Realtor Stephens

Realtor Stephens We are Real Estate specialists at the Keller Williams Realty Winter Park office, serving home buyers, sellers, and investors in the greater Orland area.

09/03/2026

Quick question for every Florida homeowner thinking about selling:

Do you know what you'll ACTUALLY walk away with after everything is paid?

Most sellers know their Zillow estimate. Fewer know their real net after:
→ Real estate commission
→ Documentary stamp taxes (0.70% of sale price — Florida-specific)
→ Title insurance (when seller pays)
→ Prorated property taxes
→ HOA payoffs and estoppel fees
→ Repair credits and other concessions
→ Their mortgage payoff balance

The gap between "my house is worth $X" and "I'll walk away with $Y" can be $30,000–$60,000 on a typical Central Florida transaction.

I've built a free, real-time Florida Seller Net Sheet calculator in my new guide — enter your estimated sale price, your mortgage balance, and your county, and see your estimated walk-away proceeds in seconds.

No email required. No sign-in. Just the real numbers.

📖 Free calculator + complete guide: https://realtorstephens.com/florida-seller-net-sheet-closing-cost-calculator-2026/
📞 Want a custom net sheet with current comps? 407-603-1664


💛 One of the most common questions I receive from Florida homeowners and their adult children: "Can we sell the house if...
09/02/2026

💛 One of the most common questions I receive from Florida homeowners and their adult children:

"Can we sell the house if it has a reverse mortgage?"

The answer is YES — and in many cases, selling is the best financial option available.

Here's what you need to know:

A reverse mortgage (most commonly an FHA-insured Home Equity Conversion Mortgage, or HECM) is a loan against your home's equity where NO monthly payments are required. Instead, the loan balance grows over time as interest accrues.

When the home is sold:
→ The reverse mortgage lender is paid off from the sale proceeds
→ If the home sells for MORE than the loan balance — you (or the estate) keep the difference
→ If the home sells for LESS than the loan balance — the FHA insurance covers the gap (on HECM loans) — the borrower or heirs don't owe the difference

Here's what surprises most people:

✅ You can sell at ANY time — there's no minimum time requirement to hold the property
✅ If you've built equity above the loan balance, that equity is yours at closing
✅ Florida home values in 2026 mean many HECM borrowers have MORE equity above the loan than they realized — because the home appreciated while the loan balance grew
✅ Adult children inheriting the home have 6–12 months to either refinance, pay off the loan, or sell

I've helped families navigate reverse mortgage home sales — and the process is more straightforward than most people expect. The key is getting a good REALTOR® and understanding the payoff process before listing.

📖 Full guide: https://realtorstephens.com/selling-home-with-reverse-mortgage-florida-2026/
📞 Questions about selling a reverse mortgage home in Florida? 407-603-1664


"We found the perfect home, but ours isn't sold yet. Are we stuck?" Not necessarily. If you've built equity in your curr...
09/01/2026

"We found the perfect home, but ours isn't sold yet. Are we stuck?"

Not necessarily.

If you've built equity in your current home, a bridge loan might be exactly what you need.

Here's how it works in plain English:

A bridge loan is short-term financing (typically 6–12 months) that uses your current home's equity as collateral to fund the down payment or even the entire purchase of your next home. It literally bridges the gap between buying your next home and receiving the proceeds from selling your current one.

Real-life scenario:
Your home is worth $520,000. You owe $180,000. Your equity: $340,000.
You found a home for $485,000 and need $97,000 (20%) for a down payment.
You don't have $97K liquid, but it's sitting in your equity.

A bridge loan solves this. You borrow against the equity now, close on the new home, then repay the bridge loan when your current home sells (usually within 30–90 days).

Here's what people don't know:

✅ Bridge loans are NOT the same as "hard money" most lenders offer them as a standard short-term product
✅ Interest-only payments during the bridge period keep monthly cost manageable
✅ You avoid contingent offers, which sellers often reject in favor of cleaner offers
✅ You can sell your current home on YOUR timeline instead of under pressure

The downsides? They're real:
⚠️ Bridge loans carry higher interest rates than standard mortgages
⚠️ You must qualify to carry both the bridge loan AND your new mortgage (DTI considerations)
⚠️ If your current home takes longer to sell than expected, you're carrying more cost

They're not right for everyone, but for the right situation, they're powerful.

I'm a licensed Mortgage Broker and REALTOR® I can evaluate whether a bridge loan makes sense for YOUR specific equity position, qualifier profile, and timeline.

📖 Complete bridge loan guide for Florida: https://realtorstephens.com/bridge-loan-florida-2026-guide-buy-before-you-sell/
📞 Let's run the numbers: 407-603-1664 / NMLS #1933745


08/31/2026

For every Winter Park homeowner who has said this at least once recently:

"The house feels too big. The kids are gone. We're rattling around in 4 bedrooms. But we don't know where to start."

This is the moment I specialize in.

After 24 years helping families through every stage of real estate — the first purchase, the move-up, the investment, and yes, the smart downsize — here's what I know about downsizing in Winter Park:

✅ You likely have MORE equity than you think.
Winter Park home values have appreciated significantly over the past five years. Many homeowners who bought before 2020 are sitting on $200,000–$400,000+ in equity. That equity can fund your next home AND significantly improve your retirement picture.

✅ You have MORE options than you think.
Downsizing doesn't mean settling. Winter Park and the surrounding area has gorgeous condos, luxury townhomes, 55+ communities with incredible amenities, low-maintenance single-family homes, and even Four Seasons residences for buyers who want hotel-service living.

✅ The timing is BETTER THAN YOU THINK.
Yes, inventory is up from 2021. But Winter Park's premium neighborhoods hold their value. Well-presented homes are still selling in 35–40 days. And the buyers coming into Winter Park right now — often from the Northeast — are motivated and qualified.

✅ You need someone who understands BOTH sides.
The unique challenge of a downsize is that you're selling AND buying simultaneously (or in sequence). Having one agent who handles both — and who also handles the mortgage if you need bridge financing — removes enormous friction from the process.

That's where I come in.

New guide: Downsizing in Winter Park, FL — the 2026 complete playbook, including the emotional, financial, and logistical parts nobody else talks about.

📖 Read the guide: https://realtorstephens.com/downsizing-winter-park-fl-guide-2026/
📞 Ready to start the conversation? 407-603-1664

08/28/2026

"We're getting showings every week but nobody's making an offer."

This is one of the most frustrating things a seller can experience. And it's one of the most important patterns to understand because showings with no offers is actually really useful diagnostic information.

Here's the thing: if you're getting showings, your marketing is working. The price is close enough that buyers are interested. The photos are compelling enough to schedule a visit. The location didn't scare them away.

But something they find when they arrive or during their comparison to other available homes is stopping them from committing.

In my experience, showings with no offers almost always come down to one of three things:

1️⃣ PRICE IS CLOSE BUT NOT QUITE THERE-Buyers came, liked the home, but found that a similar home nearby gives them more for less. They're using your home to validate that the comp down the street is a better deal.

2️⃣ A CONDITION ISSUE THAT COMES UP IN PERSON -Photos can't hide a cracked driveway, water stains on a ceiling, a dated electrical panel, or the smell of pets. Buyers see it in person and mentally start calculating repair costs then decide it's easier to look elsewhere.

3️⃣ THE HOME SHOWS DIFFERENTLY THAN THE PHOTOS-If the photography was excellent and the home doesn't quite match in person poor staging, clutter, dark rooms, carpets that need replacing — buyers feel a disconnect that creates hesitation.

Here's what I help sellers do:

→ Review actual showing feedback (the specific comments from buyer's agents)
→ Calculate the showing-to-offer conversion rate (are other comparable homes converting at a better rate?)
→ Identify the one or two adjustments that would change the buyer's in-person experience
→ Make the targeted change price, condition, or presentation, not all three at once

I have a Showing Feedback Analysis Checklist in my new guide that helps you read the pattern in your feedback before you make a move.

📖 Full guide: https://realtorstephens.com/showings-no-offers-florida-home-what-to-do-2026/
📞 Let's diagnose what's stopping your sale: 407-603-1664

🤔 "Is now a good time to sell my house in Central Florida?" I answer this question multiple times a week. And here's wha...
08/27/2026

🤔 "Is now a good time to sell my house in Central Florida?"

I answer this question multiple times a week. And here's what I've learned: there is never a universal answer. But there is always a right answer for your specific situation.

Here's what I tell sellers in 2026:

✅ If you bought before 2020, you almost certainly have significant equity — and that equity is real, available, and working for you if you sell.

✅ If you need to move for life reasons (job, family, health, downsizing, divorce), the "perfect" market is less relevant than your readiness and your net proceeds.

✅ If you're waiting for rates to drop so buyers will compete for your home the way they did in 2021 — that specific combination is unlikely to return anytime soon.

The Central Florida facts right now:
→ Median home prices: up ~3.8% year-over-year (good for sellers)
→ Inventory: up 25% from 2025 (more competition = more prep needed)
→ Well-priced homes: still selling in 35–40 days
→ Overpriced homes: sitting 77+ days, taking price cuts

The question is not "is the market perfect?" It's "is my situation ready?"

I built a free Seller Readiness Scorecard in my new guide — 10 questions that tell you whether NOW is your moment or whether waiting 3–6 months with a specific action plan makes more sense.

📖 Full guide + Scorecard: https://realtorstephens.com/is-now-good-time-sell-home-central-florida-2026/
📞 Get the real answer for YOUR home: 407-603-1664

Drop a 🏠 if this is the question you've been sitting with 👇
RealtorStephens.com


08/26/2026

If you've been dreaming about acreage, a workshop, and a home that isn't a cookie-cutter subdivision build, you're not alone. Barndominium interest in Central Florida has picked up a LOT this year, and most of the calls I get start with the same question: where do I even begin?

I wrote a full step-by-step guide covering how to find the right land, what to check before you make an offer (zoning trips up more buyers than anything else), how to pick a builder, and what the whole timeline realistically looks like from empty lot to

Building or know someone who is? Tag them below. 👇
Read it here → https://realtorstephens.com/land-to-barndominium-guide/

📊 Real talk for Central Florida sellers in 2026: This is not 2021. And sellers who are pricing, presenting, and negotiat...
08/25/2026

📊 Real talk for Central Florida sellers in 2026:

This is not 2021. And sellers who are pricing, presenting, and negotiating like it's 2021 are sitting on the market while their neighbors who adapted are closing deals.

Here's what's actually happening in our market right now:

→ Orlando metro has ~8,200 active listings — up 25% from March 2025
→ Homes priced over market are averaging 77+ days on market
→ Buyers now expect sellers to negotiate — concessions, repairs, buydowns
→ New construction is actively offering $20,000–$40,000 in incentives to your buyer pool

That last point is the one sellers miss most.

You're not just competing with the house down the street. You're competing with a builder who will give your buyer a 5.99% rate, new appliances, and a closing cost credit. If your home is priced to perfection but offers nothing that a resale buyer values over new construction, you will sit.

Here's what actually works in 2026's market:

✅ PRICE ACCURATELY on Day 1 — this is more important than any other decision
✅ OFFER A RATE BUYDOWN instead of a price reduction — $8,000 to buy down the buyer's rate saves them ~$100–$150/month forever; that's more valuable to them than a $5,000 price cut
✅ ADDRESS INSURABILITY before listing — roof, HVAC, panel
✅ INVEST IN PROFESSIONAL MARKETING — photos, video, 3D walkthrough for out-of-state buyers
✅ RESPOND FAST — buyers in 2026 have options; if you don't respond to an offer quickly, they move on

The sellers who are winning in this market understand one thing: the market didn't stop. It matured. The approach just has to match it.

I have a complete Seller Concession Calculator in my new guide so you can see exactly what a rate buydown costs you and what it saves your buyer — before you decide whether to offer one.

📖 Full seller strategy guide: https://realtorstephens.com/selling-buyers-market-central-florida-2026-seller-strategy/
📞 Let's talk strategy before you list: 407-603-1664

Drop a 🏠 if you're thinking about listing in the next 3–6 months 👇
RealtorStephens.com

08/24/2026

🏗️ "The builder said they'll pay $30,000 in closing costs AND buy down my rate. How can a resale compete with that?"

I hear this question constantly in 2026. And it's a fair one — because builder incentives in Central Florida right now are genuinely significant.

But here's what the builder's sales rep won't tell you:

🔴 That "$30,000 in closing costs" often comes with a catch — you may need to use the builder's preferred lender, which may not offer the best rate or terms.

🔴 New construction property taxes reset at the full assessed value after you buy — often much higher than the seller's current tax bill on a resale home. The carrying cost difference can be $200–$400/month.

🔴 HOA fees in brand-new communities are often lower for the first 1–2 years (amenities aren't fully open yet) and then jump when the amenity package is complete.

🔴 Construction timelines in Central Florida are running 12–18 months for custom builds — and "quick move-in" homes often have limited lot and elevation selection.

🔴 Your yard is whatever the builder puts in — resale homes often have established landscaping, mature trees, and privacy screening that would cost tens of thousands to replicate in a new build.

That said — new construction has REAL advantages:
✅ Brand new systems — roof, HVAC, plumbing, electrical — all under warranty
✅ Modern energy efficiency — impact windows, better insulation, lower utility bills
✅ Design center customization (if you're building, not buying inventory)
✅ No negotiating with an emotional seller — the builder is a business

The right answer depends on your priorities, your timeline, and — critically — whether you have an agent representing YOU at the builder's sales office.

(Yes, you can have your own agent at a new construction purchase. The builder pays their commission. Having representation protects you.)

📖 Complete comparison guide: https://realtorstephens.com/new-construction-vs-resale-homes-central-florida-2026-buyer-guide/
📞 Questions about new construction vs. resale in Central Florida? 407-603-1664

Drop a 🏡 or 🏗️ for which you're leaning toward right now 👇

08/22/2026

💰 What's the difference between a Central Florida home that sells for $421,000 and the identical house down the street that sells for $398,000?

It's not luck. It's not the market. It's strategy.

I've been selling homes in Central Florida for 24 years. Here's what I've learned about who actually gets top dollar:

❌ NOT the ones who remodel the kitchen before listing (often returns less than the cost)
✅ THE ones who priced accurately on Day 1 and generated multiple-buyer competition

❌ NOT the ones who waited until they were "ready" to list
✅ THE ones who listed when the market timing was right and their home was ready

❌ NOT the ones who left repairs for the buyer to find during inspection
✅ THE ones who addressed the insurability issues BEFORE listing and eliminated buyer leverage

In Orlando's 2026 market:
→ Well-priced homes: 35–40 days on market
→ Overpriced homes: 77+ days, price reductions, stigma

When a home sits past 30 days, buyers start asking: "What's wrong with it?" That question costs you money — even if nothing is wrong. It just wasn't priced right.

The sellers who consistently net the most in my transactions do three things:

1️⃣ They price based on real data — current comps, not 2021 comps and not Zillow
2️⃣ They address the 3 things that make buyers nervous before listing — the roof, the HVAC, the panel
3️⃣ They let me create a multiple-offer environment through strategic timing and marketing — not just put a sign in the yard

The pricing conversation we have before your home goes live is the most valuable 30 minutes in the entire transaction. I provide every seller with a free Comparative Market Analysis and a Seller Net Sheet before they sign anything.

📖 Full seller strategy guide: https://realtorstephens.com/sell-home-maximum-price-central-florida-2026-seller-guide/
📞 Ready to know what your home is actually worth? 407-603-1664

Drop a 🏡 if you're thinking about listing in the next 6 months 👇

Address

Winter Park, FL

Opening Hours

Monday 9am - 5pm
Tuesday 9am - 5pm
Wednesday 9am - 5pm
Thursday 9am - 5pm
Friday 9am - 5pm
Saturday 10am - 3pm

Telephone

+14076031664

Website

Alerts

Be the first to know and let us send you an email when Realtor Stephens posts news and promotions. Your email address will not be used for any other purpose, and you can unsubscribe at any time.

Contact The Business

Send a message to Realtor Stephens:

Shortcuts

Share

Category