684

09/02/2026

I made a 30 second cartoon about houses.

Five of them on one street. A car turns the corner and four of them immediately start showing off. Fountains. Sprinklers. A hedge that trims itself.

The fifth one just opens its door.

I have watched that exact thing play out on real streets around Orlando for twenty years. The house that gets chosen is almost never the loudest one on the block. It is the one that was ready when somebody finally pulled up out front.

My kids have watched this about nine times. Comment PICKED and I will send you the short list of what actually makes a buyer stop at a door.

Benjamin W Berry III PA
eXp Realty, LLC
407-706-2684

09/02/2026

"Ben helped my sister find a home and then me."

That is how the review opens. Nine words, and they outrank every ad I could buy.

A stranger hires you on a promise. A sister hands you her sister on a record.

The rest of what Michelle wrote is why it happened: honest, patient, a professional who "always remained calm." Buying a home is stressful — her word, not mine. The stress is rarely the paperwork. It is the not-knowing. Whether the inspection response was the right one. Whether the appraisal gap is survivable. Whether the number sitting on the table is the number you should take. Somebody has to stay steady and translate, on a clock, with your money in the middle.

That is the job. Not opening doors. Steadying decisions.

The record behind it: 5.0 across 22 reviews on Zillow. 121 closings, 13 of them in the last twelve months. Orlando, Winter Park, Winter Garden, Clermont, Windermere, Lake Nona.

A referral is the only review a client pays for with their own reputation. Michelle spent hers.

If someone sent you here, you already know what they were telling you.

Benjamin W Berry III PA · REALTOR® · eXp Realty, LLC
407-706-2684 · [email protected]
Strategy. Clarity. Results.
11 N. Bumby Ave., Orlando, FL 32803 · Equal Housing Opportunity

Review verbatim and verified: zillow.com/profile/BenjaminWBerry (Michelle T., posted 12/1/2021). Rating, review count and closing figures read from that profile on 9/2/2026. Not legal or financial advice. Not a solicitation of property already listed.



Music from (free for Creators!):
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🏡 OPEN HOUSE THIS SATURDAY!Come take a look inside 982 Casa Del Sol Cir in Altamonte Springs!Offered at $295,000, this u...
09/02/2026

🏡 OPEN HOUSE THIS SATURDAY!

Come take a look inside 982 Casa Del Sol Cir in Altamonte Springs!

Offered at $295,000, this updated townhouse in the gated community of The Landing gives you 1,706 sq. ft. of living space with a layout that really stands out.

✨ 2 bedrooms | 2 bathrooms
✨ Two primary suites — one upstairs & one downstairs
✨ Updated kitchen with quartz countertops & stainless appliances
✨ Beautiful herringbone wood-look tile throughout the main level
✨ Vaulted ceilings + versatile loft
✨ Walk-in closets
✨ Detached 1-car garage
✨ Gated community + community pool
✨ No carpet in the living areas

And yes—the washer and dryer convey!

📍 982 Casa Del Sol Cir
Altamonte Springs, FL 32714

🗓️ Saturday, September 5th
⏰ 12:00 PM – 3:00 PM

Stop by, take a tour, and see what makes this home such a great find. 🔑

Offered at $295,000

📲 Questions or want to schedule a private showing? Send me a message!

09/01/2026

The email will look exactly like the one you were expecting.

Same thread. Same signature. Same closing date. One line says the wiring instructions have been updated, and the new account number sits there formatted like every number before it.

In 2025 the FBI's Internet Crime Complaint Center logged 12,368 real estate complaints and $275,110,419 in losses. In 2024 it was 9,359 complaints and $173,586,820. The loss column grew by more than a hundred million dollars in twelve months. Across every category IC3 tracks, Florida ranks third in the nation for complaints and third for reported losses.

Orlando's median sale price in July was $410,494. Closing day is the one morning an ordinary person moves money at that scale in a single transfer, on instructions that arrived by email. The people running this read the closing calendar too, and they wait inside the thread for closing week.

Here is the rule I give every client before we go under contract. Wire instructions do not change. If an email says they did, that email is wrong until a human at the closing agent's office says otherwise, on a number you looked up yourself.

If the money already moved, speed is the whole game. Call your bank, request a recall and the indemnification paperwork, then file at ic3.gov regardless of amount. In one August 2025 closing, buyers wired over $449,000 to people impersonating their own attorneys. The full amount was still in the receiving account when the FBI's freeze landed.

Buying or selling in Orlando or anywhere in Central Florida this fall? Call me at 407-706-2684.

Benjamin W Berry III PA
407-706-2684 - [email protected]
eXp Realty, LLC - 11 N. Bumby Ave., Orlando, FL 32803
Strategy. Clarity. Results.

Source: FBI Internet Crime Complaint Center, 2025 Internet Crime Report. Orlando median: Orlando Regional REALTOR Association, July 2026. General information, not legal or financial advice. Equal Housing Opportunity.

Music from (free for Creators!): https://uppbeat.io/t/mood-maze/trendsetter

08/31/2026

Every seller I talk to in August says the same thing: we'll list in the spring.

Here's what that decision actually buys you.

Spring is when every other seller in Orlando lists. You wait for the season everyone else waits for, and you walk into the most crowded market of the year holding the same house you're holding right now.

Look at where inventory actually went. Orlando had 12,260 homes for sale in June. In July it was 12,043 — down 1.8%. Fewer homes competing, not more. Median sale price came in at $410,494, up from $402,655 a year ago. Days on market: 64. Months of supply: 4.4.

The buyers shopping in September aren't browsing. Nobody moves their family in the fall for entertainment. They have a job starting, a lease ending, a school year already underway. That is a different buyer than the one walking through six open houses in April because the weather turned nice.

You're not choosing between selling now and selling later. You're choosing between the buyers who need to move and the sellers you'll be standing next to in March.

Want the straight read on your specific house and this window? Call or text 407-706-2684.

Benjamin W Berry III PA · eXp Realty, LLC · Strategy. Clarity. Results.

Music from (free for Creators!):
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08/31/2026

Orlando's condo median missed $300,000 by eighty-nine dollars.

ORRA's July report puts the median condo and townhouse sale in greater Orlando at $299,911. April was $312,052. May, $307,531. June, $301,057. Four months down in a row, and July landed $89 under a round number.

Here is what that figure is, and what it is not.

It is not "condos lost 3.9 percent of their value." A median is the middle of what actually closed. Change the mix of what sells — more entry-level units, fewer waterfront ones — and the median moves without a single owner losing a dollar.

It is a real signal about the payment. Single-family closed July at a $446,375 median. Condos and townhouses closed at $299,911. Same metro, same month, same 6.5 percent rate, and $146,464 between them. For a buyer who has been priced out of a house, that second number is the one that changes the math.

Sellers, read it the other direction. Price a condo off the June comp and you are asking for a number the last four months have been walking away from, in a market where homes now sit 64 days and supply has moved to 4.4 months. The market is not punishing you. It is telling you to price into where it is, not where it was.

Two markets. One metro. Two different sets of instructions.

Send me your address and I will run the segment you are actually in — not the headline median.

Benjamin W Berry III PA
Call or text: 407-706-2684
[email protected]
eXp Realty, LLC · 11 N. Bumby Ave., Orlando, FL 32803
Strategy. Clarity. Results.

Source: ORRA Housing Market Narrative, April–July 2026 (orlandorealtors.org/housingmarketnarrative). Each month's median is as ORRA reported it in that month's release; ORRA notes statistics may be revised. Not a solicitation for property already listed. Equal Housing Opportunity.

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11 N. Bumby Avenue
Orlando, FL
32801

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