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Welcome to Slice of Florida Realty – Your Guide to Informed Florida Real Estate Decisions
We’re thrilled you’re here! At Slice of Florida Realty, we love this incredible state—the sun-soaked beaches, the vibrant communities, the endless opportunities to build the life you’ve dreamed of. Our young family relocated here from Macomb County, Michigan, back in 1998, and we’ve never looked back. Southwest Florida—especially Venice and the surrounding areas in Sarasota,…
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How Real Estate Commissions Really Work in 2026: Real Stories from Sarasota County & Beyond
If you’re buying or selling a home in Venice, Wellen Park, North Port, or anywhere along Florida’s Gulf Coast, you’ve probably heard the questions: “Who pays the buyer’s agent now?” “Do I have to offer a big commission to get my house sold?” “Will I save money under the new rules?” The short answer? Commissions…
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Beachfront Living at Jetty Villas: 2-Bedroom Ground-Floor Condo for Sale in Venice, FL (1585 Tarpon Center Dr) $679,000
Discover relaxed Old Florida charm in this beautifully maintained, turnkey furnished, 2-bedroom, 2-bathroom residence at Jetty Villas. This ground-floor unit offers 1,118 square feet of comfortable living space with a private patio—ideal for full-time living, seasonal snowbirds, or investors seeking strong rental potential. Inside, you’ll find a thoughtfully designed layout with natural light and a…
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Rare Short-Term Rental Opportunity on Venice Island: Inside a Recently Renovated Beachfront Villa at Venice Beach Villas $324,900
If you’ve ever dreamed of owning a slice of authentic Old Florida beach life—with real short-term rental income potential—take a close look at Unit #23 at 908 Villas Dr in the historic Venice Beach Villas community. Tucked in the Golden Beach area of Venice Island, this charming 650 sq ft 1-bedroom, 1-bath vacation villa sits…
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Under Contract in 11 days: Venice Ranch w/ Heated Saltwater Pool on 1/3 Acre Under $500K!
A move-in-ready pool home on a spacious lot in Venice, Florida, for under $500,000? Yes, it’s still possible-and this ranch-style Slice of Florida home really delivers! This 1,938 sq ft under air (about 2,800 total building size), 3-bedroom, 2-bath gem has a new kitchen that flows right into the family room. It’s ideal for everyday…
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Exclusive Sneak Peek at Two Must-See Properties! 🏖️🌴2 New Listings COMING SOON to Venice
Hello Venice Island friends and future neighbors! If you’ve been dreaming of low-maintenance beach living or a spacious family home with room to breathe, I’ve got something special brewing at Slice of Florida Realty. These two properties are in the final stages of prep and will hit the MLS soon—but serious and ready-to-move buyers get…
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Follow NAR Regulations or Follow Florida Law: The Struggle Is Real
It’s Time for Local Dialogue on Clear Cooperation and Agency Duties. Florida real estate professionals offering Single Agency Client Representation justifiably pride themselves on putting clients first—delivering loyalty, obedience to lawful instructions, and full transparency under Florida Statute 475.278. Yet some national policies create real tensions that deserve open, local discussion. Take a real example…
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Florida’s Top 10 Home SELLING Strategies For 2026
The dramatically evolving rules of real estate are difficult to keep up with for brokers and agents. Therefore, how do consumers even have a chance? By reading Slice of Florida blogs, subscribing to the our short videos on your social media platform of choice, and subscribing to the Real Estate Agent Man Podcast, that is how. …
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Florida’s Top 10 Home Buying Rules For 2026
Navigating Florida Home Buying in 2026: Top 10 Key Points This isn’t your daddy’s home-buying advice. Prior to August 2024, many Florida homebuyers assumed they could call any listing agent, tour homes freely, and have the seller automatically cover buyer agent compensation—without much discussion of representation or fees. The National Association of Realtors (NAR) settlement…
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Florida Buyer Brokerage Agreement Explained
At Slice of Florida Realty, we believe in transparency, clear communication, and putting our buyers first. That’s why we’re proud to share an easy-to-understand overview of our Exclusive Buyer Brokerage Agreement – the foundation of how we work together to help you find and acquire your next property, whether you’re buying, leasing, or exploring other…
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When Shoppers Disappear: A Little Kmart Déjà Vu
When Shoppers Disappear: A Little Kmart Déjà Vu I’ll never forget one For-Sale-By-Owner appointment years ago. The seller looked me in the eye and said, “Steve, I just want someone who can actually get my house in front of real buyers — not just the MLS and the usual stuff.” Back then I hadn’t yet…
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Are Real Estate Professionals leaving REALTOR®
From the Broker: I called it in early 2024 and started building. Today we are a thriving, fully independent (non-NAR) brokerage—zero association dues, zero political baggage, complete transparency, and perfectly positioned for the new era in real estate. If you’re ready to drop the REALTOR® designation and join a brokerage that was built from day…
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The 50-Year Mortgage: Genius or Financial Heresy?
Let’s be honest: the idea of a 50-year mortgage sounds insane at first. You’ll be paying off your house until you’re eligible for Social Security… or possibly dead. But before we burn it at the stake, let’s actually look at the pros and cons — especially in a world where the average American now stays…
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Why Home Sellers Should Start Planning a “Plan B”
You’ve listed your home with high hopes. The sign went up, the photos looked perfect, and you were ready for offers to roll in. Then weeks turned into months. Showings are sparse. Feedback is vague. That “For Sale” sign is starting to feel permanent. If your home has been on the market longer than 30…
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Grok’s Take: SOFR’s 1st Year Independent Journey
A message from Steve… For our anniversary blog I thought it would be interesting to see what Grok would have to say about our 1st year. Therefore, I simply explained to Grok that we had a newsletter going out on November 7th and that the 1 year anniversary of Slice Of Florida Realty would be on…
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Understanding Property Access After the Inspection
Understanding Property Access After the Inspection Period As a real estate professional, I often encounter situations where buyer’s agents request access to a home after the inspection period has ended, even though the property is under contract. Common reasons include measuring for furniture, showing the home to friends or relatives visiting town, or allowing a…
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Why You Should Avoid Zillow for Home Searches Now
You may have heard me saying recently to shop homes.com when searching for your next home. There are many great reasons for that. Among these are Zillow issues that are affecting buyers, sellers and agents. Here’s a quick look at current events. Not mentioned below is the fact that many thousands of MLS listings are…
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Global Takeover Alert! Podcast Hits 1030 Cities!
Celebrating a Global Milestone: The Real Estate Agent Man Podcast Hits 1030 Cities! Hey there, real estate enthusiasts! Welcome to the Slice of Florida Realty blog. I’m Steve Martin Smith, your Florida Real Estate Broker and host of The Real Estate Agent Man Podcast. If you’re new here, buckle up for no-nonsense real estate advice…
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Backup Offers vs. Florida Inspection Bluff
A relatively common buyer’s strategy for negotiating a lower price on a home purchase goes like this… This tactic works particularly well in Florida under the As Is Contract for Sale and Purchase, which allows buyers to back out for any reason during the inspection period and get their deposit back. Savvy buyers sometimes go…
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Sarasota Real Estate Market Update – Summer 2025
Sarasota County Real Estate Market Update – Summer 2025 As we move through the summer of 2025, Sarasota County’s real estate market is showing signs of stabilization, with inventory levels steadily declining from earlier highs. In July, active listings reached 5,883, a notable drop from the peak of over 7,500 earlier this year. While still…
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71 Countries Listen: Real Estate Agent Man Podcast
71 Countries, 998 Cities: Why the World Loves Real Estate Agent Man – The Podcast! Are you ready to conquer the Florida real estate market with confidence? Whether you’re buying, selling, or renting in Sarasota, Charlotte, or Manatee counties, Real Estate Agent Man – The Podcast is your ultimate guide to unlocking the Secrets of Florida Real Estate……
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New Red Flags for Venice Florida Homebuyers
Some Might Call These Florida Buyer Agent Scams: At The Very Least, I Consider Them To Be Red Flags for Florida Homebuyers. In Florida’s competitive real estate market, especially in Venice, Wellen Park, and Sarasota, buyer brokerage agreements are meant to protect homebuyers by setting clear expectations with their agents. However, two shocking stories I recently encountered…
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Understanding Florida Real Estate: Who Really Pays for What?
When navigating the Florida real estate market, whether in Sarasota, Charlotte, or Manatee counties, buyers and sellers often face confusion about who pays for what—especially when it comes to agent commissions. Recent changes in how real estate transactions are communicated have shifted focus to how buyer’s agents are compensated, creating unnecessary complexity. This article breaks…
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Reduce Sarasota Florida Closing Costs & Taxes
How to Reduce Closing Costs and Property Taxes in Florida Real Estate Buying a home in Florida, whether in Sarasota, Charlotte, or Manatee counties, involves more than just the purchase price. The way you structure your offer can significantly impact your closing costs and long-term property taxes. A key factor? Whether broker commissions are included…
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Solar Panel INSURANCE SHOCKER – Customers Beware!
Solar Panel Pitfalls: What Homeowners Need to Know Before Buying As a homeowner, you might be tempted by solar panel salespeople pitching the benefits of going solar—lower energy bills, eco-friendly living, and even potential earnings from excess power. But before you sign on the dotted line, there’s a critical issue you need to consider, one…
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Zillow’s Giving Up Inventory, What’s a buyer To Do
Zillow’s New Policy Could Limit Listings for Florida Buyers and Sellers Zillow’s new listing access standards, rolling out in summer 2025, require listings marketed publicly to be on the MLS within one business day, or they’ll be blocked from Zillow and Trulia after an agent’s third violation. Aimed at promoting transparency, the policy ensures broad…
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The Legendary Toll House Recipe (Circa 1939)
America’s Favorite Cookie: The Legendary Toll House Recipe (Circa 1939) By Katrina Smith As a collector of vintage cookbooks, I love recreating recipes from bygone eras. The original Toll House chocolate chip cookie recipe, straight from my treasured 1939 cookbook, is a true gem—distinctly different from the modern version on today’s chocolate chip packages. I’m sharing…
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Venice Real Estate Update: Unpacking the $$$ Surge
Venice Real Estate Update: Unpacking the April 2025 Surge in 34285 Posted on May 26, 2025 By Steve Martin Smith On May 14, 2025, I reported that average sold prices in Venice rose 8% after a four-month decline of nearly 18%. Since then, I’ve dug deeper into each Venice ZIP code individually to understand the…
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How To Tame the Buyer Agreement Madness
Navigating Buyer-Broker Agreements: What Florida Homebuyers Need to Know Here is a summary of this episode of the Real Estate Agent Man Podcast If you’re house hunting in Sarasota, Charlotte, or Manatee counties, you’ve likely encountered confusion about buyer-broker agreements. Recent changes from the National Association of Realtors (NAR) settlement have reshaped how real estate…
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Agent Obligations for Florida Buyers
What You Need to Know About Your Real Estate Agent’s Obligations When Buying a Home When you’re searching for your dream home, you likely expect your real estate agent to guide you through the process by showing you properties that match your criteria—price, location, size, and all your must-haves. But did you know that without…
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