Jeannette McIntosh Realtor

10/19/2026

Looking for a home with no HOA?
Start with your plans for the property!

When a buyer tells me they want a home without an HOA, my next question is usually, “What would you like to do there?”

Maybe it’s keeping an RV at home, having animals, or adding a workshop.

Those details help us look beyond a search filter and find out whether a property actually fits.

Even without an HOA, zoning, permitting requirements, and recorded deed restrictions (including those in communities governed by a Community Development District, or CDD) can still affect your plans. The right questions depend on the property and how you want to use it. Planning and Zoning is a good place to start.

If you want to be sure you can do what you have in mind, I recommend requesting a zoning verification letter from the planning office (called Letter of Conformance in Lake County).

For sellers, gathering available approvals and restriction documents before listing can make the whole process much smoother.

The goal isn’t just to find a home without an HOA. It’s to find a property that supports the way you want to live.

If you’re starting your search for a non-HOA home here in Lake, Sumter, or Marin County, I’d love to help!

Call now to connect with business.

10/18/2026

Can you live near The Villages and still enjoy what you love about it?

Lady Lake puts you close to restaurants, shopping and public events—and some properties offer more yard space or room for a boat or RV. But living nearby doesn’t come with the same access to resident amenities.

Before you decide, it helps to understand what you gain—and what you might miss.

10/14/2026

Is your fence where you think it is?

Fences, sheds, pools, and additions aren’t always built where they should be. Some sit over the property line or inside a utility or drainage easement, and if that’s discovered, the city, county, or utility may require them to be moved or removed, sometimes at the owner’s expense.

A property survey can help you catch it before it becomes a costly surprise.

Thinking about buying or selling and have questions about the process? Reach out. I’m happy to talk it through.

10/12/2026

🚨 PUBLIC SERVICE ANNOUNCEMENT 🚨

That “low rate” from the builder? Ask one question first: how long does it last?

Builders are advertising rates that look amazing right now. Before you get excited, find out whether that rate is temporary or permanent. They are very different things.

Temporary buydown (the payment goes UP later)

🔹 2-1 buydown: Your rate is 2% lower in year one and 1% lower in year two. In year three, you pay the full rate on your loan.

🔹 3-2-1 buydown: Same idea, but it steps up over three years: 3% lower, then 2%, then 1%, then the full rate in year four. Yes, these still exist, and builders use them often. (A plain “3-1” isn’t a standard product, so if you see one advertised, ask for the exact structure in writing.)

The savings are real, but they are temporary. Your payment goes up on a schedule, and that matters a lot if you’re on a fixed or set income.

Permanent buydown (the rate stays down)

This is when discount points are paid at closing to lower your interest rate for the entire life of the loan. It costs more upfront, but your payment stays consistent every year.

Here’s the part many buyers miss: with a temporary buydown, you are qualified at the full note rate, not the reduced rate you’ll pay in the first couple of years. So the buydown helps your early payments, but it doesn’t help you qualify for a bigger loan.

What about refinancing later?
Maybe rates will be lower in two or three years, and refinancing could be an option. But it’s not a guarantee. Rates could be higher, and refinancing has its own costs and qualifying requirements. Don’t buy a home counting on a refinance. Buy it on a payment you can live with.

Questions to ask before you fall for the rate:

✅ Is the buydown temporary or permanent?
✅ What will my payment be in year 1, year 2, year 3, and after?
✅ What rate am I actually being qualified at?
✅ Would I be better off with a price reduction or closing cost credit instead?
✅ Does the incentive require me to use the builder’s preferred lender, and how does that lender’s rate compare?

A great incentive can absolutely be a smart move. You just want to know the full picture before you sign.

Thinking about a new construction home in Lake, Sumter, or Marion County? Message me and I’ll help you compare the numbers side by side.

Jeannette McIntosh, Broker Associate | REALTOR®
LPT Realty

NOTE: This is general information, not financial advice. Please confirm all loan terms with your lender.

10/10/2026

One of the biggest draws of The Villages is the active lifestyle — and how easy it can be to meet people and make social connections.

With countless clubs, classes, activities, and events, there are so many opportunities to stay involved, try something new, and find people who share your interests.

For many people, that sense of connection becomes just as important as the home itself.

10/10/2026

10/07/2026

I'd add that it's also about the education an agent is willing to invest in throughout their career.

Experience builds perspective. Continued education—learning from the course material, the instructor, and fellow agents who share their knowledge and experiences—sharpens our knowledge, strengthens our skills, and helps us better serve the people who trust us with one of life’s biggest decisions.

The value isn't just in the time we spend with you. It's in the preparation we bring to every conversation, negotiation, and decision.

From day one, I knew experience would come with time, but investing in my education was something I could do right away. I've stayed committed to both so I can bring greater knowledge, guidance, and value to every client I serve.

Facts💯

10/07/2026

📈 Mortgage Rates Moved Up This Week

Freddie Mac reports the average 30-year fixed rate rose to 7.28% on October 1, up from 7.03% a week earlier. That's a national average for conventional conforming loans, so your own rate will depend on your credit, down payment and loan type.

Still, a quarter-point jump in one week can affect both your qualification and your monthly payment.

If you were preapproved earlier, it's a good idea to ask your lender to update your numbers before you write an offer. The payment you planned for a few weeks ago may not be the payment you're looking at today.

That's how I work with my own buyers: we update the financing first, then decide what offer structure helps you most.

If you're just beginning your journey, start with a conversation. No pressure, just a plan.

Jeannette McIntosh, Broker Associate, REALTOR®
LPT Realty
(352) 552-1746

10/05/2026

There Aren't Just Two Markets. Everyone Forgets the Middle!

We hear it constantly: "Is it a buyer's market or a seller's market?" But there's a third option people always overlook, and it's where we actually want to be: a balanced market. Neither side holds all the cards. And if you want a deal to close, you have to be open to negotiating.

Good news: Marion, Lake and Sumter Counties are ALL in a balanced market.

September's numbers don't show one dramatic swing. They show something more useful: each county, and each type of property, is moving a little differently.

📊 What the numbers say:

Lake and Marion had slightly fewer active listings than the month before, while Sumter added inventory.

Typical time on market:
Lake 73 days | Marion 78 days | Sumter 67 days

Recent sales averaged only about 1.65% to 2.25% below the final asking price

That word "final" matters! Many sellers hold firm at first, then adjust the price later. So that 1.65% to 2.25% reflects the price after those adjustments, not the original list price.

For buyers: Longer market time gives you room to compare homes, investigate insurance and weigh your options. It may also create room to negotiate price, repairs, closing costs or help with your interest rate. But sellers aren't accepting extremely low offers, and every situation is different.

For sellers: Thoughtful pricing and great presentation are still essential.

Don't forget rates: The national average for a 30-year fixed mortgage rose to 7.28% on October 1. If you were preapproved earlier, ask your lender to update your payment before deciding what, and how, to offer.

There's no single headline that fits every neighborhood or property in Lake, Marion and Sumter Counties. The best decisions come from understanding your home's true competition and how the numbers fit YOUR plans.

Thinking about buying or selling? Give me a call, text or message me ! I'm here to help.

Jeannette McIntosh, Broker Associate, REALTOR®
LPT Realty
(352) 552-1746

Call now to connect with business.