Robert Carlson, Real Estate Agent

09/18/2026

“How much is my home actually worth?”

The answer is usually more complicated than an online estimate or what the house down the street sold for.

According to the National Association of REALTORS® 2025 Home Buyers and Sellers Generational Trends report, 36% of sellers reduced their asking price at least once. And in a November 2025 NAR presentation using MLS data, the gap between list price and closing price grew as homes stayed on the market longer—from about 4.9% for homes selling within 14 days to 13.8% for homes taking more than 120 days.

That doesn’t mean days on market automatically cause a lower price, but it does show why getting the initial pricing strategy reasonably aligned with the market matters.

At the same time, price isn’t the only way a seller can compete. The same NAR report found that 24% of sellers offered some type of incentive to attract buyers.

Depending on the situation, that can mean things like:

help with allowable closing costs
repairs or credits
a home warranty
interest-rate buydown options
flexibility on closing or possession
or even a verified assumable mortgage, when one is available

And in Tampa Bay, the details can get very local. A Wesley Chapel resale may be competing with builder incentives. A Lutz or Odessa property may require a very different set of comps. HOA/CDD costs, insurance, roof age, lot type, pool, condition and current competition can all affect how buyers see value.

Link to the full article on my website is in the comments.

It should help explain what the market supports, what buyers are comparing your home against, and how the property can be positioned to compete.

09/14/2026

Looking for a Wesley Chapel home without a CDD?

You may have more options than you think.

A lot of buyers assume that avoiding a Community Development District means giving up newer homes, gated neighborhoods, pools, townhomes, villas, or other amenities.

That is not always the case.

I just published a new guide looking at Wesley Chapel communities with an HOA but no CDD, including examples of:

newer and new-construction single-family homes
established neighborhoods
gated communities
villas and townhomes
amenity-rich communities
acreage and equestrian options

One important point: no CDD does not automatically mean lower monthly or annual costs.

Some HOA-only communities may still have significant dues because the association is paying for things like landscaping, exterior maintenance, gates, pools, clubhouses, or other shared services.

So the better question is not just:

“Does this home have a CDD?”

It is:

“What is the total cost of ownership, what do the fees cover, and does that community fit the way I want to live?”

I also included a section on how to verify whether a specific property actually has a CDD, because community names and online listing information do not always tell the whole story.

If you are considering a move to Wesley Chapel and want to compare CDD vs. no-CDD options, this guide is a good place to start.

Link to full article is in the comments.

09/12/2026

Thinking about selling a home in Wesley Chapel?

One of the biggest challenges resale sellers face right now is not just the house down the street — it’s new construction.

Builders may be offering things like:

reduced interest rates
closing-cost assistance
price reductions
temporary rate buydowns
quick-move-in incentives

That can make a brand-new home look very attractive to buyers.

But resale sellers can still compete — if the home is positioned correctly.

In my latest article, I break down how Wesley Chapel sellers can think beyond just price and look at the full buyer decision:

✅ Pricing against the competition buyers are actually seeing
✅ Seller-paid closing costs
✅ Rate buydown strategies
✅ Presentation and condition
✅ HOA/CDD and ownership-cost differences
✅ Working with lenders who may have additional financing options
✅ Comparing seller net proceeds instead of focusing only on the headline sales price

The goal is not to blindly match every builder incentive.

It is to make your home the stronger overall choice for the right buyer.

If you’re considering selling in Wesley Chapel, I can help you compare your home not only to recent resale sales, but also to the new-construction competition currently influencing buyers in your area.

Read the full article on my website. Link in comments.

Robert Carlson, REALTOR®
eXp Realty
Wesley Chapel & Greater Tampa Bay

09/08/2026

Thinking About New Construction in Tampa Bay? Don’t Look at the Incentive Alone

Builders across the Tampa Bay area continue to use incentives to attract buyers — especially on Quick Move-In homes and certain available inventory.

Those incentives can be valuable. But when I help buyers compare new construction, I encourage them to look beyond the advertised number.

A builder may offer:

• Interest-rate buydowns
• Closing-cost assistance
• Price reductions
• Quick Move-In discounts
• Design or upgrade credits
• VA-specific financing incentives in some cases

The biggest incentive is not always the best deal.

For example, a lower mortgage rate may save a buyer more over time than an equivalent reduction in purchase price. In another situation, closing-cost assistance may be more valuable because it reduces the amount of cash needed at closing.

Quick Move-In vs. To-Be-Built

Incentives can also vary depending on the type of home.

Builders often have more motivation to sell completed or nearly completed Quick Move-In inventory. A to-be-built home may offer more opportunity to choose the homesite, floor plan and finishes, but it may not come with the same financial incentives.

That is why I like to compare all three options when they make sense:

Quick Move-In new construction
To-be-built new construction
Nearby resale homes

The comparison should include much more than the purchase price.

Look at the total cost of ownership

In communities throughout Wesley Chapel, Pasco County and Greater Tampa Bay, buyers should also consider:

• HOA fees
• CDD assessments
• Property taxes
• Homeowners insurance
• Flood considerations
• Financing costs
• Commute and location
• Inspections
• Long-term resale and lifestyle fit

A large builder credit can look great on paper, but it should be evaluated alongside all of those other costs.

For VA and military buyers

This can be especially important for buyers relocating to the Tampa Bay area or PCSing to MacDill AFB. Builder financing incentives, VA loan benefits and location/commute considerations can all affect which option makes the most sense.

I’m a retired U.S. Air Force Lieutenant Colonel, Military Relocation Professional (MRP), and I’ve personally used VA financing twice. I work with buyers throughout Tampa Bay to compare new construction and resale options based on the complete financial and lifestyle picture.

Builder incentives, rates and available inventory can change quickly, so think of any current offer as a snapshot, not a permanent price or promotion.

I put together a more detailed guide covering current Tampa Bay new-construction incentives and how I recommend buyers evaluate them.

Read the full article here: https://bit.ly/developerincentivestampabayFBpostLink

09/03/2026

A major Florida property-tax proposal just picked up an important endorsement. Florida Realtors®’ Board of Directors has announced its support for Amendment 3, which voters will consider this November.

If approved by at least 60% of voters, Amendment 3 would:

🏠 Increase the homestead exemption for non-school property taxes to $150,000 in 2027 and $250,000 in 2028.

📉 Reduce the annual assessment-growth cap on non-homestead property — including rentals, second homes and commercial property — from 10% to 5%.

📋 Create a process for additional local property-tax exemptions in the future.

The ballot wording has also changed significantly. A judge ruled that the original title — “Save Our Homes From Excessive Property Taxes” — and parts of the summary were not sufficiently neutral. The revised title is now:
“Increased Homestead Exemption; Lower Cap on Increases in Non-Homestead Property Assessments.”

The proposal itself did not change — but voters will now see a more straightforward description of what it does.

Florida Realtors® says it supports the amendment because it would provide meaningful property-tax relief and support attainable homeownership.

There is also a significant counterargument: local governments and public-safety organizations have raised concerns about reduced property-tax revenue and the potential impact on local services.

Recent polling has generally shown support near or above the 60% threshold required for passage, but support has fallen in some surveys when voters are presented with the potential fiscal tradeoffs.

This could be one of the most consequential Florida real-estate issues on the November ballot — and it is worth understanding beyond the headline.

08/29/2026

🔥 Two Tampa Bay ZIP codes are standing out in the housing data: 34637 and 33559.

When people talk about the “Tampa Bay real estate market,” it can sound like every neighborhood is moving the same way. It isn’t.

I recently dug into the ZIP-level numbers, and two North Tampa Bay areas caught my attention:

📍 34637 — Land O’ Lakes
📍 33559 — Lutz

Both are benefiting from the continued growth along the I-75 corridor, access to Tampa, newer housing and communities, and strong buyer interest in the northern Tampa Bay suburbs.

The bigger takeaway for buyers and sellers is this:

Your ZIP code can tell a very different story than the broader county, Tampa Bay, Florida, or national housing headlines.

That matters when you’re deciding what to offer, how to price a home, whether to wait, or where to focus your search.

I broke down what is happening in 34637 and 33559, why these two ZIP codes stood out, and what the numbers may mean for buyers and sellers in my latest Tampa Bay market article.

👇 I’ll put the full analysis in the comments.

08/27/2026

Touring 5 luxury homes today in Odessa, Florida 🏡🌴

Exploring luxury real estate, beautiful outdoor living spaces, pools, and some of the standout homes available in the Odessa & Tampa Bay market.

📩 Message me for more info on any of these homes.

TampaBayRealEstate TampaBayHomes FloridaRealEstate

08/27/2026

Moving to Tampa Bay in 2027? Here’s what it could cost you. 💰

You could miss out on immediate access to a larger homestead property-tax exemption once you own and homestead a Florida primary residence.

If at least 60% of voters approve Amendment 3 this November, someone who establishes Florida permanent residency after Dec. 31, 2026 would generally get the existing homestead exemption when they qualify, but wait until the 5th year for the larger benefit.

Here’s the difference:

🏠 Current 2026 homestead exemption:
• $25,000 of assessed value exempt from all property taxes, including school taxes
• An additional $26,411 exempt from non-school property taxes

So up to about $51,411 is currently exempt from non-school property taxes.

If Amendment 3 passes, the non-school exemption could rise to:

💰 Up to $150,000 in 2027
💰 Up to $250,000 in 2028

School-district property taxes would NOT get those increases.

Actual savings depend on the home’s assessed value and local tax rates.

Important: this does NOT mean you have to rush out and buy a Florida home before January. The proposed cutoff is tied to Florida permanent residency, not simply the date you buy.

Someone could potentially move to Florida and rent first, establish Florida as their permanent residence before the cutoff, and buy a qualifying primary residence later.

Considering a Tampa Bay move in late 2026 or 2027? This is worth understanding as you plan your timing.

Headed to Tampa Bay? Reach out — I’d be happy to help you find the right place.

Robert Carlson | REALTOR®
eXp Realty LLC | FL License
📱 (813) 825-5292
📧 [email protected]

Sources: FL Dept. of State • FL Senate • FL Dept. of Revenue

Disclaimer: I’m a REALTOR®, not an attorney or tax professional. This is general information, not legal or tax advice. Residency and exemption eligibility depend on individual circumstances.

FloridaHomestead

08/24/2026