Your Pcola

11/04/2026

Florida’s new Amendment 3 officially expands non-school homestead property tax exemptions up to $150,000 in 2027 and $250,000 by 2028.

While this is HUGE news for Florida homeowners, out-of-state buyers looking to relocate need to know about the residency timeline rule:

📍 The Dec 31, 2026 Residency Rule: • Establish FL residency by 12/31/2026: You unlock the expanded homestead tax savings right away on your 2027 tax bill.

• Move after 1/1/2027: You will receive the standard $50,000 exemption for your first 4 years and have to wait until your 5th year of homestead residency to receive the full expanded exemption.

What this means for you:

If relocating to Florida is anywhere on your 1- to 2-year horizon, accelerating your buying timeline to establish primary residency before year-end could save you thousands of dollars in annual holding costs right out of the gate.

Got questions on how to establish Florida residency or want to look at homes before the deadline?

📲 Drop a comment below or send me a DM—let’s lock in your timeline!

💙Alisa Rice - Your Pcola - Keller Williams Realty Gulf Coast
850-483-1818
[email protected]

📍Proudly serving buyers & sellers in the Gulf Coast - Pensacola, Gulf Breeze, Navarre, Milton and Pace, FL

11/03/2026

November in Pensacola, FL is my favorite stretch of the whole year.

Comment “HOLIDAY” and I’ll send you my free Pensacola holiday bucket list.

I’m talking tree lightings, holiday markets, cozy spots, and everything worth doing before the year winds down.

I put this together because I love this city this time of year, and I love sharing it with the people who live here.

Whether you’ve called Pensacola home for years or you’re just starting to picture your life here, this list is for you.

✨Comment “HOLIDAY” and I’ll send it your way.

💙Alisa Rice - Your Pcola - Keller Williams Realty Gulf Coast
850-483-1818
[email protected]

📍Proudly serving buyers & sellers in Pensacola, Gulf Breeze, Navarre, Milton and Pace, FL

11/02/2026

If you’re house-hunting right now, walking up to a property with a collapsed fence and debris on the curb triggers two very different thoughts:

“Am I overpaying for someone else’s storm project?”

OR

“Is this my chance to land a great deal in a tough market?”

Both thoughts are valid, but here is how smart buyers turn post-storm inventory into long-term equity:

📌 Disrepair creates buyer leverage. In a standard market, pristine homes trigger bidding wars. Right now, homes with minor surface damage scare away emotional buyers. That hesitation is your leverage to ask for seller credits, lower purchase prices, or flexible closing terms.

📌 Evaluate the true repair burden. A home needing $10,000 in fence and roof work isn’t a bad buy if you negotiate a credit or price drop. You gain control over contractor quality and walk away with modern upgrades.

📌 Focus on location and bones. You can easily replace a fence or patch shingles, but you can’t replace a great lot, school district, or neighborhood.

Buying post-hurricane isn’t about taking wild risks—it’s about run-the-numbers clarity and expert contract negotiation. Reach out anytime if you want an honest breakdown of current local listings! 💙

Alisa Rice - Your Pcola - Keller Williams Realty Gulf Coast
850-483-1818
[email protected]

📍Proudly serving buyers & sellers in Pensacola, Gulf Breeze, Navarre, Milton and Pace, FL

10/30/2026

If you were impacted by the storm, relief resources are actively available to help you recover.

📲 How to Apply for FEMA Assistance:

Online: DisasterAssistance.gov

By Phone: Call 1-800-621-3362 (7 a.m. – 10 p.m. daily)

💙Alisa Rice - Your Pcola - Keller Williams Realty Gulf Coast
850-483-1818
[email protected]

📍Proudly serving buyers & sellers in Pensacola, Gulf Breeze, Navarre, Milton and Pace, FL

10/29/2026

One of the most frequent post-inspection questions buyers ask me right now is: "Will the seller fix all of this storm damage before we close?"

The answer depends on contractor availability, loan guidelines, and how quickly you want to move in.

Here is how we evaluate both options to protect your interests:

📌 Option A: Seller completes repairs before closing.

Pros: The house is fully restored when you get the keys, and you don't pay out-of-pocket after closing.

Cons: Contractor backlogs mean closing could be delayed for months while waiting on materials and labor.

📌 Option B: Negotiating a price reduction or closing cost credit.

Pros: You close on time, retain full control over contractor selection, and ensure quality materials are used.

Cons: You’ll need to manage the repair process and contractor scheduling yourself post-closing.

Navigating post-storm repair negotiations requires a careful balance between lender requirements and personal preference. If you're looking for guidance on making an offer in today's market, reach out anytime—I'm here to help! 💙

Alisa Rice - Your Pcola - Keller Williams Realty Gulf Coast
850-483-1818
[email protected]

📍Proudly serving buyers & sellers in Pensacola, Gulf Breeze, Navarre, Milton and Pace, FL

10/28/2026

Can’t say I’ve thought about putting those down the drain, but here is your warning if you were considering it!

Carving pumpkins this week? 🎃 Toss the guts and seeds in the trash or compost, not the sink. They turn into a thick paste that clogs drains and jams garbage disposals. If you've already got a slow drain, 3 Goats Plumbing & Gas can clear it. Call 850-865-9834 or send us a message!

10/28/2026

Upgrade your daily backdrop. 🏝️ DM me today to turn this view into your reality!

💙Alisa Rice - Your Pcola - Keller Williams Realty Gulf Coast
850-483-1818
[email protected]

📍Proudly serving buyers & sellers in Pensacola, Gulf Breeze, Navarre, Milton and Pace, FL

10/27/2026

Think you can't get insurance on a house with storm damage? Think again! 🛑🏠

Here’s the truth about buying a home with a down fence or shingle damage right now:

👉 Fences: Usually a non-issue unless there’s an exposed pool.

👉 Roof Shingles: Carriers want to see that the roof is water-tight and a repair plan is lined up.

The key to closing smoothly is getting your insurance agent involved during your inspection window, not 3 days before closing!

Got questions about navigating post-hurricane buyers' issues? Drop a comment below! 👇

Alisa Rice - Your Pcola - Keller Williams Realty Gulf Coast
850-483-1818
[email protected]

📍Proudly serving buyers & sellers in Pensacola, Gulf Breeze, Navarre, Milton and Pace, FL

10/26/2026

If you look around your neighborhood right now, no two houses look the same. One property might just have curb debris, while another two doors down needs a full roof replacement and a new fence.

When neighborhood damage is inconsistent, many homeowners worry that damaged comps will drag down their own property value.

Here is how we navigate pricing in a post-storm market to protect your equity:

📌 Appraisers look at structural baseline, not cosmetic chaos. An appraiser looks past temporary curb debris or a fallen fence to evaluate structural integrity, layout, and square footage. Cosmetic storm items are adjusted line-by-line, not as a blanket markdown.

📌 Repair credits preserve value. If you don't want to wait months for contractors before listing, pricing your home at full value while offering a seller concession or escrow holdback keeps your sales price high while solving the repair issue for the buyer.

📌 Disclosures protect the price. Presenting clear repair quotes alongside your listing price reassures buyers that you aren't hiding anything, which prevents lowball offers born out of buyer fear.

Pricing post-hurricane isn't about guessing—it's about math, documentation, and strategy. Reach out anytime if you want an honest assessment of what your home is worth in today's shifting market. 💙

Alisa Rice - Your Pcola - Keller Williams Realty Gulf Coast
850-483-1818
[email protected]

📍Proudly serving buyers & sellers in Pensacola, Gulf Breeze, Navarre, Milton and Pace, FL

10/23/2026

I know everyone’s minds have been focused on storm cleanup, recovery, and taking care of home lately 🌀💙 But Halloween is the perfect reminder that our community strength extends to having fun together, taking a breather, and letting the kids make some awesome memories! 🎃👻

Save this post for an updated list of local Halloween events across Gulf Breeze & Navarre! 👇

✨ LOCAL HIGHLIGHTS AT A GLANCE:

📍 Gulf Breeze • Boo at the Zoo: Oct 24–25 & Oct 31 •Breeze-O-Ween Trunk-or-Treat: Sun, Oct 25

📍 Navarre & Navarre Beach • 15th Annual Witches Brew @ Juana's: Fri, Oct 23 • Special Needs Trunk-or-Treat: Sat, Oct 24 • Monster Dash 5K & Trunk-or-Treat: Sat, Oct 24

📲 Save this post, share it with neighbors, and let’s get out and celebrate together! You’ve earned a night off. 🧡

Alisa Rice - Your Pcola - Keller Williams Realty Gulf Coast
850-483-1818
[email protected]

📍Proudly serving buyers & sellers in Pensacola, Gulf Breeze, Navarre, Milton and Pace, FL