Chad Gibson & Annette Felix - Dreamtown Homes Team

Chad Gibson & Annette Felix - Dreamtown Homes Team Our mission is to help people move forward with confidence by providing clarity, guidance, and the right plan for their unique situation.

We help buyers and sellers who feel overwhelmed, stuck, or unsure what to do next make confident real estate decisions by walking them through all of their options—not just one path—and guide them to the solution that best fits their situation. We believe real estate is not one-size-fits-all. Whether you’re buying, selling, or exploring your options, we take the time to understand your goals, walk you through every path available, and help you choose the direction that makes the most sense for you.

09/15/2026

Lake County just approved 2,600 homes on 2,241 acres between US 27 and the Horizon West line. It's called Panther Run, and it's years away.

If you're house-hunting anywhere near Horizon West or Clermont, it changes three things: what you pay, how long you sit in traffic, and whether you should wait. I drove out to the site to answer all three.

A year of waiting, on the same Orlando house: $85 a month more, every month. About $44 of it was the rate (6.50% to 6.71...
09/11/2026

A year of waiting, on the same Orlando house: $85 a month more, every month. About $44 of it was the rate (6.50% to 6.71%), about $40 was the house (up about 2%). And rates went up while everybody waited. The full September update is on my YouTube channel - https://youtu.be/H0UsH70LAGs

Many people I talk to in Orlando spent the last year waiting for mortgage rates to drop. So I ran the bill on the same h...
09/11/2026

Many people I talk to in Orlando spent the last year waiting for mortgage rates to drop. So I ran the bill on the same house, one year apart.

Last September: about $392,000 at 6.50%, 20% down - $1,982 a month. Today: $400,000 at 6.71% (as of September 3) - $2,067. That's $85 a month more, every month, plus $1,600 more down. About $44 of it was the rate; about $40 was the house. And rates went up - everyone was waiting for them to come down.

If the Fed hikes a quarter point next week, that's about $53 more, and nothing on the table says next year's price is lower either.

Stop waiting on a committee. Slides are in order - swipe through, and share this with whoever keeps telling you to wait.

09/10/2026

Everybody I talk to is waiting for the Fed to cut rates before they buy or sell in Orlando.

This month I have to show you why the Fed's next move might be up, and what that actually does to the payment on an Orlando house. In dollars. The rate alone is a smaller number than you think - but once you count what the house did in the same year, waiting cost more than the headlines admit. And the July numbers say something different than the headlines.

Full September update — the numbers, the Fed, and the two tax-bill deadlines this month.

09/05/2026

I gave up a 2.5% mortgage on purpose. I knew roughly what it would cost me and I did it anyway.

It did cost me. But when I actually pulled the payment apart afterwards, most of the jump wasn't the rate - and there is a third line, on a page your own county already mailed you, that almost nobody writes down.

Three lines decide whether you can move. The loud one, which is your rate. The big one, which is what the next house costs, with taxes and insurance pretending to be one number. And the quiet one, which is the only one that can actually move in your favor.

That third one is Florida homestead portability. If you have owned your place a while, it is probably bigger than you think.

09/03/2026

I moved to Florida with a plan for hurricanes. The plan was to leave.

Then the first one pointed at Orlando, and I ended up standing in my driveway with my keys and my bag watching absolutely nobody on my street go anywhere. My neighbors were in their driveways arguing about what to cook.

So this is that whole day, start to finish. What it actually looked like out my own window. What the four days after were like. And how often this really happens - sixteen years here, five named storms, four that reached where I live.

It is a lot less dramatic than the footage you have in your head. That is sort of the whole point.

08/27/2026

The house your parents left you comes with a bill they never paid.

They had a homestead exemption, and they had Save Our Homes - the cap on how much their assessed value could climb each year. Live in one place for twenty or thirty years and the taxable value falls a long way behind what the house is actually worth. Then ownership changes, and under Florida statute 193.155 the property gets reassessed at full market value on January 1 of the following year. The exemption expires. The cap expires. Neither one comes with the house.

Same house, same street, brand new number. And if you have been sitting at the kitchen table doing math you never expected to be doing: you are not bad with money. The rules on that house changed the day it became yours, and nobody told you.

Here is what the new video is actually about, though. That bill is not the expensive part.

The expensive part is the list people walk in carrying - the things they are certain they have to do before any of this can be over. Fix it up first, out of pocket. Sell it as-is, then. Hold an open house. Stage it. Take the cash offer that already found them. Every one of those is a reason one of the other doors is closed. And the fewer doors you think you have, the faster you take the first one somebody hands you.

So before you decide anything, sort the list into three buckets. Required is the genuinely mandatory legal and contractual stuff, and it is a much shorter list than anybody believes. Recommended is real advice you are allowed to decline. Rumored is what you picked up from TV, from a neighbor, from an ad. In the video I run the whole list out loud and sort it, including the one belief that takes listing off the table before anyone has even priced the house.

One note, and I say it in the video too: I am not an attorney and I am not a CPA. Title, liens, probate, what you owe in taxes - you need an actual one of those. I am telling you what I watch happen from the real estate side of it.

Whole video is right here in this post. I say "linked in the description" on camera - that is the YouTube version; here the guide link is in the first comment, or comment OPTIONS and I will send it to you. Either way it is the free walkthrough of every path you actually have in this spot - no pitch, and I am not going to ask to list your house.

Sellers keep telling me a version of the same thing: they inherited a house, and then a tax bill showed up that was bigg...
08/26/2026

Sellers keep telling me a version of the same thing: they inherited a house, and then a tax bill showed up that was bigger than anything their parents ever paid on it.

Here's why that happens. Your parents had a homestead exemption, and they had Save Our Homes — the cap on how much their assessed value could climb each year. Live somewhere twenty or thirty years and the taxable value falls way behind what the house is worth. Then ownership changes, and under Florida statute 193.155 the property gets reassessed at full market value on January 1 of the following year. The exemption expires. The cap expires. Neither one comes with the house.

Now here's the part nobody warns you about. That bill is not what costs people the most.

What costs them is the list they're carrying — the things they're sure they have to do before any of this can be over. I have to fix it up out of my own pocket. I have to sell as-is. I have to hold an open house. I have to stage it. I have to take the cash offer that found me first.

Every single item on that list is doing the same job: it's a reason you can't take one of the other doors. And the fewer options you think you have, the faster you take the first one somebody hands you.

So before you decide anything, sort the list into three buckets. Required is the genuinely mandatory legal and contractual stuff, and it's a much shorter list than you'd think. Recommended is real advice that isn't an obligation. Rumored is everything you absorbed from TV, from a neighbor, from an ad.

Almost everything stopping you right now is Rumored.

Swipe through the slides — I ran the whole list and labeled every item.

One note: I'm not an attorney and I'm not a CPA. Title, liens, probate, what you owe in taxes — you need an actual one of those. I'm telling you what I watch happen from the real estate side of it.

Comment OPTIONS and I'll send you the free walkthrough of every path you actually have in this spot. No pitch, and I'm not going to ask to list your house.

A friend of mine carried a loan denial letter around like it was permanent. As far as he was concerned, owning was for o...
08/21/2026

A friend of mine carried a loan denial letter around like it was permanent. As far as he was concerned, owning was for other people — he had the paperwork to prove it. Then one day he answered a phone call from my lender, gave him real numbers, and 24 hours later he was approved. In range for the exact houses he wanted. The market didn't change that day. His information did.

I thought about him this week because the headlines are saying Orlando is "getting more affordable." Honestly, my first reaction was: no, it isn't. Everybody I know is struggling, and renting is literally cheaper this month. So I pulled the actual numbers, expecting to prove it wrong — and found both. We really did climb 6 spots nationally. And you still need about $133K a year for the median home. Both true at the same time, because a ranking measures the metro — not your kitchen table.

Some things really did change this year, though: prices stopped running away, insurance is finally easing, seller credits are back, assistance programs have funding again (for specific groups — most folks don't qualify, and I'll tell you which you are), and renovation loans can fold repairs into the mortgage.

None of that made Orlando cheap. It made the gap closable. And if your "no" is from 2023 or 2024, it's from before all of it. I call that the Expired No — a no has a date on it, and most people never check.

The full honest picture is in the slides. If you want to run YOUR numbers, my free First-Time Buyer Cost & Assistance Checklist is linked in the first comment — and if the honest answer is "not yet," you'll hear that from me too.

08/20/2026

I pulled the numbers on that "Orlando is getting more affordable" headline expecting to prove it wrong. What I found was both: we really did climb 6 spots nationally, and you still need about $133K a year for the median home here. Both true at once — because a ranking measures the metro, not your kitchen table.

So I made the honest version. What the ranking can't see, the three walls that actually stop good buyers, the five things that genuinely changed in 2026 — and my friend who carried a denial letter around for years until one phone call proved it had expired.

If you stopped looking in 2023 or 2024, the picture in your head is probably out of date.

Free First-Time Buyer Orlando Cost & Assistance Checklist — every cost and every program in one list: https://buyerchecklist.dreamtownhomesorlando.com

Address

924 N Magnolia Avenue Suite 202 Unit #5373
Orlando, FL
32803

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