Michael Hertel - NextHome Beach to Bay

09/23/2026

Most people think the biggest tax benefits of homeownership are deducting mortgage interest and property taxes, but with nearly 90% of taxpayers now taking the standard deduction, some of the most powerful advantages may actually come later through capital gains exclusions when selling and stepped-up basis rules when property is inherited. Homeownership can be about much more than monthly payments; it can also play an important role in long-term wealth building and family planning.

Helping homeowners when they buy, sell and all the years in between.
(941) 416-8811 [email protected]

While many homeowners focus on mortgage interest deductions, two of the most valuable and overlooked tax benefits may actually be the capital gains exclusion and stepped-up basis for inherited property.

09/22/2026

One of the biggest mistakes I see sellers make is assuming buyers will overlook little things. In reality, small details often shape a buyer's first impression and influence how they perceive the home's overall value. The good news is that many of the most effective improvements are simple and affordable. If you're thinking about selling, I'd be happy to recommend which updates are worth doing and which ones you can skip, so you can make the best first impression possible. Reach out anytime for a no-obligation consultation.

Learn more at https://BetterHomeowners.com/MichaelHertel/2026/09/22/Small-Improvements-Can-Create-Big-Perception-Shifts-with-Buyers

09/21/2026

Life changes, but our homes don't always change with us. Maybe you need more space or less. Maybe the stairs are becoming a challenge, the commute is wearing you down, or your lifestyle has shifted in ways your home no longer supports. You don't have to feel "stuck"; exploring your options doesn't mean you're committing to a move. It simply gives you clarity.If you're starting to feel like your current home no longer fits your life, reach out. I can walk you through your choices, estimate your equity, and help you plan your next step, whether that's now or years from now.

Learn more at https://BetterHomeowners.com/MichaelHertel/2026/09/21/How-much-longer-are-you-willing-to-stay

Helping homeowners when they buy, sell and all the years in between.
(941) 416-8811 [email protected]

09/18/2026

The face of first-time homebuyers has changed dramatically according to the NAR 2025 Profile of Buyers & Sellers. In 1985, married couples made up a whopping 75% of first-time buyers, and today, it's just 50%. Meanwhile, single women have surged from 11% to 25%, and unmarried couples have nearly tripled from 4% to 11%. The American Dream is evolving; are you ready to claim your piece of it? Don't wait for trends to pass you by...start your journey today!

Learn more at https://BetterHomeowners.com/MichaelHertel/2026/09/18/Rewriting-the-Rules-of-Homeownership

Helping homeowners when they buy, sell and all the years in between.
(941) 416-8811 [email protected]

09/17/2026

While insurance carriers in storm‑heavy areas (Midwest, South, Plains) were the first to adopt higher or percentage-based wind and hail deductibles, multiple sources show the trend started regionally and is now entrenched across the U.S. continuing to expand as severe weather spreads to new areas.This option lowers premiums but the insured will be out of pocket more if a loss occurs.

Learn more at https://BetterHomeowners.com/MichaelHertel/2026/09/17/Increasing-Deductibles-Can-Lower-Insurance

Helping homeowners when they buy, sell and all the years in between.
(941) 416-8811 [email protected]

09/16/2026

Not all second homes are treated the same. Whether a property is used primarily for personal enjoyment, short-term vacation use, or as a rental investment can affect financing options, tax treatment, and deductible expenses. Understanding those differences before buying can help homeowners make smarter long-term decisions. If you'd like to explore your options, I'd be happy to help.

Helping homeowners when they buy, sell and all the years in between.
(941) 416-8811 [email protected]

The way a second property is used, personal enjoyment, limited vacation use, or rental income, can significantly affect financing, taxes, and long-term investment benefits.

09/15/2026

Many homeowners are surprised to learn that market value and assessed value are not the same thing. Market value is what a buyer may be willing to pay based on current demand, recent sales, condition, location, and competition. Assessed value is used by the local taxing authority to help calculate property taxes and may follow different rules, timelines, exemptions, or limits. That is why your tax assessment may be higher or lower than what your home could actually sell for. If you are wondering what your home may be worth in today's market, contact me. I can help you look at the real estate side of the numbers.

Learn more at https://BetterHomeowners.com/MichaelHertel/2026/09/15/Market-Value-vs-Assessed-Value-What-s-the-Difference

09/14/2026

Buying another? The first step isn't looking at homes online; it's understanding your options. Start by finding out how much equity you have, what your current home is likely worth, and what you can comfortably afford for your next purchase.From there, you can determine whether it makes more sense to sell first, buy first, or coordinate both transactions. Having a clear plan before you start helps reduce stress, avoid costly surprises, and gives you more confidence throughout the process.If you're considering making a move, let's sit down and create a strategy that's tailored to your goals and today's market.

Learn more at https://BetterHomeowners.com/MichaelHertel/2026/09/14/Thinking-of-Buying-Selling-Start-with-a-Plan

Helping homeowners when they buy, sell and all the years in between.
(941) 416-8811 [email protected]

09/11/2026

Thinking of selling your home? You're not alone, 90% of sellers rely on a real estate professional to get the job done right. From pricing strategy to marketing and negotiations, having an expert on your side can make all the difference. Don't leave money on the table, connect with a trusted agent today and start your journey to a successful sale!

Learn more at https://BetterHomeowners.com/MichaelHertel/2026/09/11/90-of-home-sellers-used-an-agent

Helping homeowners when they buy, sell and all the years in between.
(941) 416-8811 [email protected]

09/10/2026

A recent article from Freddie Mac highlighted how a mortgage rate lock can help buyers reduce uncertainty during the home buying process. Since interest rates can change daily, locking your rate may help protect your monthly payment if rates increase before closing.Rate locks can provide peace of mind, especially in changing market conditions, but the timing and terms vary depending on the lender and loan program. Some lenders even offer "float-down" options if rates improve.If you're planning to buy, understanding how rate locks work is an important part of financing strategy. I'm happy to connect you with trusted mortgage professionals who can explain your options clearly.

Learn more at https://BetterHomeowners.com/MichaelHertel/2026/09/10/Uncertain-about-a-mortgage-rate-lock

Helping homeowners when they buy, sell and all the years in between.
(941) 416-8811 [email protected]