Big Discounts on New Construction Tampa Bay Homes - Here's Why

[Music] what is up Tampa Bay welcome to another episode of living Tampa live we're excited to be with with you guys tonight I know we have uh had some inconsistencies over the last six weeks as you guys are well aware or maybe you're not um we've had a couple hurricanes that have thrown our entire situation for a loop and uh we are just getting back on our feet here but we're happy to be with y'all this evening we are gonna talk new construction tonight right Stacy yes and I love new construction absolutely and uh I it's is the season so to speak with uh what's going on here in new construction and Tampa Bay I want to get you guys an update on this um we're going to dig into some numbers we're going to dig into some price Cuts we're going to dig into some crazy incentive and ridiculous interest rates that we're seeing on some of these new construction properties we're going to talk about um the Tampa real estate market I'm going to give you a market update here because um I know people have lots of questions especially after the Hurricanes um I've made videos for the last few weeks on the effects of what happens after a hurricane you guys are about to see it in real time in public um I'm going to take you to uh redin tonight and you're going to see some numbers are going to be very interesting to look at that I don't think anyone was prepared to see um I know for me they were quite shocking this uh but I I'm excited to share this information with you guys because at the end of the day um Stacy and I are still taking phone calls we're still having Zoom meetings with people who are considering or are moving to the area and we want to get you guys up to speed on what's going down here if you saw the thumbnail um you know Builders are are handing out what I would consider gifts um you know being in real estate for 12 years I I've seen very few times when um prices were going up and interest rates were at the at the these ridiculous promo rates that they're giving people to get in the door and the closing cost incentives and paying your real estate commissions uh for your buyer agent and like there's just and and and you know that it's that old um um infomercial Stacy but wait there's more the homebuilders are throwing it down right now so um we want to share some of that stuff with you guys and if this is your first time joining us today welcome um we run this channel called living in in Tampa Florida where we make videos that are all things Tampa Bay we are excited to be with you guys today um excited to share um this space with our community if you want to um ask questions or let us know where you're watching from we would love to know where you're watching from and also feel free to ask us those questions you can put those in the chat I'll try to get to as many as I can during this conversation here if you have questions for Stacy specifically or myself don't hesitate to ask those I want to say hello to our audience that's already out there with us this evening what is up Kevin good to see you my man thank you for uh he's he's always one of the first to either comment or be here live with us and we're excited to have you my brother uh so thank you so much for for joining us this evening got Desiree who's checked on me personally by the way uh via instagam so thank you Desiree I I appreciate you um happy to to be with you this evening glad glad you could join us spent the last three days in in Orlando um on the universal experience with the kids that was it was awesome my daughters were like besides them they're so excited so that was a fun experience um uh who else we got here uh mner uh says hello how are you doing today we are doing well thank you very much Mr Weaver good evening he said he's watching local in Tampa I'm happy to have you um shout out to our people over on Instagram LinkedIn Facebook wherever you're watching us from tonight love having you here feel free to hit that thumbs up button that pushes us out to more people um but if you've got questions man jump in ask those questions excited to share with you now I want to get into our topic of this evening okay so the first thing I want everybody to understand who's watching this if you're watching this later on YouTube or replay or you're watching this live my goal here today is not to convince you to move anywhere that's the first thing I just want to get that out of the way right because the comments are going to come later um that you're a real estate agent it's always a good time to buy no the good time to buy is the good time to buy for you okay so that's the very first thing I want you to know sometimes it's a terrible time for you to buy a house okay so you need to make sure that you understand what is best for you but what we want to share with with with our community our audiences here is for people who are in the market to make that move and they're looking to try to time the market which I don't think anyone can include myself I want to say that Stacy can you time the market if I had that crystal ball I definitely could time the market you wouldn't be sitting with us tonight you'd be off drinking my tie somewhere right so like let's all just be real about this okay so but what I will say is we study the market and more importantly we want to bring you the information what is available to you if you're considering making that move or you're looking to relocate the area all right Alex says hello from Virginia good evening and he'll be in town on Thursday man well welcome to the area when you come um hopefully U your experience is is as wonderful as mine was it was the one that sucked me in so um and we're about to celebrate our sixth anniversary here in Tampa Stacy we are very close yeah next week is would have been our house closing so um and we didn't move down till the 8th I want to say uh we got a video coming about that we'll get we'll get that soon but I want to get into this so the very first thing I want to talk about because I did a video on this this two weeks ago um about this study they did um in in the State of Florida for 16 years where they showed that home prices actually increased the three years uh preceding a hurricane which is nuts when you think about that it just doesn't make sense right um now I'm going to show you guys some numbers here that are public all right you can you can um find them on your own I'm going to put them in a um uh link down below so you guys can see those also so if you're watching this YouTube video later go down to the description I'm going to link this in there um this is public I can show you from my MLS but I'd rather show you on a public site that you can get access to okay so that's the first thing I want you to be aware of all right but I want to show you what's happening here in the Tampa Bay area in our housing market because these numbers are just bananas the United States as a whole everybody knows housing is Wally world land right now and what I mean by that is like it doesn't make sense Stacy it just doesn't make sense anymore right um the what what home values you're continuing to do now I know the reasons why we have more demand than we have Supply and I know people will say well look at all the houses for S and X but I could also show you the lack of houses for sale and why okay so nationally this is why things things matter now the first thing I want to talk about here is the elephant in the room and I want to talk about this our median sales price in the month of October was $485,000 now that's for all home types in Tampa Bay okay now if I move this to um just single family home as an example uh back this up sorry that thing doesn't play well it goes to $500,000 $500,000 that is a staggering number and I think most people would be shocked to hear that up 17.6% and the big thing I want you to understand it cost a half million dollars to buy the median home in in the city of Tampa okay now that's one area you guys know we serve Tampa Bay there is a lot of cities here okay so that's a snapshot of one specific area but the next place I want to I want to go to is let's look at areas like Clear Water right now clear water is on on the coast clear water just had two hurricanes hit it back back lots of flooding damage all kinds of things okay clear water is up 8% clear water is still positive on home values which is fascinating we're going to get into the sales numbers here in a second meaning how many homes have sold okay but if we go into all types clear water is up 12% so Stacy that means condos and town homes are up double digits that's shocking Clear Water that's fascinating to me right so I just wanted to share this with you guys because this is like one of those very interesting statistics okay now if we get into areas like Wesley Chapel where we have a lot of new construction this is one of the most popular areas in all of Tampa Bay right now okay and and I'm I'm sharing this with you because it's going to add context to what I'm about to share with you next with the new construction okay and why this is important All Right Wesley Chapel for all home types was down 56 so just about a half a percent year-over-year on sales price okay so I want to make sure let's get into single family homes single family homes Wesley Chapel was up 2% so definitely not as strong as the city of Tampa but still up 2% all right that's Wesley Chapel let's go to an area like Lando Lakes okay this is another area that has a lot of new construction developments in it this is why I'm bringing this to to your guys's Point um to your attention right now up 6% so it's also soft there relative to the to the to the city that anchors it okay and for those of you who are unaware Tampa is the 17th largest metropolitan area in the country okay so we're a big area three and a half it's probably 3.3 million is to 3.5 I there's not been a census in four years so we'll find some of that information out okay Lando Lakes uh what about Parish let's see if they've got data sometimes they don't have data on Parish yeah they don't have data right now it's a little bit smaller Community um let's look at uh where else do we want to look Stacy how about San Antonio it's gonna be a little bit small too but let's try it Riverview yeah RI we'll go to Riverview oh when we get Texas not not Florida so San anex down the the little smaller places in um uh uh red finin doesn't always do a great job there it is let's see if we got numbers come on baby we do okay San Antonio Florida which is just North it's the next city north of um Wesley Chapel they're up 10.6% on single family homes so this is fascinating when you think about how real estate works and how local it is Tampa to Wesley Chapel is 25 miles Wesley Chapel to San Antonio is a border right and you've got these variances in between Lando Lakes is just west of of of uh Wesley Chapel so let me pull up Google Maps and just give a little bit of context there Stacy I don't want to leave everybody out in the dark here that would be inappropriate so we'll share this tab instead but the areas that we're talking about here here's the city of Tampa Circle that here then we've got landel the city I was talking about Wesley Chapel which has like been the most popular suburb there's probably 880,000 residents in that City right now give or take okay approximately and then here's San Antonio what's made San Antonio prop really popular recently is they're 15 and a half acre or 15 acre man-made Lagoon um they have the mara Lagoon up there and then you've got Wesley Chapel that has um the erson Lagoon which is one of the very first man-made lagoons in the country and one of the largest for sure um these areas have been really high demand but I'm just sharing this with you as we kind of work through it okay now why are we digging into these sales statistics one and why why are you showing me some of the nuances here in the marketplace because the reason why I want to show you this is because there isn't a whole lot of new construction happening in Tampa proper now there are a lot of speculative home builders who will go in and tear down an old home and build a new one but as most of you would would would think that's going to be a very expensive proposition right that's that's a very expensive way to go right Stacy like most people can't afford it costs 30 or $40,000 tear house down and take it away right and you got to buy the land if you're only buying it for land value and then build up a new home and you know new construction can cost you anywhere from $240 $40 a square foot on the very low end to well over a thousand right so like you can be all over the all over the place and the the average home that's built in America now like 1,800 Square F feet we don't build 1,200 feet homes anymore right so you can see Tampa no new houses 177% almost 18% in in the month of October Wesley Chapel new houses only 2% still 2% gain but I'm going to show you the United States what the average is happening here Lando Lakes lot of new construction 6% San Antonio here's the anomaly right also all almost all new construction right there's a beautiful quaint downtown um oh God what was that show Gilmore Girls when I went I went to San Antonio like when I go to San Antonio Stacy it reminds me of like that town so like it's just super quaint but now there's all this new construction happening around there you can see the growth 10% almost 10.6% that's staggering so I want to show you guys what these home builders are doing in the United States right now right what is like in Tampa we've had some of the largest growth in the entire country um in terms of new construction a lot of new construction as a matter of fact our inventory is at 98% of pre-pandemic um uh since the beginning of the pandemic okay 98% growth are the amount of homes we have for sale which is almost double Stacy the amount of homes in in Tampa Bay that were for sale at the T at the beginning of the the pandemic okay now that's before everybody stops selling right that's a fascinating number but why I'm sharing this with you is because we've got a lot of Builders and they need to keep building to feed their people right to to pay back those those loans and the Investments theyve made so these guys are coming out swinging right now um giving holiday gifts right and uh and and we've got incredible introductory interest rates like on two1 buy Downs or 321 buy down we'll get to know what that means here in a second closing cost perks um you know fixed uh 30-year rate incentives right now um they're paying for your real estate agent to to to um entirely so um it's it's and we're working better deals so the big thing is the prices that you see there's still more to be had Stacy's out here negotiating Like A Champion right now um getting deals worked out she's really done a great job this year at helping our clients secure property so I want to show you guys some of the type of incentives and the promos that are happening out there um as an example all right Stacy this is an email that um I get weekly and I know Stacy's on all of these lists so here's what I want you guys to know in the 12 years that I've been selling real estate um Stacy has sold more new construction homes in the 18 months that she has been with us than I have in those 12 years that's how good she is at new construction and oh by the way Stacy are you building your own home I am I'm closing in two days people two days hallelujah praise Jesus I know we're so excited for her but I'm sharing this with y'all because she knows this game she's on all of these lists she talks to all of the Builder reps and all the building communities like she knows these communities like the back of her hand and we're going to talk about some of these promo rates some of the promotions they're throwing at you some of the stuff is smoking mirrors but other of it others are real so we want to help you guys kind of distinguish what what is and what isn't um again if you have questions please put those in the comments it also let us know where you're watching from super helpful and if you're getting any value don't hesitate to hit that little like button Okay cool so let's get into this um this is an email that I receive weekly from one of the um the sales agents at U marata and this is a DR Horton uh package that we get sent across and in here they give us the updates here's where we're at this week because they change these incentives all the time literally they'll change them weekly right every Monday yep yep every Monday they do a reset here and they'll depending on what an inventory looks like they'll they you know they might raise in uh the closing cost or they might lower the interest rates we don't know so we asked to be updated they update us accordingly and this is the email that just came out so on a on a conventional loan for their new properties um they are offering currently a what's that say Stacy a 5% interest rate where we at .5 5.5 now I want to share with you guys where the average conventional mortgage rate is today the 30e fixed rate so I'll share with that in real time all right you can see these numbers right here okay interest rates have been terrible y'all remember when I said hey um don't sleep on interest rates because the last time they went down to 6% they went right back up that literally happened again now I didn't know that was going to happen I was just showing data but it happened again but here we are as of November 19th so 7.04% is the average on a 30-year fixed and um in that email I showed you guys they are offering on a on the same conventional loan a 5.5% rate so almost 1.5% lower than the prime rate that's a lot of money on your monthly mortgage payment right especially when you start talking about six s $800,000 that's significant amount of money so keep that in mind they've got a 4.99% on FHA and VA here right so 5% flat interest rate on that and that's sitting at roughly 6 and a half% um if we go look at mortgage News Daily this is a great website y'all it'll kind of show you what's going on here but the 30-year FHA right now is 6.38% okay so really smoking hot deal on that um when you think about it but I want to show you more but wait there's more I told you about that like it was it was fascinating so not only that plus they're doing up to $115,000 in closing cost right now you're you know most people are wondering well what's the price point over in marada there their price points right now are their Villas are starting at 329 on this list and their estimated completion date is in January their um their single family homes on the 50F foot lots are starting the 370s remember I just told you that the median home price in Tampa Bay in Tampa proper is $500,000 okay so just the next city to the north you can buy a brand new home with cheaper Insurance lower cost of of uh of ownership and lower cost of living right um in a community that focuses on safety and and and quality schools for $125,000 less okay just sharing that with you right now so that's an example now do they go up absolutely they go all the way up in into looks like the mid fours right now what they have available on their 40 foot Lots they go down to 345 and then uh looks like they round out right around 425 is so that's an example now this is in the lagon so not only do you get this home but you get one of the coolest amenities on the planet which is a 15 acre Lagoon in your community there there are extra costs associated with that youve got a CDD fee taxes those types of things um and they're not inexpensive I'm not here to blow that off but for what you get that's a steal that's an absolute steal all right I live a mile from from the from the ocean I get my own Lagoon but it also came at a cost of me getting to renovate my house because it flooded right so the Lagoon is not flooding anybody's house goodness right so I'm just bringing that up as as an example but we get emails like this daily from all of the builders here in the Tampa Bay area right Stacy your inboxes I I have 10 or 15 of these before 11: am every single day yeah and I'm gonna show you more I'm gonna show you guys more of what's going on here um we do have a question um from the Banana Republic Stacy so let's let's get into this question with from the Banana Republic here go ahead take that uh any new construction homes near erson Lagoon with nice discounts and deals well so Banana Republic the the two lagoons I don't think they're even eight miles apart I think they're five and a half miles apart from the drive if I because I remember clocking it I they're right around there but the communities like erson North Village is literally six minutes from um from Morado Lagoon they are super close and I know that because we have a home listed for sale over there right now um right in erson North Village and those deals right there are incredible um let's pull those back up real quick Stacy yeah I mean erson itself is almost complete sold out mi I think is the only builder left there or DR Horton has a little bit left in mi homes y person and then you have a lot more options over in marada yep exactly so um there are some availability over there um in erson but if you're considering that I would also consider marata and the reason reason number two there Stacy let me go back to this question the drive times to downtown are not much different if you have to commute literally about five minutes because of where marada is positioned from a GE Geographic perspective okay um it is closer to to 75 but both of them are minutes away from 75 so it's not a complaint there um on that end but I want to pull these rates back up so I'm not sure what type of home you're looking for um uh specifically Banana Republic but you know they've got everything from three-bedroom two bass to four bedrooms two bass to four-bedroom three bass to five bedrooms three bass um all under 450 on this list I'm telling you right now it's a steal for what you get um so great question um thank you for bringing that up that this was a question from the banana public thank you again all right uh J um Janina says what are the fees at um marata this is good Stacy um the uh HOA I believe is around $80 a month and but it does include your cable and Wi-Fi so that's pretty much a push there and then your CDV it ranges on your um how large your home site is so it can be anywhere from what 2300 a year to 2900 year right right around there yeah 23 to 3,000 somewhere around in that range um typically what we see Janina is um on a $500,000 property you're paying approximately don't don't dial this in perfectly it's going to depend on the lot size like Stacey said but on average Stacy for a $500,000 property in a lagoon Community we usually see that right around $10,000 between taxes and CDD fees right y yeah and that that's approximate it might be 52 don't don't kill me it might be you know um I'm sorry 10,500 it might be 9,800 but it's what we're seeing on these closing documents are right around that number um taxes are usually 1.65 1.7 um is is where again depends on your lot size right that that'll make the adjustment on there but um we just tell everybody to factor in 1.75 for your taxes and then the CDD fees are typically between again 2,300 and 8,000 um and then that'll get you really close usually that's an overestimate I'm I'm being conservative meaning I'm telling you it's more than than it probably will be but we always try to give be on the better side because we're not the ones quoting interest rates we don't know exactly um you know what the fees are for that specific law till till you go and put it under contract they I'll give you those numbers right there at the table so you'll know but on average that's what we're seeing $500,000 property with taxes and your CDD fees approximately $10,000 okay um so that's that's probably an easy way to look at it great question though great question what's up Corey Corey chiming in from um Columbus Ohio what up cbus um I am only two weeks away from being embarrassed by Corey I I let him have it last year I got that's not going to be good not gonna be good Michigan is needs a the Wolverines need a lot of help so Stacy pray for me but your hooers are crushing it right now up with that here's what I here's what I will say four teams in the top five in the Big 10 shout out to the Big 10 this year yeah I know I'm a big fan of that um I don't think the hooers have it but I would be pleasantly surprised to be wrong on that um I don't think Penn State can can get Ohio State again but I would love to see Michigan just absolutely ruin Ryan day's career sorry for the tangent there y'all sorry for the tangent but back to real estate here in Greater Tampa Bay area but Cory Corey's my my dog I gotta I gotta get e with them when I can okay so Stacy what I want to do now is get into these websites specifically and start showing you guys some of these new construction communities and the incentives they're they're they're offering on their websites because there's some great stuff here like I said if you want to go deeper on this reach out to me reach out to Stacy our contact information is down below um there's even a link to our our calendar we can jump on zoom and walk you guys through this again they're they're showing one thing online but they're also showing us other things on the back end meaning sending us these direct emails hey I got a hot property I've got a one-off that just fell out of contract we need to get this closed we're offering a 3% interest rate we're going to throw $25,000 of closing cost whatever they're just going crazy and and those one-off emails are to to us and you know we're happy to share them with you guys um as they come in the door here so let me pull up a couple more of these Builder sites here so you guys can kind of just get a general sense for what's happening in the area and uh what we're seeing here in the greater Tampa Bay area too Stacy what um what is uh what's some of the hottest deals that you've personally seen like interest ratewise um you know in the communities what's going on out there um I think Mi is being really aggressive um they have a two1 buy down with the first year being at 2.875% and they're offering up to 30k in closing cost on top of that yeah so that's huge yeah you can see so we're on the Mi home site here for Tampa Bay you can see that on the left side here you see the map on the right side and just looking at this right so like I'm on the communities um and you can see here below market rate it's probably a little bit small for you guys let me see if I can who we got real zoomed in on that um but we see the photo it's too much uh below market rate available what they're referring to is the mortgage rate okay so those uh incentivized interest rates we were just talking about new home sites available gated community that that's what we're referring to here all right so if we click on a property like that it'll show you specifically what these rates are where they're located you can do map view of course their website doesn't move the fastest going to pull this up because I was astonished this is what Stacy's talking about right here below market rate available so that first year and this is why this is important okay um this is called the buy down and this is this is like an in introductory rate you got Stacy you remember Harmony House when you used to sign up for Harmony House you get like 10 10 cassette or 10 CDs free and then they put you on the program for you remember you trying to date me like that I do not remember that at all I made that mistake by the way I I did that when I was in junior high and my mom lit me up man um she let me have it but anyways the first year here they're offering a 2.875 interest rate like literally everybody's like I would buy a house if I get in two in a 3% Mortgage in 2.875 now it's only on your first year after that it's going to go to the prime rate which is 7% which I showed you okay so I don't know that that's a great deal longterm but it's a good deal shortterm if you're trying to make something happen and you're betting on rates coming down in the future okay so that's one way to approach it I'm not saying you should I'm just letting you know that's why it's built that way okay so that's an example of those types of things we're seeing on top of the additional closing costs and those types of things right which is fascinating um to me I think that that that's it's interesting that we went from bidding on Lots you know just a short period of time to go to now everybody's going discounted rates okay so this now I'm going over to Dr Horton's website here Stacy um you can see all of the developments in the area and this is what I was referring to earlier okay which is like these areas that have it did you notice there's only one spot in Tampa one all right and it's for Town Homes only this is why those housing prices are are so much higher there right and they're they're accelerating at such a great rate because it's there's no developments even available um if you wanted to buy a new construction home so you've got to buy a resale property same thing if we go over to the um coastal areas these are going to be nothing more than um town homes they don't build single family homes there's no space for it anymore right so it's hard to do that and I just wanted to just show you an example of that but let me go up to let's go up to um here erson um this is going to be their their remaining inventory and what they're blowing out um they're listed from the 400s here and you're going to see discounts and Deals right out of the gate on what they have left um in in erson so this is something if you're interested in erson or um um there's only three homes available in the community this is all three of them um if you're interested in erson or marata the Lagoon communities these are the this is the properties you can look at right so they've got a um an ARA floor plan which is their smallest floor plan that's a three-bedroom two bath 1600 square feet almost 1,700 square feet at 3879 that is going to be the price y'all so the one thing I will say about the the the lower tier um home builders or tier one is that they're going to be pretty close the Darwin floor plan which is a 32 and a half that's 413 and that's a almost 2,000 foot home and then the uh Roby floor plan which is a five-bedroom three bath we've got clients that have that at almost 2500 square feet is $450,000 and if you dig into that you're going to see interest rates so I want to click on that specifically here Stacy and just see what else they got going on here um I don't have any incentivized rates there but if we go back to that list we know they're going to be there forgive me for scrolling pretty fast now let's go over to lenar all right so lenar is in direct competitor of De Horton so both of them will we consider tier one Builders um you're already seeing limited Black Friday inventory clearance blowout you're going to see this on all the all all the pages here as we kind of go through it but I want to get into this specifically I love using the map view when I'm on these because it really helps you kind of just understand um and gives you context for where things are you can see where they're building again no new construction single family homes from lar and penel County which are coastal area so clearw St Pete um you got to go up into Northern suburbs Lando Lakes Wesley Chapel Odessa um loot these Northern suburbs over there or you got to go out towards Lakeland or down towards Parish in those areas but let's just look at some of these deals that they've got working you can see the prices already right so this one's a moveing ready home that's always a a term for like hey we need to sell this now um on on what's going on here um make sure we're up there sorry I got a notification there um Stacy this property right here which is the biscane 2 um from lenar is is was listed at 642 when it came out of the door now it's at $499 it's $150,000 in price reductions y'all wow $150,000 in price reduction and this is an exclusive to this property this is why I'm sharing this with you guys right so you can click on those deals and and check them out um but on top of this I assure you once we dig into the numbers there's going to be a lower interest rate and they'll be closing cost R in on this as well right when uh Stacy and I get into the numbers on this property specifically on the back end when we pull it up on our inventory list so this is just another example uh of what's happening there um let me show you the specific property so this is the biscane 2 Stacy 6427 was the original price and now they're down to $ 4999 right that's a big jump yeah that's a big jump so again this isn't panic button I just showed you that prices are up yeah which is fascinating right but what it shows you is the builders have to keep building and they've got to keep cashing these checks so they're going to push that number down as as far as they need to to get these properties moving period right period let's go to some of these Black Friday deals and just see what they have I have not previewed this page at all they want you to send an email of course um again they're they're going to be on Stacy's email list so reach out to her directly because she'll have access to that all right let's get over to Taylor Morrison as same example okay so Taylor Morrison has a lot of developments around the Tampa Bay Area um again Pasco County predominantly and then down in manate and on the Southeast side of Tampa Bay um and you're already seeing these types of savings here if we look over to the right hand side here Stacy Savings of 38,000 almost 40 Grand off of that property down another one 6,000 um and this is on top of those interest rates and closing costs we're seeing anywhere from 15 to $330,000 in closing costs in on most of the builders in these price ranges correct correct that's what I'm see that's what I'm seeing too all right I'm going to go over to Mi now um I think that's where I'm at no homes by West Bay which is one of my favorite Builders and floor plans if you guys have ever saw saw any of that it's awesome um so I would definitely check that out but you can see right on their website right away here's a couple things I want you guys to notice they weren't building any homes up until mid mid year this year or pools you couldn't get a pool put in a new construction property they'd laugh you off the block we ain't slowing down production we're not putting that risk right they wouldn't take none of the liability for none of it Stacy they were doing any of it now we're getting pools right and you go to these websites and it's special pricing pools and those that special pricing is going to be closing cost it's going to be reduced prices they're going to throw in a pool right Stacy said they're throw what what else were they throwing in uh Cass their uh entry level Builder Cass is throwing in a golf cart free golf cart plus closing cost plus closing cost right now Kasa fresa Casa Fresca is um a subsidiary of one of the larger Brands I won't call them out right now we have a whole another video on that um but they don't want their name associated with their budget brand so they call it a different thing a lot of the builders have a a value brand is probably what they would call it yeah right a value home and they're using different finishes um stuff that may not hold up as well so just kind of keep that in mind as as you uh go through those but here's another example right you can go through single property property special pricing special pricing you're going to see and now these numbers are are large here but even guys when you get down into the 400s 500s 600,000 you're going to continue to see that all right so just keep that in mind as you're going through it um we already talked about what was happening over at um Mi homes py the one thing I'll say about p is they don't have as many developments so they're not as aggressive with their pricing um they are very picky uh before they break ground and start getting in communities but they're still there and they're still going to need to move houses um two rivers and Zephyr Hills is another great example they were one of the first to break break break ground out there um in that mid midlevel Builder which we considered Taylor Morrison PTY uh homes by West Bay David Weekley uh Mi home those types of Builders there it's a nice semi custom is the way I would refer you can pick some finishes rather than just straight production build but they're they're going to be doing heavy incentives you can see a Black Friday sale here um so these are important things to share with you guys just because so many of our clients choose to go new construction so we wanted to get in here and share share that data with you obviously share some updates on what's Happening from a a price point on on real estate here in the greater Tampa Bay area as well to see it up 21% is just staggering we were eight% last month it's nuts right I'm just like trying to wrap my mind around it and we haven't even gotten the season y'all all right and season for if you're wondering what I'm talking about after the holidays it starts at the end of Thanksgiving our our snowbirds start to arrive the people who live up north who spend the winters in Florida which has been going on for Generations um they start to come and they are typically uh they start our home selling season our home selling seon doesn't really start in the spring like the Northern Communities or maybe it does out west for you our home selling season starts at the beginning of our tourism season and it goes all the way till um right around when the kids go back into school in May so that's our hottest time period and we tend to pick up I mean I think last year we walked into 2024 with seven people under contract buying homes so um we we know that that's going to start coming again um the the travel is going to start coming again even with the challenges we've had with the hurricane our beaches are starting to open back up one by one our communities are opening up one by one so there's a lot of activity taking place out there um so again the intent of today was not to say hey you should go buy a new house the intent of today is if you're considering buying a new home I'm telling you right now they're backing up the truck right literally giving away golf carts which is fascinating and um as soon as our our snowbirds start arriving and buying more houses because home sales are home sales are slow that is going to change right they change this on a week in week out basis so this is something that you you need to be mindful of um awesome here's a good question Stacy Derek asked what tier Builder would Ryan Holmes be and what kind of incentives do they offer that's a great question I didn't pull up Ryan Holmes directly um Derek I'll pull that up man um go ahead I looked at them before the show and didn't see that they had anything posted um on their website for incentives I know they do offer some um I just don't know what they currently are yeah they don't build as many homes they're not as popular as the other home builders in our area um I don't think they build a lot of um like inventory homes it's you have to come in yeah yeah contract we would you know being in in Ryan Holmes I would say you definitely have some semi- customization Derek that is that is available to you um I I we've sold uh a couple Ryan Homes um to in the area one in Wesley Chapel and and a no CDD Community correct Stacy yeah yeah no CDD and a no CDD fee Community which there are a few out there so it's if that's something that interests you get at us Derek let me let me know man I'm happy to connect you with Stacy you guys can work on that together um but yeah not seeing a there's nothing being offered on their website right now um when you land there no Black Friday deals no nothing so uh may not be a whole lot of incentives from those guys just because they again they build a lot of contractual properties there so good question though there's a lot of Builders I think we have uh what was it over it's like 30 home builders if you count some of the smaller ones but like 18 large home builders in in the Tampa Bay area that's a lot right and just lastly to to kind of round this out um from from a new construction conversation like here here's why new construction is so popular in Tampa um new construction is our construction home construction in the State of Florida we have some of the highest standards in the country okay most of our homes are block on the first story at a minimum a lot of them are block on both first story and Second Story depends on what Builder you choose but when when you think about how insurance companies and insurance is a challenge in Florida just like it's a challenge everywhere I just read an article um last week Stacy that Progressive is cancelling all of their fire policies if you if they Ure your home and you have a fire policy they're canceling it well because fires in out west and in the Northeast now have become a problem right and this is across the board y'all so when you guys come at us about like Florida Florida insurance no this is the United States insurance is a disaster in this country right now and it's going to continue to get worse but I'm bringing this to you guys is because we all have to have it if we have a mortgage it's non-optional it's non-negotiable you got to have it so how do you mitigate that risk well if you're an insurance company you want the highest quality insurance uh construction standards you want the newest everything you want the newest roof you want the newest water heater you want the newest Windows right you want new new knew everything and not and you want to make sure that you're not in a fly required flood zone so like a Zone like X like we've discussed before and you're out of a hurricane evacuation Zone if you can make those things happen in the State of Florida your insurance is is very low upfront right we see insurance policies written at 122 $1300 on a 2500 foot home that's crazy talk that's it's so cheap I can't tell you the amount of people that said that's less than I pay for here in Jersey or lesser than I pay for here in the Midwest it's cheap now will it stay that way forever no but will it stay that way why most things are new yes because you're less of a risk because of all of those factors I just mentioned okay versus going in buying a resale home that might be 15 or 20 years old might have a sixy old or eight-year-old roof and now the insurance company's going okay well the risk there is now 80% so I'm going to charge you blank blank dollar more that's how this program works right Stacy was one of the individuals where the insurance comp knocked on her door tell them the story yeah my house was um older and even though we had a roof that was maybe 12 years old they made us get a new one even though we didn't need one but it was old older than 10 years old so we were forced to get a new one how they increased our premium if we didn't they were going to increase our premium to the point where we couldn't afford it so we were forced to get a new roof to keep our insurance premium down yep and they dinged us on having an old water heater I mean this is a great example tell that story Stacey because when you to sell your home well but this is the thing these are the things we have to watch out for you as our clients right and it even happens to us like they're changing these rules all the time go ahead tell tell I went to sell my house I had two water heaters that worked just fine um but were old they were like 20 years old um the buyers that came in to purchase my home couldn't get insurance affordable because the water heaters were old so we had to negotiate and buy new two new water heaters so they could purchase our house so they could afford the insurance yep crazy right I know and now buying a brand new home and my insurance premium is $1,200 I'm so excited about how much was the old one how much was the old one 7600 so this is what I'm talking about guys the houses are like six miles apart yeah they right they're like six now there's 60 years difference in age but this is exactly what I'm talking about real life right this is exactly what I'm talking Stacy we got comments on Instagram too you guys I wish I could share them with you I can't this this platform doesn't allow me but here's here's the comments okay um uh blankin says that's crazy and I agree that is crazy shout out to the comment Drew um says do you see resale homes dropping um as much as new constructions asking for a friend not right now but you got pressure right you got pressure that's why I said spring is is going to be best for your situation Bud yeah um but Stacy's giving you a real life example so when we're negotiating contracts for our clients when we're negotiating offers we're looking at these things ahead of time we're getting insurance quotes with our clients before they get through their inspection period that way if they get a crazy insurance quote because because the homes maybe the the homeowners kid put a a thomased the Train toy in the toilet and flooded the house out and they went away for the weekend that stuff happens and when that happens now there's an insurance score on the house right it's more of a risk and it costs you more money so we look into these things we're looking at the age of the the water heater we're looking at the age of the electrical there's so many factors when it comes into play here and I gave you that Thomas a train example because that happened to me that is a true story and that is not a fun one because that Thomas Train fit right perfectly at the bottom of that trap Stacy and voided that toilet Lake um different anyways uh or flooded the bathroom it was tragic uh so that was not a fun time but we're sharing this stuff with you guys because we don't want you to have we don't want you to to run into these pitfalls um like we said we like we're so fortunate we didn't get a single call from any of our clients that any of their homes flooded during the the storms which is amazing some people had some nominal damage you get 100 mile on hour winds you're going to lose lose things like plants trees right fence panels that stuff yeah that stuff's going to happen but like that no one got hurt no one got injured you didn't lose any property like that stuff's great right we can we can deal with that um I was the only one who took the chance which I'm grateful for right we're working through that but we don't want you guys to fall into those traps or to have these situations we want to set you up for success as much as humanly possible um and I you know again I started by edifying Stacy saying that she's one of the best that's not a joke y'all she sells more she sold more new construction homes this year than then most it would take an average agent three years to sell that many houses and she sold that much new construction right so like th this lady's got going on she know she knows what's happening over here so if you have questions don't hesitate to reach out to us y'all we're here to help you guys um thank you for the questions as always I'm happy to bring this if you've got more questions you're watching this later please just put them in the comments right send us an email all that information is there as well Vlad what's up my brother he says hope you're do doing well moving next April we're excited excited for you my man um hopefully my floors aren't waiting for you by then's like hey you need help with flooring I'm like yeah I'd love help right but like not my next April my my wife will strangle me if that's the case um we definitely need to move forward all right we've got another uh comment let one more question um uh what it say Ry from lie she's been great to work with hope hope to close next week who you closing with next week Stacey that the handle always throw me off who's what's the handle Ry from Li it says Ry from lie r y from l i and I can only see a little tiny icon Ryan Andrews oh it is Ryan what's up Ryan my my man like what is that all Ryan yeah he chimed him what's up my brother yes yeah close next week awesome um Ryan's closing in Seer which is another Lagoon Community they got a smoking deal is another situation um they got another smoking deal down there so uh excited for those guys too in their Journey they're about to go on as well so awesome we we appreciate you guys trusting us yeah Ryan says yes at least sty can figure out dude all I see is this tiny little icon and this it's just too much going on right now Juan can only juggle one ball at a time not three so forgive me Ryan but yeah absolutely uh y' thank you for watching we love and appreciate you guys so much um you have been wonderful again all the comments the reach outs to me and my family um all the love and support you've given us we are so grateful I'm um and and we've had a banner year we'll talk about that with you guys um as we close out this year um in a uh environment where real estate was essentially recessed meaning there weren't a whole lot a million we're going to be about a million 1.2 million homes short of what we would normally sell not us but the nation and we had the best year we've ever had and that's because of people like you trusting in us um trusting your assets and your families with us we don't take that lightly man I love that we're able to serve um and yall it I don't think you know how much it means to our team as well right there there are people um who we love that that need additional support prayers right now um that love serving as well and they're not able to do that and um it me it just means the world to us to know that um you guys are are happy um you love where you live and and you've become a great contributing member to the Tampa Bay Area we're we're proud of that man so thank you for allowing us to serve Stacy any any final words for the community before we sign off tonight oh just thank you it's uh for being here tonight it's so nice to uh be back and get back into a normal schedule it is and pretty soon we'll be in the home studio can't wait to see this oh yeah that that that new car smell that new home smell is we're going to be in it's the one where that you can smell paint and carpet for like a month yeah that's nice that's a nice smell sometimes yeah and the best part is my cost of ownership is gonna be so much less than what it was you're paying one six of what you were paying before that is mindblowing yeah shout out to you all right y'all go out have a wonderful evening as we say always until next time go out out and