Florida Luxury Homes by Ethel Buns

09/29/2026

09/28/2026

Did you know we have over 430,000 residential parcels in Pinellas? What about over 240,000 single family units? Ever wondered what our parcel and housing unit stats for Pinellas County are? We have that information on our website, PCPAO.gov!

09/26/2026

Williams Park Is Getting an Ice Rink. In St. Pete. Yes, Really. ⛸️🌴

Downtown’s oldest park is about to get a holiday makeover. Winter Wonder is planned for Nov. 20 through Jan. 3, bringing an open-air ice rink, a market with local businesses, food, drinks and entertainment to Williams Park. ✨

And there’s a bigger idea behind the holiday lights: organizers will use those six weeks to see how people use the park before more permanent improvements begin in 2027.

So, St. Pete: are you skating, shopping, or staying firmly on Florida ground? 👀

09/25/2026

We have informational brochures on our website! These brochures are packed with valuable information designed to provide a comprehensive understanding of the topics that matter most to property owners. Whether you're a curious learner or someone seeking guidance, these brochures will be your ultimate go-to resource! Available in English AND Spanish!

https://www.pcpao.gov/learn-about/brochures-flyers

09/23/2026

Thinking of transferring your homesteaded property into a LLC? While a LLC may provide some liability protection it won’t protect your property’s assessment cap from resetting to Just/Market Value. Transferring your property to or from an LLC is considered a change of ownership for property tax purposes under state law, causing a removal of any existing assessment cap on the property and a higher property tax bill the following tax year.

If you’ve already done so this year, you can quitclaim the property back before year end to prevent this from happening in the new year. As always, contact our office at (727) 464-3207 with any questions.

09/19/2026

A major condo financing change is coming—and Florida condo communities should be preparing now.

For Fannie Mae loan applications dated January 4, 2027 or later, the minimum replacement-reserve allocation used in a Full Review will increase:

Current standard: 10% of annual budgeted assessment income
New standard: 15%

That is a 50% increase in the required reserve-allocation percentage.

Why does this matter?

Because an association’s financial condition can affect whether a buyer qualifies for conventional financing. Reserve funding is no longer simply an HOA accounting issue—it can directly affect a condo’s marketability.

A few important clarifications:

• This does not mean every HOA must automatically increase its fees by 5%.
• It does not mean a project that falls short becomes “cash only.”
• An acceptable reserve study may provide another path.
• Florida’s SIRS requirements and Fannie Mae’s financing requirements are not the same thing.

A condominium may comply with Florida law and still face challenges satisfying Fannie Mae’s project requirements.

The timing is especially important because many associations will adopt their 2027 budgets during the fall of 2026. Boards, property managers and owners should understand how their proposed budgets may affect future financing before those budgets are finalized.

For sellers, the question is no longer just:

“What is my condo worth?”

It is also:

“Will the next buyer be able to finance it?”

If you are buying, selling or listing a Florida condominium, review the project’s reserves, insurance, special assessments, deferred maintenance and financing eligibility early—not after the property is already under contract.

Some condos that do not meet traditional Fannie Mae requirements may still have alternative financing options.

Questions about a particular condo project? Let’s review it before it becomes a closing problem. call me 813-382-8491

Armando Tundidor
President | Mortgage Loan Originator

Excel Mortgage Network, Inc.
NMLS #322975 | Company NMLS #225098
“Providing Mortgage Solutions for Life”

09/18/2026

Many prospective home buyers are delaying their purchase while waiting for rates to drop, even though most misjudge how high rates actually are and what it truly takes to qualify, and many now regret not buying sooner. Free Consultation! https://bit.ly/Contact-Excel-Mortgage

09/15/2026

You can hang out with capybaras, lemurs, and more at this wildly cute Florida café.