Jeannette McIntosh Realtor

11/04/2026

Wednesday Real Estate Tip | Will those low community fees stay low?

I’m working with a buyer who’s new to CDDs. He sends me homes he likes, and I look up the CDD and HOA for each address. It’s a good reminder that the fees you see when you’re shopping tell you what the community charges today, but what happens later on? I would also want to know how those numbers were put together.

Low dues are a selling point while a builder is still selling homes. The early budget might be based on estimates for amenities that haven’t opened yet, and the developer may be covering some of the HOA’s expenses. So I’d ask what the developer is paying for now and how much money will be in reserves when homeowners take over. If the pool costs more to run than expected, dues or assessments may rise. If there’s little set aside when a major repair comes due, owners could face a special assessment.

A low HOA fee can mean different things. In one community, the HOA mostly handles administration while the CDD maintains the pool, landscaping, and ponds. In another, the HOA covers several of those expenses itself. Add the HOA dues and the CDD assessment together, then look at what each one covers.

Phase 1 or Phase 2? I’d look at what’s up and running. Once the pool is open and the landscaping is being maintained, the people setting the budget have actual bills to work with. If you buy earlier, you may have more uncertainty about future fees, but the builder may also be offering a lower price, a mortgage rate buydown, or help with closing costs. How much is that deal worth to you if the annual costs turn out higher than you expected? And if a buydown is temporary, make sure you know what your interest and payment will be when it ends.

One more thing about the CDD bond. The debt is commonly paid over 30 years from when the bonds were issued, and the amount owed can vary by phase or property. Many districts allow you to pay your property’s remaining debt assessment in full early. The district manager can confirm the payoff amount and terms. The annual CDD maintenance assessment continues after the bond debt is paid off.

Before you decide what you’re comfortable paying, ask to see both budgets. Find out which expenses are based on actual bills, what the developer is still covering, and how much has been set aside for big repairs. Then weigh the builder’s offer against what it could cost you to live there over time. That might save you some frustration later on.

11/03/2026

Got a letter about your Citizens policy?
Read the whole offer, not just the price.

Citizens Property Insurance is still moving policies over to private insurers, and the next round is set for November 17. If you’re a Citizens policyholder, you may have already gotten a letter about it.

One thing that surprises people: if a private company offers you coverage at a premium that’s within 20% of what Citizens would charge at renewal, you generally can’t stay with Citizens.

That doesn’t mean every offer is a good deal. A lower premium can come with a higher deductible, fewer endorsements, or exclusions you didn’t have before. Before you decide, look at:

✔️ What’s covered, and what isn’t
✔️ Your hurricane and all-other-perils deductibles
✔️ What you’d actually pay out of pocket if you had a claim

If you’re buying a home, get insurance quotes early, during your inspection period if you can. That way any underwriting questions (roof age, wind mitigation, 4-point inspection) come up while you still have time to deal with them.

An insurance offer is more than its premium. Your insurance agent can walk you through the details, and I’m always happy to help you figure out how insurance fits into a move.

Do you have Questions? Send me a message anytime.

11/01/2026

I tried to post a little information about local communities on my Google Business Profile today.

Now, this was a BIG moment. I hadn’t been able to post for over 10 months because I couldn’t get my profile verified. I even lost the ability to request verification! I ended up paying someone to help me get it sorted out.

So I was thrilled. Finally!!! I was going to be able to post on my Google Business Profile!

You can probably guess how that went. 😂

Rejected.

Changed the wording. Rejected.
Changed the link. Rejected.
Asked AI for help navigating the other AI.
I then asked Gemini to help me since they're both Google I figured it'd know.

Still rejected.

Then Google emailed to let me know it had turned off my ability to post altogether. No more posting for me!!

Well. That certainly does resolve the problem of figuring out what to post. 😂

Somewhere along the way, sharing a helpful neighborhood update turned into trying to guess the password to a secret club I apparently no longer belong to.

I’ve asked for help getting it sorted out. In the meantime, I’m glad we can still talk here.

And now I’m closing the computer before my coffee maker decides I’ve violated its terms of service. ☕

I am sooooooo frustrated with Google, technology, and printers that apparently aren’t on speaking terms with computers.

It’s been a crazy week. Somewhere in between all this, I also sell houses. 😂

This is the life of a REALTOR®!

10/29/2026

Some neighborhoods just feel quiet the minute you drive in. Red Tail in Sorrento is one of them. Peaceful, private, and gated for added peace of mind.

If you’ve been looking for a place to slow down a bit, take a look. Full video on my YouTube channel. Link below.

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

10/29/2026

When you’re thinking about living in Tavares, take a look at what’s nearby, too.

Leesburg, Mount Dora, and Eustis are all close by, and each has its own feel. Spend a little time in each to see which places fit your everyday routine.

And if getting to the airport or different parts of Orlando matters to you, make that drive before you decide. A travel time on a map is one thing—how the drive feels to you is another.

10/28/2026

Buying land outside city limits? Make one phone call first.

Not long ago, I had a buyer interested in about an acre of land offered at a great price. Before going any further, I did what I always do: I called Planning and Zoning to ask if there was anything we should know.

There was. The city was annexing that property, and it was going to be designated low density, which meant it would take 5 acres to build a home. To build on just one acre, my buyer would have had to apply for special approval, pay the fees, and go through public hearings, with no guarantee the answer would be yes.

That great price suddenly made a lot more sense!

Annexation is when a city brings county land into its city limits, and here in Central Florida, it happens more often than many people realize. Once land is annexed, the city’s rules apply instead of the county’s. That can mean stricter limits on your own property, or more development on the land next door.

Before you buy, it’s worth asking: Is this property, or anything nearby, being annexed? And what will the rules be afterward? A quick call to the planning office can save you a costly surprise.

When I work with buyers, checking Future Land Use and annexation is part of what I do. If you’re thinking about buying and would like help or more information, feel free to reach out..
Jeannette McIntosh, Broker Associate/REALTOR®
LPT Realty
(352) 552-1746

10/25/2026

Take 5. Almost finished. Feeling pretty good about this morning’s YouTube video.

Then the cat I’m fostering decided to jump from the couch onto my back. Obviously, he was calling “CUT!”

Behind every polished business video is a real person trying to get through the last few sentences—with, apparently, a surprise production assistant with claws.

I must say it made my morning though.

Anyone else have similar stories?

10/24/2026

When people picture Clermont, they don’t always picture the variety. Rolling hills with long views. Homes right on the water. Homes that look out over it. And no two feel quite the same.

If you’re thinking about luxury in Lake County, Clermont deserves a closer look.

Want to know more? Reach out.

10/21/2026

A lot of buyers I talk with want a non-HOA, non-PUD community. No monthly dues, and no committee weighing in on your paint color. I understand the appeal.

But no HOA also means no deed restrictions shaping what happens around you. That’s where something called “Future Land Use” comes in.

Every county in Florida is required to have a Comprehensive Plan. Part of that plan is a Future Land Use Map, which shows what the county intends each piece of land to become over time: residential, commercial, industrial, agricultural, conservation, and so on.

Why does that matter to you? That quiet pasture behind the house you love might already be designated for commercial use or higher-density housing.

A few things to know:

* Each county has its own plan, and cities have their own too. If a property is inside city limits, like Lady Lake, Tavares, or Leesburg, the city’s plan applies, not the county’s.

* The map can be amended at any time, not just when a new plan comes out. What it showed a year ago may not be what it shows today.

* Look at the land around the property, not just the lot itself.

* What’s planned next door often matters more. Ask about pending changes. A neighboring property may have a land use or rezoning request in progress that isn’t on the map yet. The county or city planning office can tell you.

The good news is that this information is public. Most counties have an online map where you can look up a parcel and see its Future Land Use designation.

When I work with buyers, checking Future Land Use is one of the things I do.

If you’re thinking about buying and would like help or more information, feel free to reach out.

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

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.