Real Estate in the Florida Keys: 2026

Sunday, July 19, 2026

Listing Update 7/20/2026

New listing: Click here

Price changes: Click here

If you are interested in buying or selling property in the Keys please contact me at 305-393-0923 or e-mail me at VeepkaC21@gmail.com

Sunday, July 05, 2026

Who NOT to List Your Property With

The real estate industry has changed dramatically over the last couple of years. You've probably heard some of the headlines:

"Sellers no longer pay the buyer's agent."
"You don't need a Realtor anymore."
"Zillow is being sued."
"Commissions are changing."

Some of those statements are partially true. Some are misleading. And some are simply misunderstood.

I've been a full-time Realtor for more than 30 years, and I thought I'd explain what has actually changed—and what hasn't—so you can make an informed decision if you're thinking about buying or selling.

First Things First...

Despite all the headlines, one thing has not changed:

Hiring the right Realtor can still make you far more money than trying to save a small percentage on commission.

Real estate is one of the largest financial transactions most people will ever make. Choosing representation based solely on who charges the least can end up costing you much more than you saved.

The Commission Changes Explained

For decades, sellers negotiated a commission with their listing broker. Traditionally, part of that commission was offered to the buyer's agent.

Why?

Because if buyers had to pay their agent out of pocket, many would have struggled to qualify for a mortgage or come up with enough cash for both a down payment and their agent's fee.

After the National Association of Realtors settlement, buyers are now required to sign a separate agreement with their own agent explaining how that agent will be compensated.

What surprises many people is this:

In many transactions, sellers still choose to offer compensation to the buyer's agent because it helps attract more qualified buyers.

The biggest change is that the compensation is now negotiated differently and documented differently.

Watch Out for Administrative Fees

Here's something many consumers don't know.

Some brokerages add an "administrative fee" to the transaction—often around $495, sometimes more.

Personally, I've never believed in charging my clients an extra fee just because I can. Whenever possible, I remove those charges from contracts I write.

It's worth asking any Realtor you're interviewing:

"Are there any additional fees besides your commission?"

You might be surprised by the answer.

When You Click "Contact Agent" on Zillow...

Many people assume they're contacting the listing agent.

Usually, they're not.

In many cases, you're connected with an agent who purchased that lead from Zillow or another website. Those referral fees can be substantial.

That doesn't automatically make the agent bad.

Some excellent agents advertise there.

However, being connected through a website doesn't necessarily mean you're being matched with the most experienced or most knowledgeable agent for that particular property or neighborhood.

If you're serious about buying or selling, don't hesitate to ask:

How long have you been a full-time Realtor?
How many homes have you sold in this area?
Will I work directly with you?

Those are fair questions.

Discount Brokerages: Read the Fine Print

There are more real estate companies than ever before.

Many advertise lower commissions, and for some sellers they may be the right choice.

But before deciding based solely on price, ask exactly what services are included.

Some companies provide full-service representation.

Others operate more like an à la carte menu, where certain services are limited or handled through call centers.

One issue I've encountered as a buyer's agent is difficulty reaching someone when trying to schedule a showing or ask important questions.

Recently, one of my buyers asked about a property that was priced extremely well. I tried contacting the listing office to check on activity.

No answer.

I left a message.

I sent a text.

Nothing.

The home remained available much longer than I expected.

Could there have been other reasons? Absolutely.

But when buyers and agents can't easily reach someone, opportunities can be missed.

So Who Should You List With?

Here's my advice.

Don't choose the cheapest Realtor.

Don't choose the first person who answers an online inquiry.

Don't choose someone simply because they promised the highest price.

Instead, ask a few simple questions.

How long have you been selling real estate full-time?
How will you market my property?
Will you personally answer your phone?
Will I be working directly with you?

Then do one more thing.

Call them from a phone number they don't recognize.

Do they answer?

If not, do they call you back promptly?

That simple test will tell you a lot about how responsive they'll be once your home is listed.

My Philosophy

For more than 30 years, I've built my business on communication, honesty and experience—not by buying internet leads.

When you hire me, you work directly with me.

I answer my phone.

I accompany my showings whenever possible.

I negotiate aggressively for my clients.

And I work hard to make sure your property gets the attention it deserves.

In fact, my most recent listing sold for $10,000 above the appraised value.

If you're thinking about selling in the Florida Keys or the South Miami/Homestead area, I'd be happy to answer your questions—even if you're just wondering what your home might be worth.

No pressure. Just honest advice from someone who's been doing this for over three decades.

Monday, June 29, 2026

Update on this blog

Over the years, many of you have used the property search on my website to keep up with the Florida Keys real estate market.

I've decided to discontinue that search feature, but I can offer something that's actually better.

Instead of having to visit my website to see what's new, I can set you up with automatic MLS email alerts that are customized specifically for you.

You'll receive notifications whenever there are:

New listings
Price reductions
Properties that go under contract
Sold properties
Back on the market listings
...and more.

The alerts are tailored to exactly what you're interested in.

Just let me know:

The area you'd like to search (mile marker to mile marker works best).
Whether you're interested in houses only, or houses and condos.

I'll set everything up for you. You'll receive one confirmation email, click the confirmation link, and after that the updates will arrive automatically whenever there's activity.

There's no obligation, and I won't fill your inbox with sales emails or phone calls. The alerts simply keep you informed about the market you're interested in.

If you'd like me to set up a search for you, just send me an email at VeepkaC21@gmail.com with your search criteria, and I'll be happy to do it.

As always, thank you for reading my blog and for allowing me to be a small part of your Florida Keys real estate journey. And if you ever decide to buy or sell—or know someone who does—I would truly appreciate the opportunity to help.

Wednesday, June 24, 2026

Quick question for my readers

As many of you know, I update this blog every single day with new listings, price reductions, pending sales, sold properties, market updates, and what I consider to be some of the best real estate opportunities in the Florida Keys.

For many years, I have also provided links that allow visitors to search the MLS directly and search for bank-owned properties.

Recently, I discontinued the service that powers those search functions. While I can reactivate it, there is a significant annual cost involved.

Before I decide whether to bring those search features back, I'd love to hear from you.

Do you actually use the MLS search functions on this site?

Are you actively looking to buy or sell property in the Florida Keys?

If you have used those searches in the past, please send me a quick email at:

VeepkaC21@gmail.com

Even a short message saying "I use them" would be helpful.

If there is not much interest, I will likely remove those search buttons and replace them with a simple contact link. I still have full access to the MLS and can run any search you need. In fact, I can usually provide more detailed information than an automated search can.

If you're looking for a specific property, neighborhood, price range, waterfront home, condo, bank-owned property, or investment opportunity, simply email me and I'll send you the information directly.

Thank you for reading my blog and helping me decide what features are most useful to keep.

— Veepka Westedt

Wednesday, April 29, 2026

Hammer Point Canal Front house with bay views! UNDER CONTRACT!

This is a great buy in Hammer Point at MM 92 on the bay side. Immediate Ocean and bay access, quick drive fom Miami. 1056 SF on a 5100 SF lot with 60' on the water X Zone! 2/2 Listed at 1,395,000