How Much Money Do You Need to Buy a House in Orlando?

Publicado el abril 27, 2026febrero 25, 2026 por John Conde

How Much Money Do You Really Need to Buy a House in Orlando?

This is one of the most common questions I hear from buyers in Orlando and Kissimmee — and the answer surprises a lot of people.

You do NOT need 20% down to buy a house. In many cases, buyers get into homes with far less upfront than they expect.

If you want a personalized breakdown based on today’s Orlando market, start here:

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The Short Answer

Most first-time buyers in Central Florida need anywhere from 3% to 6% of the purchase price to cover their down payment and closing costs — sometimes even less with assistance.

Down Payment Costs

Your down payment depends on the loan type:

Préstamos de la FHA: 3.5% down
Préstamos convencionales: As low as 3% for qualified buyers
Préstamos VA: 0% down for eligible veterans

For a deeper loan comparison, see: FHA vs conventional loans in Orlando

Closing Costs Explained

Closing costs usually run about 2% to 4% of the purchase price and may include:

Lender fees
Seguro de título
Tasación
Prepaid taxes and insurance

In some cases, sellers may contribute toward closing costs depending on the offer and market conditions.

Other Upfront Expenses

Before closing, plan for:

Home inspection: typically $300–$500
Appraisal (sometimes paid upfront)
Earnest money deposit

Real Orlando Buyer Examples

Example 1: $350,000 home with FHA financing

Down payment (3.5%): $12,250
Estimated closing costs: $7,000
Total needed: ~$19,250

Example 2: $400,000 home with 3% conventional

Down payment: $12,000
Estimated closing costs: $8,000
Total needed: ~$20,000

Using First-Time Buyer Programs

Many buyers reduce upfront costs by using down payment assistance or first-time buyer programs.

Learn what programs may apply to you: first-time home buyer programs in Florida

Do You Need Cash Reserves?

Some loans require reserves (extra money after closing), but many first-time buyers do not need large reserves. A lender can confirm based on your loan type and credit.

Preguntas Frecuentes

Can I buy a house in Orlando with less than $10,000?

Sometimes — especially with assistance programs or seller credits. It depends on price range and loan type.

Is it better to wait and save more money?

Not always. Rising prices and rates can cost more than waiting helps. A short planning period can make a big difference.

Should I talk to a lender first?

Yes. A lender can break down your exact numbers before you start shopping.

Want real numbers for your situation? Let’s walk through it together:

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Do You Need a Realtor to Negotiate a Short Sale

Publicado el octubre 3, 2023agosto 16, 2023 por Jenny Zamora

In the realm of real estate, short sales are often viewed as a lifeline for distressed homeowners facing financial hardships. These transactions allow homeowners to sell their properties for less than the outstanding mortgage balance, thereby avoiding foreclosure. However, the intricacies and complexities of short sales cannot be understated. Attempting to navigate the negotiation process without the expertise of a dedicated short-sale agent can lead to a myriad of pitfalls and potential risks. In this blog post, we’ll explore why it’s a bad idea to negotiate a short sale without a knowledgeable short sale agent by your side.

1. The Complex Nature of Short Sales

Real estate short sales are far from straightforward transactions. They involve a delicate balance of negotiations with multiple parties, including the homeowner, the lender, potential buyers, and sometimes even secondary lienholders. These negotiations touch on various aspects such as the sale price, outstanding debt, timelines, and legalities. Without a short sale agent who understands the intricacies of these negotiations, the potential for misunderstandings, miscommunications, and unfavorable outcomes significantly increases.

2. Expertise in Lender Communication

Arguably the most critical aspect of a short sale negotiation is communication with the lender. Lenders have specific procedures, guidelines, and requirements for short sales, which can vary from one institution to another. A seasoned short-sale agent is well-versed in effectively communicating with lenders, ensuring that the required documentation is submitted accurately and on time. Mishandling lender communication can result in delays, rejection of the short sale, or unfavorable terms.

3. Knowledge of Market Values

Determining the appropriate sale price for a property is a crucial component of a successful short-sale negotiation. A skilled short-sale agent possesses a deep understanding of the local real estate market and can provide a realistic assessment of a property’s value. Attempting to negotiate without this knowledge could lead to underpricing or overpricing of the property, both of which can be detrimental to the homeowner’s goals.

4. Navigating Legalities and Paperwork

Short sales involve an abundance of legal and financial paperwork, which must be accurately completed to avoid legal complications. A short sale agent is well-acquainted with the necessary documentation, such as financial statements, hardship letters, purchase agreements, and more. Failing to provide the correct paperwork or understanding the legal obligations can lead to unnecessary delays or even legal troubles down the line.

5. Negotiation Skills

Experienced short-sale agents have honed their negotiation skills through countless transactions. They can navigate complex negotiations with multiple parties, working to find common ground that satisfies everyone’s interests. Negotiating without this expertise could result in a breakdown of communication, missed opportunities, and potential conflicts.

6. Mitigating Emotional Stress

For distressed homeowners, the emotional toll of a short sale can be overwhelming. Attempting to navigate negotiations without professional guidance can exacerbate this stress, as homeowners must grapple with the uncertainty and complexities of the process alone. A short-sale agent not only handles the technicalities but also provides emotional support, alleviating some of the burdens from the homeowner’s shoulders.

7. Maximizing Financial Relief

The primary goal of a short sale is to provide financial relief to distressed homeowners. A qualified short-sale agent is equipped to maximize this relief by negotiating favorable terms with the lender and ensuring that the homeowner’s best interests are at the forefront of every decision.

Conclusión

While the prospect of negotiating a short sale independently might seem appealing to some, the potential risks far outweigh any perceived benefits. The complexities of short sale transactions, lender communication, market knowledge, legal obligations, negotiation skills, emotional support, and financial outcomes all underscore the importance of partnering with a seasoned short sale agent like the ones at Orlando Realty Consultants.

By enlisting the expertise of a qualified short sale agent, homeowners can navigate the challenging landscape of short sales with confidence. From effective communication with lenders to skilled negotiation and legal compliance, a short-sale agent’s knowledge and experience can make all the difference in securing a successful outcome during a challenging time.

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Alquileres a corto plazo en venta en el centro de Florida

Publicado el septiembre 6, 2016agosto 5, 2026 por Jenny Zamora

Updated for 2026: Buying a vacation rental in Central Florida can provide personal use, rental-income potential and long-term real estate ownership. However, a property advertised as an investment home is not automatically legal or financially suitable for short-term rentals. Zoning, HOA rules, licensing, operating costs and realistic revenue projections must all be reviewed before you make an offer.

Respuesta rápida

Short term rentals for sale are homes, townhomes, condos or condo-hotel units that may be rented to guests for stays lasting days or weeks. In Orlando, buyers must verify the property’s zoning, HOA restrictions, licensing requirements, management options and expected expenses before relying on vacation-rental income.

Orlando and the surrounding Disney-area markets attract buyers looking for furnished vacation homes, second homes and income-producing properties. The opportunity is real, but so are the risks. The right property can serve vacationers while giving its owner a place to use during selected weeks. The wrong property can come with restrictive rules, high fees, weak bookings or a rental use that was never legally permitted.

Orlando Realty Consultants helps buyers evaluate Orlando investment properties throughout Central Florida. Our role is not to sell you a dream based on an inflated income projection. It is to help you investigate the property, community rules, location, ownership costs and resale considerations before you commit.

What Is a Short Term Rental Property?

A short-term rental is generally a residential property rented to guests for relatively brief stays instead of under a traditional annual lease. Depending on the jurisdiction, the term may refer to stays of fewer than 30 days, fewer than six months or another locally defined period.

These properties may be marketed through booking platforms such as Airbnb or Vrbo, through a resort management program, or directly by an owner or professional property manager. Common property types in Central Florida include:

Single-family vacation homes
Pool homes near Disney World
Resort townhomes
Vacation rental condominiums
Condo-hotel or condotel units
Large themed homes designed for groups
Second homes rented only when the owner is away

A property’s physical design does not determine whether it can legally operate as a vacation rental. A beautiful furnished pool home may still be prohibited from short-term rental use because of its zoning, deed restrictions, condominium documents or homeowners association rules.

Short Term Rentals for Sale Versus Traditional Rentals

Short-term and long-term rental properties operate differently. Vacation rentals may produce higher gross revenue during strong travel periods, but they normally require more active management and have less predictable occupancy.

Factor	Short-Term Rental	Traditional Long-Term Rental
Typical guest stay	Several nights to several weeks	Usually six to twelve months or longer
Income pattern	Variable and seasonal	Generally more consistent each month
Management workload	Frequent bookings, cleaning and guest communication	Lower turnover and fewer guest interactions
Furnishings	Usually fully furnished and equipped	Often unfurnished
Utilities	Commonly paid by the owner	Often paid partly or entirely by the tenant
Local regulation	May require specific zoning, licenses and registrations	Usually governed by standard landlord-tenant rules
Personal owner use	Often possible, subject to community rules	Difficult during an active lease

Why Buyers Consider Orlando Vacation Rentals

Central Florida offers a combination of theme parks, conventions, sporting events, golf, shopping, restaurants, family attractions and year-round travel. This creates interest in vacation rental homes from local, domestic and international buyers.

Potential advantages include:

Personal use: Owners may reserve selected dates for family vacations, subject to management and community restrictions.
Rental-income potential: The property may generate bookings while the owner is not using it.
Real estate ownership: The buyer owns an asset that may appreciate or depreciate based on market conditions.
Different property choices: Buyers can consider condos, townhomes, private pool homes and large resort properties.
Established tourism infrastructure: The region has a large hospitality industry and numerous property-management providers.
Broad buyer appeal: Properly located vacation homes may appeal to future investors, second-home buyers and international purchasers.

None of these advantages guarantees profitability. Rental income varies by location, property condition, bedroom count, amenities, reviews, pricing, management quality, seasonality and competition.

Where to Find Short Term Rental Homes Near Orlando

The phrase “Orlando vacation rental” often describes a much larger area than the City of Orlando itself. Many of the best-known vacation-home communities are located southwest of downtown Orlando in parts of Osceola and Polk counties.

Orlando and International Drive

Some Orlando-area condos and condo-hotel units are located near International Drive, Universal Orlando, SeaWorld and the Orange County Convention Center. These may offer convenient access to attractions, but buyers must understand the management structure, owner-use restrictions, financing limitations and hotel-style fees.

Kissimmee

Kissimmee real estate includes numerous vacation-oriented communities near Walt Disney World and the U.S. 192 corridor. Buyers may find townhomes, condominiums and single-family pool homes in resort communities with guarded entrances, clubhouses, water features, fitness centers and sports facilities.

Davenport and ChampionsGate

Davenport real estate is popular with vacation-home buyers because of its resort communities, newer construction and access to Interstate 4 and the Disney area. The Davenport mailing area crosses different jurisdictions, so the mailing address alone should never be used to determine short-term rental legality.

Haines City and Southern Polk County

Haines City real estate may provide newer homes and different price points than communities closer to the attractions. The tradeoff can be a longer drive to major tourism destinations, which may affect guest demand and nightly rates.

Celebration, Lake Buena Vista and Nearby Resort Areas

Properties near Disney World can carry strong name recognition and convenient access, but location does not override community restrictions. Some residential communities near the attractions prohibit stays shorter than a stated minimum.

How Short Term Rental Rules Work in Orlando

This is the most important part of the purchase: never assume that a property can be used as a vacation rental because the listing description mentions Airbnb, investment potential or proximity to Disney.

City of Orlando Rules

The City of Orlando distinguishes owner-occupied home sharing from unrestricted whole-home vacation rentals. Its home-sharing program generally requires the resident to live on the property and be present while hosting guests. It also limits the portion of the home that may be rented and imposes guest and registration requirements.

Review the current requirements directly through the City of Orlando Home Sharing Registration program.

Unincorporated Orange County

Orange County has separate zoning rules. Its zoning guidance states that short-term rental uses are permitted only in specified zoning districts or planned developments where the use is expressly authorized. Single-family transient rental has its own zoning restrictions.

Buyers should verify the parcel, municipality and permitted use directly with the Orange County Zoning Division before purchasing.

Osceola County

Osceola County uses designated short-term rental zoning and overlay areas. Its licensing guidance instructs owners to confirm zoning, obtain applicable state licensing and apply for the required local business tax receipt.

Review the current process through the Osceola County licensing department and the county’s Short Term Rental Planned Development information.

Florida Vacation Rental Licensing

Florida may require a vacation rental dwelling or condominium license through the Department of Business and Professional Regulation. A new owner of an existing vacation rental may need to apply for a new license rather than relying on the seller’s license.

Current state requirements are available through the Florida DBPR vacation rental licensing checklist.

HOA and Condominium Restrictions

Government zoning is only one layer. A homeowners association, condominium association, deed restriction or resort-management agreement may impose additional rules, including:

Minimum rental periods
Limits on owner-occupied dates
Approved management companies
Guest registration charges
Parking and occupancy restrictions
Mandatory resort or club fees
Rules governing signs, advertising and access
Furniture and property-condition standards

The community may be more restrictive than the local government. Buyers should review the complete governing documents and obtain written clarification when the rules are unclear.

Types of Orlando Vacation Rental Properties

Condo-Hotel Units

A condo-hotel combines individual unit ownership with hotel-style operations. Management may handle bookings, check-in, housekeeping and maintenance. This can be convenient for an owner who wants a hands-off investment, but the tradeoffs may include mandatory management, revenue sharing, limited personal use and financing difficulties.

Traditional Condominiums

A vacation-rental condo can offer a lower purchase price and fewer exterior maintenance responsibilities. Buyers should examine condominium fees, reserves, special assessments, insurance, rental restrictions and whether conventional financing is available.

Townhomes

Townhomes often provide multiple bedrooms with less exterior maintenance than a detached home. Some have private splash pools and access to resort amenities. Shared walls, HOA fees and parking limitations should be considered.

Single-Family Pool Homes

Detached pool homes are popular with families and larger groups. They may offer more privacy and higher guest capacity, but owners are responsible for pool service, lawn care, pest control, utilities, repairs and a larger furniture package.

Large Group and Themed Homes

Some resort communities offer homes with seven, eight, ten or more bedrooms. These can command higher gross booking revenue, but the purchase price, furnishing expense, utilities, maintenance and management costs are also substantially higher.

What Makes a Good Orlando Short Term Rental?

A strong vacation rental is more than a house located near an attraction. Buyers should evaluate how the entire property will function for guests.

Legal rental use: Confirm zoning, licensing and community rules before evaluating projected income.
Drive time: Consider actual travel time to Disney, Universal, the convention center, airports and other demand generators.
Bedroom and bathroom count: More sleeping capacity can improve group appeal, but it also increases wear and operating costs.
Private pool or spa: These may improve guest appeal but require ongoing service, heating and repairs.
Resort amenities: Water parks, clubhouses, restaurants, gyms, sports courts and shuttle services may support bookings but increase fees.
Parking: Large homes need adequate legal parking for guest vehicles.
Floor plan: Ensuite bedrooms, multiple gathering areas and practical sleeping arrangements can matter more than decorative upgrades.
Condition: Guests notice worn furniture, weak air conditioning, dated bathrooms, stained carpet and poorly maintained pools.
Internet and entertainment: Reliable Wi-Fi, smart televisions, game rooms and work areas can influence reviews.
Resale flexibility: Consider who may buy the property later if investment demand slows.

How to Analyze a Vacation Rental Investment

Do not base your purchase on gross revenue alone. Gross booking revenue is the money collected before operating expenses. Net operating income is what remains after eligible operating expenses but before financing costs and income taxes.

Estimate Realistic Gross Revenue

Ask for actual booking statements when the property has an operating history. Review at least the previous 12 months and, when possible, multiple years. Confirm whether the revenue belongs to the property or represents a projection based on similar homes.

Evaluate:

Average nightly rate
Number of occupied nights
Seasonal pricing
Owner-blocked dates
Platform fees
Discounts and refunds
Cleaning charges
Taxes collected from guests
Bookings that will or will not transfer after closing

Calculate Operating Expenses

A complete expense estimate may include:

Property-management fees
Booking-platform fees
HOA, condominium and resort fees
Impuestos sobre la propiedad
Homeowners, condominium and liability insurance
Flood insurance when applicable
Electricity, water, sewer, cable and internet
Pool and lawn service
Pest control
Cleaning and laundry
Licensing and business tax receipts
Accounting and tax preparation
Furniture, linens and household supplies
Routine repairs
Air-conditioning and appliance replacement
Capital reserves for major future expenses

Use Conservative Assumptions

Run more than one scenario. A reasonable analysis should include a base case, a weaker-occupancy case and a higher-expense case. The property should not depend on perfect occupancy, aggressive nightly rates or zero major repairs.

Discuss the financial and tax consequences with qualified lending, accounting and legal professionals. A real estate agent can help gather property information and comparable market data but should not replace those advisers.

Financing Short Term Rentals for Sale

Financing depends on how the property will be used and classified. A second home, investment property and condo-hotel unit may each require a different loan program, down payment and underwriting approach.

Before touring properties, speak with a lender experienced in vacation rentals and getting pre-approved for a mortgage. Ask the lender to evaluate the specific property type, not just your personal finances.

Potential financing issues include:

Higher down-payment requirements for investment properties
Reserve requirements
Restrictions on using projected rental income
Condo or condo-hotel eligibility
Mandatory rental-management programs
High investor concentration within a condominium
Pending litigation or insufficient association reserves
Insurance availability and cost

You can use a Florida mortgage calculator for an initial estimate, but obtain a complete lender quote that includes principal, interest, taxes, insurance, HOA fees and mortgage insurance when applicable.

Buying Checklist for an Orlando Vacation Rental

Define your objective. Decide whether the property is primarily for personal use, rental income, long-term appreciation or a combination.
Establish a complete budget. Include the purchase price, closing costs, furniture, repairs, reserves and operating expenses.
Obtain financing approval. Confirm that the lender will finance the specific property and community.
Verify the jurisdiction. Determine whether the property is in a city or an unincorporated county area.
Confirm zoning in writing. Ask the appropriate government department whether the proposed rental use is permitted.
Review association documents. Check minimum lease periods, guest rules, management requirements, fees and pending assessments.
Examine operating history. Review booking statements, expenses, reviews, management agreements and owner-blocked dates.
Inspect the property. Schedule a professional home inspection and consider pool, HVAC, roof, plumbing and insurance-related evaluations.
Obtain insurance quotes. Do this during the inspection period, not after it expires.
Review the management agreement. Determine whether it transfers, can be canceled and includes future bookings.
Calculate conservative returns. Account for vacancies, repairs and replacement reserves.
Confirm licensing and tax responsibilities. Review state, county, city and association requirements before operating.

Pros and Cons of Buying a Short Term Rental

Potential Advantages

Possible rental revenue during periods of owner nonuse
Personal access to a Central Florida vacation home
Potential appreciation over a long ownership period
Ability to adjust nightly rates based on demand
Access to resort amenities in selected communities
Possible tax benefits depending on ownership and use

Potential Disadvantages

Seasonal and unpredictable income
Higher furnishing and maintenance costs
Frequent guest turnover and property wear
Management, cleaning and platform fees
Changing regulations or association rules
Potentially high HOA or resort fees
More complicated financing and insurance
No guarantee that income will cover expenses

Common Mistakes Vacation Rental Buyers Make

Trusting the Listing Description

“Airbnb-ready” is marketing language, not legal verification. Confirm the use with the applicable government and association.

Using Gross Revenue as Profit

A home generating substantial bookings may still have weak cash flow after management, utilities, cleaning, fees, repairs, insurance and debt service.

Ignoring HOA Documents

Rules can limit rental periods, guest access and management choices. High fees or special assessments can materially change the investment.

Overestimating Occupancy

Orlando has strong tourism demand, but it also has significant competition. New communities and additional listings can affect occupancy and nightly rates.

Buying the Cheapest Property

A lower-priced home is not automatically a better investment. Poor location, dated interiors, weak amenities or high fees can reduce guest demand.

Underbudgeting for Furniture and Repairs

A large home can require a substantial furniture, television, kitchenware and linen package. Furniture also wears out faster under guest use.

Skipping Insurance Research

Vacation-rental activity may require coverage beyond a standard owner-occupied homeowners policy. Obtain quotes before the contractual inspection deadline.

Assuming Existing Bookings Transfer

Future reservations may belong to the seller or management company and may not automatically transfer to the buyer. Address this in writing.

How Orlando Realty Consultants Helps Buyers

Buying an Orlando short-term rental requires more investigation than buying a typical primary residence. Orlando Realty Consultants helps Central Florida buyers:

Identify properties marketed for vacation-rental use
Compare condos, townhomes and single-family homes
Research available property and community information
Request HOA, condominium and management documents
Evaluate location and resale considerations
Review comparable sales and current market conditions
Coordinate with lenders, inspectors, title companies and other professionals
Structure offers with appropriate investigation periods
Negotiate based on the property’s condition and documented facts

You can also review current Orlando real estate market conditions and our general Orlando home buyer tips before beginning your search.

Preguntas frecuentes

¿Son legales los alquileres a corto plazo en Orlando?

They are legal only in locations and under conditions permitted by the applicable city or county, zoning district and community rules. The City of Orlando’s owner-occupied home-sharing rules differ from the rules in unincorporated Orange County, Osceola County and Polk County.

Where can I find short term rentals for sale near Disney World?

Common search areas include Kissimmee, Davenport, ChampionsGate, parts of Orlando, Lake Buena Vista and other communities southwest of Orlando. Each property must be checked individually for zoning and association restrictions.

Can I buy any Orlando home and list it on Airbnb?

No. Many residential properties prohibit short stays. Before purchasing, confirm local zoning, licensing requirements, deed restrictions, condominium rules and HOA minimum-rental periods.

Do I need a Florida license for a vacation rental?

Many vacation-rental operations require a license through the Florida Department of Business and Professional Regulation. Local business tax receipts, registrations and tax accounts may also apply.

Are Orlando short term rentals profitable?

Some can be profitable, but there is no guarantee. Results depend on purchase price, financing, location, nightly rates, occupancy, management, fees, insurance, condition, amenities and competition.

What type of vacation rental is best near Disney?

The best type depends on your budget and goals. Condos may offer lower entry costs, townhomes can balance space and maintenance, and pool homes may attract larger families but cost more to operate.

How much do vacation rental property managers charge?

Fees vary based on the property, services and agreement. Some managers charge a percentage of booking revenue, while others add cleaning, maintenance, marketing, linen, inspection or guest-service fees. Compare the complete fee structure.

Can I use my Orlando vacation home personally?

Usually, but owner use may be limited by resort rules, management agreements, financing terms or tax considerations. Review all restrictions before purchasing and reserving personal dates.

Should I buy a furnished vacation rental?

A furnished property can reduce setup time, but the furniture may be worn, incomplete or excluded from financing. Use a detailed inventory and assign realistic value to the contents rather than relying on the seller’s estimate.

What should I review before making an offer?

Review zoning, HOA rules, rental history, management contracts, fees, property taxes, insurance estimates, condition, financing eligibility and projected expenses. Include sufficient time in the contract to complete these investigations.

Start Your Orlando Short Term Rental Search

Short term rentals for sale in Orlando can be attractive second homes and investment properties, but only when the legal use, community rules and financial numbers make sense. Do not buy based solely on attractive photos, estimated gross revenue or proximity to Disney World.

Orlando Realty Consultants provides straightforward guidance to buyers and investors throughout Central Florida. We help you compare properties, investigate the details and negotiate with a clear understanding of the risks and opportunities.

Llame a Orlando Realty Consultants al 407-902-7750 to discuss short term rentals for sale in Orlando and Central Florida.

Se habla español.

Contact an Orlando Realtor to request a customized property search based on your price range, preferred location, property type and investment goals.

Important: Rental laws, zoning ordinances, association rules, licensing requirements, financing guidelines and tax regulations can change. Information on this page is general and should not be treated as legal, tax, lending or investment advice. Verify all requirements with the appropriate government agencies, association, attorney, accountant, insurer and lender before purchasing or operating a vacation rental.

Selling your home can be roller coaster of emotions if you aren’t mentally prepared, especially if you’re living in it. It means that you have to keep it showroom ready for any stranger with a pre-approval letter to take the ten cent tour. Then you stress about if they liked it or not… then you think to yourself….why didn’t they like it?? These are just a couple of examples of what some sellers go through.

Oh, and what about hiring an Orlando realtor to sell your home?… With so many agents out there, how do you know you hired the right one for the job? Just in Orlando alone there are over 8,000 active real estate agents!

The scary thing is that unless you do your research, you have no idea what their skill set is or their level of experience. Just last week I was visiting with a friend who owns a real estate school and she told me that every one of her classes are full… all of the time. Since it’s relatively easy to obtain a Florida real estate license people are clamoring to get one.

Many new agents believe that once they have their license, then the listings will automatically start falling into their lap. The truth is that only a small fraction of Orlando realtors are top producers, a good amount of average agents and the majority are so bad that they have no business being in the real estate business…but they are… so choose carefully.

So what should you expect of your Orlando realtor when selling your home? Your agent should be doing and practicing the following 10 things. If not, then unfortunately… you probably hired one of the bad ones.

If you are still searching for your Orlando realtor then use this 10 point guide to make sure you hire a hero and not a zero.

1- Honesty Is Their Policy

An honest agent means that they will always be truthful with you, even if it hurts. Honesty is also included in the REALTOR code of ethics. The problem is that sometimes you just don’t know just by meeting them. I’ve met some amazing liars in my time and yes…some of them were shady real estate agents. The truth will always come out …. eventually, the trick is to find out just how honest they really are before you hire them. You have to do your research before you commit or it will be too late.

Written testimonials aren’t enough. For all you know, they may have written their own testimonials. Ask them to provide you with some contact information of a few of their most recent seller clients and start reaching out to them and ask about there experience with Mr. Realtor. This will help you to separate the closers from the posers…

If they aren’t able to provide you with this information, then it means their clients aren’t willing to say anything nice about them or they don’t have any recent clients. Neither one of these reasons is a good thing and should be considered a deal killer.

2- Professionalism

Most homeowners assume that all real estate professionals are just that… professional, unfortunately, it’s just not the case.So how do you you know you’re dealing with a true professional? It starts with their appearance. Are they well groomed? Well dressed? A realtor who shows up in acid washed ripped jeans and a tiee die t-shirt probably won’t be taken seriously by a prospective buyer… or anyone else for that matter.

Being punctual is also a big part of demonstrating professionalism and shows that they respect the time of other people. I can’t tell you how frustrating it is to schedule a private showing for a buyer only to be left waiting on the front door step for the listing agent to show up.

A seller should expect the same of the realtor they hire to represent them and their home. If I set an appointment with someone and they show up late without a good excuse, then they’re pretty much done in my book. Anyone who doesn’t respect my time , doesn’t deserve my respect.

3- A Skilled Negotiator

A listing agent’s job is to sell their clients home for the highest dollar amount possible in the least amount of time…period. Therefore they have to be skillful negotiators in order to be effective. They have to know what to say to the buyers agent and know how to say it. Reviewing offers and countering offers is a true art form and you can’t appear too eager to lower your price. Sure… it’s ultimately the sellers decision but a good negotiator should advise the seller on what the next move should be.

4- Creativity

Selling a home is not just plopping a sign in the front yard and praying for an offer. Although many real estate agents swear by this technique. Sometimes they will even bury a statue of St. Joseph in the front yard….Yup, that’s a thing!

A good realtor knows how to market a listing. Each home has it’s selling points or lack of and they need to know how to bring to light the best of the listing and even make the bad stuff sound appealing. Everything from the angle of the photos to the copy in the descriptions must be considered and marketed in the best light possible.

At ORC, we create a unique video for each and every listing. Everything from the script to the photos and even the music is carefully chosen to create the biggest impact. I would have to say that creativity is probably the area where most realtors are lacking. Everyone seems to do the same thing over and over.

5- Experience

It’s true, there is no substitution for experience and being battle tested. Homeowners commonly make the mistake of not researching an agent’s past results and instead hire an agent because they are a friend or a relative…. BIG MISTAKE! This is not the time to hire your niece that just passed her state exam two weeks ago. Find out how many transactions they’ve closed recently and how their clients enjoyed working with them.

You should also be wary of the agents who say “ I’ve been doing this for thirty years” sometimes these agents are even worse than rookie agents because they may have the same mentality they did 30 years ago. Real estate is ever changing and you must have an agent who is up to speed on how real estate works today.

6- Have a Team

A great Realtor will have a team of professionals that they work together with like a well oiled machine. From a good mortgage broker to the best title company to a list of qualified appraisers, contractors and home inspectors. This makes the whole process come together like clock work and can make selling your home a pleasurable experience.

7- Be A Good Communicator

There’s nothing I hate more than working with someone with poor communication skills. If I leavre a message, I expect a call back. If I send an email I expect a response. If I ask a question I expect an answer. A good realtor will keep their listing clienbt in the loop evry stepof the way throughout the entire process all the way to the closing. Selling a home is stressful enough as it is and if your agent is keeping you in the dark about what’s going on it just adds to the stress.

8- Internet Presence and Technology

These days realtors have access to some pretty powerful tools that helps with everything from lead management to marketing a property to the right buyers with just one click of a mouse. Some realtors avoid using the latest technology because they are afraid of learning something new when they should be embracing it and using it to it’s full potential. Technology exists so that we can be more efficient in everything we do. Realtors who refuse to get with the times will ultimately get left behind because there’s just no way they can compete in today’s market place.

Tech savvy Realtors will also have a strong internet presence from a state-of-the-art website to being active in the most popular social media sites. Having a blog [like this one] should be a given. Having a library of informational videos on their own Youtube channel is also a good sign. A few Realtors will even have a podcast so they can cater to people who prefer to listen as opposed to watching a video or reading an article.