The Kiessling Group

09/11/2026

Experience exceptional Florida living at 6390 River Club Ct, North Fort Myers, FL 33917. This remarkable property offers the perfect blend of luxury, comfort, and breathtaking surroundings—an incredible opportunity to own a truly special home in Southwest Florida. ✨

💰 Offered at $2,888,000

Whether you're searching for your forever home, a waterfront retreat, or a premier investment, this property is one you won't want to miss.

📍 6390 River Club Ct
North Fort Myers, FL 33917
https://www.compass.com/homedetails/6390-River-Club-Ct-North-Fort-Myers-FL-33917/LZHLR_pid/

🎥 Take your tour today:
https://www.youtube.com/watch?v=8h7oJEoPawo

📞 Ready to see it in person? Contact The Kiessling Group today to schedule your private showing or learn more about this exceptional property!

Luxury living starts here. 🌊

Tucked away in the exclusive River Club community, this brand-new 2...

09/11/2026

Experience exceptional Florida living at 6390 River Club Ct, North Fort Myers, FL 33917. This remarkable property offers the perfect blend of luxury, comfort, and breathtaking surroundings—an incredible opportunity to own a truly special home in Southwest Florida. ✨

💰 Offered at $2,888,000

Whether you're searching for your forever home, a waterfront retreat, or a premier investment, this property is one you won't want to miss.

📍 6390 River Club Ct
North Fort Myers, FL 33917
https://www.zillow.com/homedetails/6390-River-Club-Ct-North-Fort-Myers-FL-33917/66158629_zpid/

🎥 Take your tour today:
https://www.youtube.com/watch?v=8h7oJEoPawo

📞 Ready to see it in person? Contact The Kiessling Group today to schedule your private showing or learn more about this exceptional property!

Luxury living starts here. 🌊

09/04/2026

📊 Southwest Florida Market Update: Lee & Collier County

The latest numbers continue to show something we’ve been talking about for months: today’s market rewards the right pricing strategy.

In Collier County, the median list price is currently $969,000, with inventory at 2,070 homes. About 32% of listings have seen a price reduction.

In Lee County, the median list price sits at $426,522, with 5,794 homes currently on the market — and 41% of listings have experienced a price reduction.

What does this mean?

🏡 For sellers: Buyers have options. Pricing correctly from the beginning is becoming increasingly important. Overpricing and “testing the market” can lead to longer days on market and eventual price reductions.

🔑 For buyers: There are opportunities. Higher inventory and continued price adjustments can create negotiating room, depending on the property, location and price range.

The Southwest Florida market is far from one-size-fits-all. Naples, Fort Myers, Cape Coral, Bonita Springs, Sarasota and surrounding communities can behave very differently — sometimes even from neighborhood to neighborhood.

If you're considering buying or selling in Southwest Florida, we’re happy to provide a property-specific market analysis rather than relying on broad market averages.

The Kiessling Group | Compass Florida

08/29/2026

Florida’s rainy season can reveal what a perfectly sunny showing hides. A wet driveway, slow-draining yard or overflowing gutter may tell you more than the listing photos.

This is especially relevant now: NOAA identifies September 10 as the climatological peak of Atlantic hurricane season, with most activity occurring from mid-August through mid-October.

Before buying a Gulf Coast property:
Return after normal rainfall: Observe standing water, street drainage, driveway slope, low areas and how water moves between neighboring lots.

Inspect the complete water path: Review gutters, downspouts, swales, drains, pool overflow and whether runoff is directed toward or away from the structure.

Check more than the advertised flood zone: FEMA’s Map Service Center is the official source for federal flood-hazard maps. Also review available local watershed and floodplain information.

Document concerns professionally: Ask the inspector about visible moisture, drainage, grading and prior repairs. Additional specialist review may be appropriate when concerns appear.

Actionable takeaway: Add one post-rain visit to your property due-diligence checklist. A flood-zone designation and the property’s actual drainage behavior answer different questions—you should evaluate both.

Send us a DM if you would like a practical Gulf Coast property-review checklist.

📍 Important context: Hurricane-season dates apply to the Atlantic basin. Flood maps indicate mapped hazards but do not predict exactly how water will behave on an individual property.

08/28/2026

Mortgage rates barely moved this week—but building a Florida purchase plan around the next rate prediction is still a risky strategy.

Freddie Mac’s national benchmark for a 30-year fixed mortgage averaged 6.66% on August 27, compared with 6.65% one week earlier. Meanwhile, Florida’s statewide new pending single-family sales increased nearly 2.5% year over year in July—the 12th consecutive increase.

What buyers should do now:
Treat the benchmark as context: Your actual rate depends on credit, down payment, loan structure, occupancy and lender pricing.

Compare complete scenarios: Ask for written estimates showing different down payments, points and—when available and permitted—seller credits or rate-buydown options.

Calculate the full payment: Include principal, interest, property taxes, insurance, HOA or condo fees and any assessments.
Do not depend on refinancing: A future refinance may become possible, but the purchase should remain affordable under today’s verified terms.

Actionable takeaway: Before viewing properties seriously, ask your lender for three payment scenarios and establish a comfortable monthly ceiling. Then evaluate homes by total cost—not simply purchase price.

Send us a DM if you would like to align a Gulf Coast property search with a clearly defined monthly-cost strategy.

📊 Important context: Freddie Mac’s figure is a national weekly average, not a Florida-specific quote. The pending-sales figure applies statewide; Gulf Coast conditions vary by market, property type and price range.

08/27/2026

The monthly condo fee is only the visible cost. The building’s inspection results, reserve plan and upcoming projects may matter far more.

Before purchasing a Florida condo:
Understand the reports: A milestone inspection evaluates structural condition and load-bearing elements. A Structural Integrity Reserve Study—SIRS—is a financial planning tool for major association-maintained components.

Look beyond the reserve balance: Compare current reserves and planned contributions with the SIRS funding plan. A large account balance alone does not establish that the association is adequately funded.

Review recent meeting minutes: Search for proposed assessments, repair bids, insurance changes, engineering concerns, litigation and major roof, elevator, concrete or waterproofing projects.

Calculate your actual exposure: Confirm your unit’s share of existing assessments, payment schedules and whether any unpaid amount will be addressed by the buyer or seller under the contract.

Actionable takeaway: Create a one-page ownership-cost summary covering the monthly fee, current assessments, reserve funding, anticipated projects, property taxes and insurance before your contractual review periods expire.

Send us a DM if you would like help organizing the due-diligence questions for a Gulf Coast condominium.

📌 Florida-wide context: Many residential condominium buildings three stories or higher are subject to recurring SIRS requirements, with statutory exceptions. Applicability and financial condition must be evaluated for the specific association. This is general real-estate information, not legal or financial advice.

08/26/2026

Two Sarasota homes can appear equally close to the beach on a map—and create completely different daily routines.

When comparing mainland, downtown and barrier-island communities, evaluate how the location actually functions:

Account for the bridges: A short distance to Lido Key or Siesta Key can feel very different depending on the time of day, season and bridge route. Test the drive when you would normally travel—not only during a scheduled showing.

Understand the transportation network: Sarasota’s complimentary Bay Runner operates seven days a week between Downtown Sarasota, St. Armands Circle and Lido Key. This can make a downtown or Lido-area lifestyle less dependent on beach parking.

Separate Siesta Key from mainland access: The free Route 77 Siesta Islander serves Siesta Key between Siesta Key Village and Turtle Beach. Since April 25, 2026, the trolley remains on the island, so mainland residents must still plan how they will reach the Key.

Evaluate your complete routine: Consider groceries, restaurants, medical appointments, airport access, visiting guests and evening activities—not merely the distance to the sand.

Actionable takeaway: Before choosing a Sarasota community, test one realistic weekday route and one weekend beach trip. Include parking, bridge time and available trolley connections in the comparison.

Send us a DM if you would like a practical lifestyle comparison between Sarasota’s mainland and barrier-island communities.

📍 Local context: The transportation details above apply specifically to Sarasota. Similar-looking coastal communities elsewhere along Florida’s Gulf Coast may offer very different mobility options.

08/25/2026

A low insurance premium does not necessarily mean a Florida home is inexpensive—or even straightforward—to insure.

Before the inspection period expires, buyers should evaluate the complete insurance picture:

Confirm insurability, not merely an estimate: A preliminary quote may remain subject to underwriting, roof age, prior claims and inspection results. Insurers commonly request a four-point inspection covering the roof, electrical system, plumbing and HVAC.

Review the actual coverage: Ask what is included or limited for wind, water damage, screened enclosures, pool cages, personal property and replacement costs. The purchase price and the insured replacement value are not the same calculation.

Translate deductibles into dollars: Florida policies typically have separate hurricane and all-other-perils deductibles. A 2% hurricane deductible on $500,000 of dwelling coverage equals $10,000—not 2% of the repair bill.

Evaluate flood coverage separately: Most homeowners policies do not cover flooding. Flood-zone designation, lender requirements and the buyer’s personal risk tolerance should be reviewed alongside a separate flood-insurance quote.

Actionable takeaway: Obtain written insurance terms early enough to understand the coverage, exclusions, dollar-value deductibles and any required repairs—while contractual options may still be available.

Send us a DM if you are calculating the complete ownership costs of a Gulf Coast property.

08/24/2026

Florida’s luxury market is gaining momentum—but a strong statewide headline does not make every luxury property equally liquid.

Florida Realtors’ July 2026 data shows significant year-over-year growth at the upper end of the market:

- Luxury condos and townhouses: Closed sales at $1 million and above increased by more than 31%.

- Luxury single-family homes: Closed sales above $1 million rose by more than 27%.

- Context matters: Million-dollar units represented only slightly more than 6.5% of all condo and townhouse closings. A large percentage increase does not mean every building, community or price tier is moving at the same pace.

- Luxury buyers evaluate different priorities: Newer construction, coastal location, privacy, amenities, condition and lifestyle can matter more than broad statewide pricing trends. Affluent buyers may also be less sensitive to mortgage-rate changes because cash and larger down payments are more common.

The broader Florida market remains segmented: condo inventory is still more elevated than single-family inventory, and condos generally take longer to secure a contract—even while luxury condo sales are posting strong growth.

Actionable takeaway: When evaluating a Gulf Coast luxury property, separate the statewide headline from the local evidence. Review the specific property type, price band, community and closest active, pending and recently sold competitors.

Send us a DM if you would like a focused luxury-market analysis for a property or community in Southwest Florida.

08/23/2026

A price adjustment should change a property’s competitive position—not simply create a few new clicks.

Florida’s July 2026 statewide data shows an active but evolving market: single-family sales increased just over 5% year over year, while condo and townhouse sales rose 11%. At the same time, inventory declined in both categories. That does not mean every listing has equal pricing power—conditions vary significantly by community, property type and price range.

Before changing the asking price:
Diagnose the problem: Few online views may indicate weak presentation or limited exposure. Views without showings often suggest a value mismatch. Showings without offers may point to price, condition, insurance concerns or stronger alternatives.

Change the competitive position: A meaningful adjustment should improve the property’s ranking among realistic substitutes or move it into a new buyer search bracket. A minimal reduction may leave the listing in essentially the same position.

Review current competition: Compare the home with active and pending listings—not only older closed sales. In markets such as Cape Coral, sellers may also compete with new construction, builder incentives and financing offers.

Relaunch the complete value proposition: If the price changes, reconsider photography, property condition, showing access, included furnishings and contract terms at the same time.

Actionable takeaway: Before approving a reduction, write down the specific result it should achieve: a new search bracket, a stronger position among competing homes or a better response from qualified buyers. Then establish a date to measure whether it worked.

Send us a DM if you would like a focused positioning review for a property on Florida’s Gulf Coast.