Robert Kirkland - REMAX Signature

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Robert Kirkland - REMAX Signature REALTOR® · REMAX Signature, Port Orange FL Robert Kirkland is a REALTOR® serving Port Orange, New Smyrna Beach, and Edgewater, Florida.

Specializing in first-time homebuyers, out-of-state relocations from the Northeast, investment properties, and luxury waterfront homes along the Intracoastal and Indian River. Licensed with Simply Real Estate. Honest, data-driven real estate advice for coastal Volusia County. Call or text (386) 631-5107 for a free consultation.

10/09/2026

Quick update for anyone watching the news from out of state. Isaias is making landfall over by Pensacola tonight, which is 6+ hours from us. No watches or warnings for Volusia County.

If you're under contract on a house right now though, heads up. When there's a hurricane warning anywhere in Florida, Citizens and some of the other insurance companies stop writing new policies until it's lifted. So if your policy isn't bound yet it might have to wait, and your lender won't close without it. Give your insurance agent and lender a call today so nobody's surprised.

If you're planning a move here and want to talk through flood zones or insurance on a specific house, call or text me anytime. 386-631-5107

Thinking about everybody over in Pensacola and Destin tonight.

10/08/2026

Here's the thing that quietly ends deals around here, and it isn't termites. It's the appraisal.

Buyer offers 425. Appraiser comes back at 405. The lender does not care what the contract says, they lend off the lower number, so somebody has to find twenty thousand dollars or the price comes down or everybody goes home annoyed.

What people get wrong is thinking the appraiser is grading the house. They aren't. They're looking for three or four closed sales that resemble yours from the last few months, and if your street hasn't had one, they widen the circle and start pulling comps that have nothing to do with your view, your new roof or your side of the bridge.

Two ways this gets handled up front. The buyer writes in appraisal gap coverage, meaning they agree to bring some amount of cash if it comes in low. Or the seller prices where the closed comps actually are instead of where the neighbor swears they are. Happy to run the real ones on your place before you pick a number.

10/06/2026

Florida sellers have to tell buyers about known problems that aren't obvious. That's not a form thing, it's a court thing, and it's been the rule here since 1985.

Known, and not readily observable. That's the test. The roof leak that only shows up in a hard rain out of the northeast. The addition that never got a permit. The sinkhole claim from 2011 that got repaired. The drainage issue at the back of the lot that you only see in August.

People's instinct is to say as little as possible. Mine is the opposite, and not for noble reasons. Disclosed problems get priced in once, up front, while the buyer is still excited about the house. Undisclosed ones get found at inspection, when they're worth triple in negotiation, or after closing, when they're a lawsuit.

If you're not sure whether something rises to the level of needing disclosure, ask me and we'll work it out. The answer is usually yes, and it usually costs you less than you're afraid of.

10/01/2026

Florida has two kinds of termites and one of them will change your weekend.

Subterranean termites come up out of the soil and are what a standard bond is usually written around. Drywood termites live in the wood itself, never touch the ground, and are the reason you occasionally see a house on this coast wearing a tent.

The report you want is a WDO, wood destroying organism. Runs around a hundred to a hundred and fifty. It isn't part of a normal home inspection unless you ask for it, and on a VA loan around here you're getting one whether you asked or not.

Two things worth knowing as a seller. Old damage that was treated years ago is not the same thing as active infestation, and a decent report says which it is. And if there's an existing bond on the house it may transfer, which is worth more to a buyer than most sellers realize.

09/29/2026

If your homeowners renewal came in ugly, or you got a non renewal letter, here's the order I'd do things in.

First, don't sit on it. A non renewal gives you a set number of days and the market gets thinner the closer you are to the date. Second, get quotes through an independent agent who writes with several carriers rather than one. The spread between carriers on the same house right now is wide enough to be worth the extra phone calls. Third, ask what each quote assumes about your roof, because two quotes on the same address can be built on different roof ages if somebody typed something wrong.

And if you're with Citizens, know that they're required to move you off if a private carrier comes within a set percentage of their rate. That's the program working as designed, not a mistake somebody made on your account.

I'm not an insurance agent and I don't sell policies. I just watch this decide too many sale prices to stay quiet about it.

09/24/2026

Tell me the most Florida thing about your house.

Not a complaint. Just the thing that would make somebody visiting from Ohio stop and stare for a second.

Mine is the lizard situation on the back porch. There's a hierarchy out there and I am not part of it.

I've been in houses with an outdoor shower that gets more use than the indoor one, a garage that's entirely golf cart and zero car, a screen room bigger than the living room, and one place in Ponce Inlet with a fish cleaning station plumbed better than the kitchen sink.

Go ahead. What's yours.

09/22/2026

Something to look for on the newer construction out west and down toward Edgewater: a line on the tax bill that says CDD.

Community Development District. When a developer builds out the roads, water lines, drainage and amenities, sometimes they finance it with bonds and pass the payments to homeowners through the tax bill for the next 20 or 30 years. Depending on the district it runs anywhere from a couple hundred a year to over two thousand.

Two things people get wrong. One, it's separate from HOA dues, you can absolutely have both. Two, it lands on your property tax bill, so if you're estimating your monthly payment off the listing's tax figure, and that figure was the previous owner's homesteaded amount, you're now wrong twice over.

Send me any address you're looking at and I'll tell you whether there's a CDD on it and what it's running.

09/17/2026

If your house is past about 30 years old and you're shopping insurance, somebody is going to ask you for a four point.

It's not the home inspection and it's not the wind mitigation one either. Four point means exactly four systems: roof, electrical, plumbing, HVAC. An inspector spends 45 minutes confirming none of them are at the end of their life. The carrier isn't building you a repair list, they're deciding whether to write the policy at all.

Things that fail it around here are the same ones every time. Cloth wiring. A Federal Pacific or Zinsco panel. Polybutylene supply lines. A water heater well past its date. A roof they think has under five years left.

Costs a hundred and change. If you're planning to sell an older home, having a clean one already done is a quiet advantage, because the buyer's insurance quote is where a lot of deals slow down.

09/15/2026

Your property tax bill lands around November 1, and there's free money on it that a surprising number of people leave sitting there.

Pay in November, you get 4 percent off. December is 3 percent, January 2, February 1, and by March you're paying the whole thing. On a $5,000 bill that's $200 for opening the envelope early.

Different thing, same season: if you bought this year and it's your primary home, homestead exemption filing opens in January and the deadline is March 1. Miss it and you wait a full year, paying on the uncapped value the whole time. Set the reminder now, or message me in January and I'll nag you. I'm good at it.

09/10/2026

Florida insurance thing almost nobody reads until it matters.

Every homeowners policy in this state has to include catastrophic ground cover collapse. That sounds like sinkhole coverage. It is not. Catastrophic collapse means the ground actually opened, the damage is visible, and the structure is condemned. Basically a hole you can see from the street.

Real sinkhole coverage, the kind that responds when your slab is cracking and the soil test comes back ugly, is a separate endorsement you have to ask for and pay for. West Volusia sits in the part of the state where this comes up more than people expect.

Search your declarations page for the word sinkhole. If it isn't in there, you don't have it.

Address

3731 S Nova Road
Port Orange, FL
32129

Opening Hours

Monday 8am - 6pm
Tuesday 8am - 6pm
Wednesday 8am - 6pm
Thursday 8am - 6pm
Friday 8am - 6pm
Saturday 8am - 6pm
Sunday 8am - 6pm

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+13866315107

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