What It Costs Per Year: Beachside Condo vs. Mainland House in Volusia County
Compare the real annual ownership costs of a Daytona Beach Shores condo vs. a Port Orange house, taxes, insurance, HOA dues, reserves, and maintenance.
Selling After a Spouse Dies: The Two-Year $500,000 Window and the Half Step-Up in Florida
Florida widow? You may keep the $500,000 capital gains exclusion if you sell within two years. Attorney-REALTOR® Arthur Simpson explains the rules and numbers.
Why the Homeowners Insurance Quote Came Back Double: Roofs, Wind, Citizens, and the 2023 Reforms
Florida buyers shocked by insurance quotes? Learn how roof age, wind mitigation, Citizens rules, and 2022–2023 reforms affect premiums in Ormond Beach and Volusia County.
The Vacation Rental Tax Stack: Sales Tax, Tourist Development Tax, and the License Behind Them
Florida STR owners owe three separate taxes. Learn what you collect, who remits it, and what licenses you need before your first guest checks in.
Property Tax Prorations at a Florida Closing: Why the Seller Credits the Buyer
Confused by the tax credit on your closing statement? Learn how Florida's arrears system works, how prorations are calculated, and what to expect at your closing.
Selling a Florida Home With Solar Panels or a PACE Assessment: The Liens That Ride With the Property
Solar lease or PACE assessment on your Florida home? Attorney-REALTOR® Arthur Simpson explains what each means at closing and how to protect your sale.
Short-Term Rental Rules City by City: Daytona Beach, New Smyrna Beach, Ormond Beach, Port Orange, Flagler Beach, and Palm Coast
Which Volusia & Flagler cities allow Airbnb rentals? A city-by-city guide to zoning, DBPR licenses, taxes, and HOA rules for vacation rental investors.
Beyond the Standard Homestead: Senior, Veteran, and Disability Exemptions in Volusia and Flagler Counties
Florida seniors, veterans, and disabled homeowners in Volusia and Flagler may qualify for thousands in extra property tax exemptions. Here's exactly who qualifies.
Selling a Florida Home Before Two Years: The Partial Capital Gains Exclusion for Job, Health, and Unforeseen Moves
Sold your Florida home before the two-year mark? Learn how the IRS partial exclusion for job, health, or unforeseen moves can reduce your capital gains tax.
Selling Your Florida Home to a Family Member Below Market: Gift Tax, Doc Stamps, and What the Lender Requires
Selling your Florida home to a child below market value triggers gift tax rules, doc stamps, and lender hurdles. Here's what Volusia County sellers need to know.
Selling a Florida Rental: The Depreciation Recapture Tax Bill Landlords Forget
Selling a Florida rental? Depreciation recapture can add thousands to your tax bill. Learn how it works, what Vince owed, and how to plan before you close.
Selling a Florida Second Home: Why the $250,000 Exclusion Does Not Apply
Selling a Florida vacation home? Learn why the Section 121 exclusion doesn't apply, what your tax bill could look like, and what options may reduce it.
Portability: Taking Your Save Our Homes Savings to the Next Florida House
Florida homestead portability lets you transfer up to $500,000 of Save Our Homes benefit to a new home. Here is how the math works for sellers moving in 2026.
The November Property Tax Bill: Discounts, Installments, and the April 1 Line
Florida property taxes: earn a 4% discount paying in November, use the installment plan, or risk delinquency. A Volusia County seller's guide by Arthur Simpson.
The 10 Percent Cap: How Florida Limits Property Tax Increases on Rentals and Second Homes
Florida's 10% non-homestead assessment cap limits tax increases on rentals and second homes, but school levies still track full market value. Here's what sellers and investors need to know.
Property Taxes on a New-Construction Home: The Land-Only Year and the Second-Year Jump
Florida new-construction buyers often face a tax shock in year two. Learn why Palm Coast's Nguyens saw their bill triple, and how to prepare for it.
The Year You Sell: How a Florida Home Sale Can Raise Your Medicare Premiums and Tax Bracket
Selling a long-held Florida home can spike Medicare Part B & D premiums two years later. Here's what Ormond Beach retirees need to know before closing.
HOA Fees vs. CDD Assessments: The Two Community Charges Florida Buyers Confuse
Florida buyers often confuse HOA dues with CDD assessments. Learn how each works, what the bond portion means, and what sellers must disclose before closing.
Doc Stamps and Intangible Tax on a Florida Mortgage: The Buyer's Closing Costs Nobody Warns You About
Two state taxes appear on every Florida mortgage closing statement. Learn what doc stamps and intangible tax cost, who pays, and how to budget before you close.
Divorce and the Florida House: The Exclusion, the Transfer, and the Doc Stamps
One spouse keeps the Port Orange home. What is taxed, what is not, and who pays Florida doc stamps? A plain-English guide from an attorney-REALTOR®.
What a Florida Condo Really Costs to Own Now: Reserves, Milestones, and Special Assessments
Ray compares two Daytona Beach Shores condos. Attorney-REALTOR® Arthur Simpson breaks down true ownership costs: reserves, milestone inspections, HO-6, and more.
Cash vs. Mortgage in Florida: What Actually Changes at Closing for Buyers
Florida closing costs differ sharply for cash vs. financed buyers. See what disappears without a loan, what stays, and what retiree Helen found when she ran the numbers.
Cash-Out Refinance vs. Selling a Florida Rental: The Tax Difference Every Landlord Should Know
Florida landlord with a paid-off rental? Learn why a cash-out refi is tax-free while selling triggers recapture and capital gains. Daytona Beach guide.
Appealing a Florida Property Assessment: The TRIM Notice, the 25 Days, and the Value Adjustment Board
Your TRIM notice arrived and the number looks too high. Here is how Florida sellers and owners appeal before the 25-day deadline closes the door.
Agricultural Classification in Florida: How Acreage Buyers Cut the Tax Bill, and How They Lose It
Florida's Greenbelt Law can slash property taxes on rural acreage near DeLand. Here's what buyers and sellers must know about F.S. 193.461.
Capital Gains Tax When You Sell Your Home in Florida
Will you owe capital gains when you sell your Florida home? The $250k/$500k exclusion, the 2-of-5-year rule, no state income tax, and investment-property options.
Capital Gains Tax on Florida Real Estate: What You Actually Pay When You Sell
Florida sellers pay zero state capital gains tax — but federal taxes still apply. Attorney-broker Arthur Simpson breaks down exactly what you owe at closing.
How Much Does It Cost to Sell a House in Florida?
A clear breakdown of what it costs to sell a home in Florida — commission, documentary stamp tax, title, prorations, and closing costs — for Volusia & Flagler sellers.
What It Costs to Sell a House in Florida: Doc Stamps, Prorations, and Your Full Seller Bill
Florida sellers face doc stamps, prorations, commissions, and more. Arthur Simpson, Esq. breaks down every closing cost before you list in Volusia County.
Florida Homestead Exemption: How to Lower Your Property Taxes
How the Florida homestead exemption and Save Our Homes cap lower your property taxes — who qualifies, how much you save, and how portability works.
Florida Homestead Exemption: The Complete Guide to Filing, Portability, and What It Saves You
Florida homestead exemption explained: how to file, Save Our Homes cap, portability rules, and real tax savings for Daytona Beach and Volusia County homeowners.
Volusia County Property Taxes Explained (Homestead & Save Our Homes)
How property taxes work in Volusia County, Florida — millage, the homestead exemption, the Save Our Homes cap, and how to lower your bill.
Short-Term & Vacation Rental Rules in Volusia County
Can you Airbnb a home in Volusia County? Short-term rental rules for Ormond Beach, Port Orange, Daytona Beach Shores, plus HOA and zoning realities.
Closing Costs for Buyers in Florida: What to Expect
How much are closing costs for buyers in Florida? Typical 2–5%, what title insurance costs, who pays it, doc stamps, and how to budget, explained plainly.
1031 Exchange Deadlines: The Timeline Rules That Kill Florida Real Estate Exchanges
Miss a 1031 exchange deadline and your tax deferral evaporates. Florida attorney-REALTOR® Arthur Simpson explains the rules investors must know.
How Real Estate Commissions Work in Florida After the NAR Settlement: What Home Sellers Need to Know in 2026
Florida home sellers: learn how the NAR settlement changed real estate commissions, who pays what, and how to protect your proceeds at closing.
Home & Hurricane Insurance in Florida: What Buyers Should Know
Florida home insurance explained for buyers — wind mitigation savings, the 4-point inspection, hurricane deductibles, roof age, and how to lower premiums.
The 4-Point Inspection in Florida: Why Your Insurance Company Demands One and What It Checks
Florida buyers: learn what a 4-point inspection covers, when insurers require it, and how roof, electrical, plumbing, and HVAC findings affect your coverage.
Flood Zones & Flood Insurance in Volusia County: Buyer's Guide
What buyers should know about flood zones and flood insurance in Volusia County — NFIP vs private, when it's required, elevation certificates, and costs.
Flood Insurance in Florida: Who Must Have It, Who Should, and What It Costs
Florida flood insurance explained for buyers: federal mandates, the Citizens SB 2A phased requirement, local Volusia County risks, and what it costs in 2026.
Who Pays for Title Insurance in Florida? The County-by-County Custom Explained
Florida has no law dictating who pays for title insurance. Learn how county custom drives cost allocation and what sellers in Volusia County need to know.
Title Insurance in Florida: How It Works, Who Pays, and What Daytona Beach Buyers and Sellers Need to Know
Florida title insurance explained by an attorney-broker: who pays, what it covers, and how Volusia County buyers can negotiate costs in today's market.