Team Renick with Mangrove Realty Associates Inc.

Over 14 years of real estate excellence on Florida’s West Coast. Concierge-level service for buyers & sellers. 📞 941.400.8735

[Team Renick with Mangrove Realty Associates Inc. @TeamRenick]

Hot take: "my contractor will pull permits" + unlicensed contractor = $5K-$20K retro-permit hits at inspection.

🏠 Sarasota County uses ePlan portal. 2023 FL Building Code + flood zone rules.

Unpermitted work = stop-work orders, fines, deal kills.

Who's verifying their permit history pre-listing?

⏭️ To Read the Full Blog:
https://t.co/UgcYWnXygE

📞 Have questions or ready to talk real estate?
Call me directly at 941.400.8735. I'm always here to help.

🔍 Michael Answers Your Questions Here:
https://t.co/6aSGpPA89y

🌴 Get the full picture—our listings, local guides, and how we do business.
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#SarasotaCounty #FloridaRealEstate #FloridaBuildingCode

TR-0603-B3

[Team Renick with Mangrove Realty Associates Inc. @TeamRenick]

Hot take: in Longboat Key, escrow fees default to BUYER even though FL law mandates nothing.

🏠 Sarasota County local custom: buyer covers most/all escrow.

FL Stat 718 stays neutral. The CONTRACT controls.

$1M LBK property = closing costs total $20K–$50K. Surprised yet?

⏭️ To Read the Full Blog:
https://t.co/VKfUBWF30l

📞 Have questions or ready to talk real estate?
Call me directly at 941.400.8735. I'm always here to help.

🔍 Michael Answers Your Questions Here:
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🌴 Get the full picture—our listings, local guides, and how we do business.
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#LongboatKey #LuxuryRealEstate #SarasotaRealEstate

TR-0603-B1

[Team Renick with Mangrove Realty Associates Inc. @TeamRenick]

Hot take: Casey Key sellers who use mainland comps lose $100K+ on listing day.

🏠 Micro-market: cash-heavy buyers, 60–120 day market time for higher-priced homes (per Stephanie Seacat / Team Renick).

FL Stat 689.25 = mandatory defect disclosure. Coastal hazards too.

Who's pricing without island comps?

⏭️ To Read the Full Blog:
https://t.co/bz1Is0nH5p

📞 Have questions or ready to talk real estate?
Call me directly at 941.400.8735. I'm always here to help.

🔍 Michael Answers Your Questions Here:
https://t.co/6aSGpPA89y

🌴 Get the full picture—our listings, local guides, and how we do business.
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🏡 Ready to start your property search?
Explore listings at
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#CaseyKey #LuxuryRealEstate #SarasotaRealEstate

TR-0603-B2

[Team Renick with Mangrove Realty Associates Inc. @TeamRenick]

The Renick Signal in Sarasota: seller risk.

Sarasota's $250,000 to $500,000 band had 104 active listings and 66 failed, paused, expired, canceled, withdrawn, or temporarily off-market listings.

The takeaway: visible inventory is only part of the competition because past listing struggles shape what buyers expect today. a crowded price band makes first impression, pricing, and presentation matter before a listing becomes hidden inventory. 📊

📞 Have questions or ready to talk real estate?
Call me directly at 941.400.8735. I'm always here to help.

🔍 Michael Answers Your Questions Here:
https://t.co/6aSGpPA89y

🌴 Get the full picture—our listings, local guides, and how we do business.
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Explore listings at
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#SarasotaRealEstate #SellerStrategy

TR-0603-DD-1

[Team Renick with Mangrove Realty Associates Inc. @TeamRenick]

What’s hot this week: same budget, different product.

In the five-hundred-thousand to seven-hundred-fifty-thousand-dollar band, Sarasota averaged about two thousand eighty-two square feet while Manatee averaged about two thousand four hundred twenty-eight square feet.

That is the value of reading the actual weekly MLS data, not just the countywide headline.

The numbers behind the report, refreshed daily → https://t.co/UCHgFVVoRv

📞 Have questions or ready to talk real estate?
Call me directly at 941.400.8735. I'm always here to help.

🔍 Michael Answers Your Questions Here:
https://t.co/6aSGpPA89y

🌴 Get the full picture—our listings, local guides, and how we do business.
Head to https://t.co/otcnULw3A8

🏡 Ready to start your property search?
Explore listings at
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#CoastalMarketReport #SarasotaRealEstate #ManateeCountyRealEstate

TR-0603-CR-1

[Team Renick with Mangrove Realty Associates Inc. @TeamRenick]

Old: Il Panificio's original downtown Sarasota spot is sitting on land for the new Sota hotel + condo project.
New: They just opened a 3rd location on Main Street (next to Hollywood 11) — May 5, in the former Bravo's space.

Same family-recipe dough. Cannoli cream still imported from Italy.

📞 Have questions or ready to talk real estate?
Call me directly at 941.400.8735. I'm always here to help.

🔍 Michael Answers Your Questions Here:
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🌴 Get the full picture—our listings, local guides, and how we do business.
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#Sarasota #DowntownSarasota

TR-0603-AH-1

[Team Renick with Mangrove Realty Associates Inc. @TeamRenick]

There's a Florida inspection that can knock hundreds off your homeowner's premium — most homeowners have never heard of it. 🌪️

It's wind mitigation. Florida law requires every insurer to offer discounts for roof shape, roof deck attachment, secondary water resistance, and opening protection. The state's My Safe Florida Home program has done 120,000+ free inspections since 2022, with avg savings ~$900.

The form just has to get filled out.

📞 Have questions or ready to talk real estate?
Call me directly at 941.400.8735. I'm always here to help.

🔍 Michael Answers Your Questions Here:
https://t.co/6aSGpPA89y

🌴 Get the full picture—our listings, local guides, and how we do business.
Head to https://t.co/otcnULw3A8

🏡 Ready to start your property search?
Explore listings at
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#OffTheRecord #FloridaRealEstate

TR-0603-OR-1

[Team Renick with Mangrove Realty Associates Inc. @TeamRenick]

There's a restaurant on the Braden River in Bradenton that Al Roker once called one of the five weirdest in America. 🐊

It's called Linger Lodge. Started in 1945 as a fishing camp. A retired vet named Frank Gamsky bought it in 1968 and filled the dining room with his taxidermy — including a made-up creature called the Alaskan fur fish.

The menu is real: gator bites, frog legs.

📞 Have questions or ready to talk real estate?
Call me directly at 941.400.8735. I'm always here to help.

🔍 Michael Answers Your Questions Here:
https://t.co/6aSGpPA89y

🌴 Get the full picture—our listings, local guides, and how we do business.
Head to https://t.co/otcnULw3A8

🏡 Ready to start your property search?
Explore listings at
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#HiddenGems #Florida

TR-0603-HG-1

[Team Renick with Mangrove Realty Associates Inc. @TeamRenick]

Hot take: 3-business-day escrow rule (FL Stat 651.033) kills more deals than financing.

🏠 Barrier islands = title defects more common, escrow agent does the title search.

Miss the deposit deadline = lose the deal.

How many of you check escrow timeline at offer-stage?

⏭️ To Read the Full Blog:
https://t.co/zwIZBuKBMD

📞 Have questions or ready to talk real estate?
Call me directly at 941.400.8735. I'm always here to help.

🔍 Michael Answers Your Questions Here:
https://t.co/6aSGpPA89y

🌴 Get the full picture—our listings, local guides, and how we do business.
Head to https://t.co/otcnULw3A8

🏡 Ready to start your property search?
Explore listings at
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#BarrierIslands #FloridaRealEstate #WaterfrontHomes

TR-0602-B4

[Team Renick with Mangrove Realty Associates Inc. @TeamRenick]

Hot take: a standard title search misses HALF the liens in Manatee County.

🏠 Municipal code, utility, and lien searches require Orange Data — not just the city/county.

FL Statute 713 governs liens. Buyers stuck with $8,000+ in code fines I've seen first-hand.

Who's checking the unrecorded liens?

⏭️ To Read the Full Blog:
https://t.co/KJdzBPtus6

📞 Have questions or ready to talk real estate?
Call me directly at 941.400.8735. I'm always here to help.

🔍 Michael Answers Your Questions Here:
https://t.co/6aSGpPA89y

🌴 Get the full picture—our listings, local guides, and how we do business.
Head to https://t.co/otcnULw3A8

🏡 Ready to start your property search?
Explore listings at
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#ManateeCounty #FloridaRealEstate #HomeBuyers

TR-0602-B1

[Team Renick with Mangrove Realty Associates Inc. @TeamRenick]

Hot take: "property tax" on Longboat Key isn't one number — it's FOUR.

🏠 Combined millage runs 12.9–15.3 across Sarasota Gulfside (~13.30), Sarasota Bayside (~12.88), Manatee Gulfside (~15.25), Manatee Bayside (~14.84).

$2M home? $26.5K–$30.5K/year.

Who's quoting you ONE number?

⏭️ To Read the Full Blog:
https://t.co/YjNPvcESSx

📞 Have questions or ready to talk real estate?
Call me directly at 941.400.8735. I'm always here to help.

🔍 Michael Answers Your Questions Here:
https://t.co/6aSGpPA89y

🌴 Get the full picture—our listings, local guides, and how we do business.
Head to https://t.co/otcnULw3A8

🏡 Ready to start your property search?
Explore listings at
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#LongboatKey #LuxuryRealEstate #SarasotaRealEstate

TR-0602-B3

[Team Renick with Mangrove Realty Associates Inc. @TeamRenick]

Hot take: St. Armands isn't "safe retirement" if you can't budget for 5-figure insurance + 12-15% YoY value drops.

🏠 Median sale Aug 2025: $1.4M, DOWN 12.5% YoY (Redfin). Zillow values down 15.4%.

I've seen $200K equity loss in <12 months.

Who's pricing this risk in?

⏭️ To Read the Full Blog:
https://t.co/6EYpyLsG7K

📞 Have questions or ready to talk real estate?
Call me directly at 941.400.8735. I'm always here to help.

🔍 Michael Answers Your Questions Here:
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🌴 Get the full picture—our listings, local guides, and how we do business.
Head to https://t.co/otcnULw3A8

🏡 Ready to start your property search?
Explore listings at
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#StArmandsFL #LuxuryRealEstate #SarasotaRealEstate

TR-0602-B2

[Team Renick with Mangrove Realty Associates Inc. @TeamRenick]

The Renick Signal in Sarasota: selective cash demand.

Sarasota had 59 cash closings, nine went under contract in 14 days or less, and 13 closed at 98% of list price or better.

The takeaway: cash buyers are still active, but they are moving quickly only when price, property, and location line up. sellers still need precise positioning, and buyers should know cash competition is selective, not gone. 📊

📞 Have questions or ready to talk real estate?
Call me directly at 941.400.8735. I'm always here to help.

🔍 Michael Answers Your Questions Here:
https://t.co/6aSGpPA89y

🌴 Get the full picture—our listings, local guides, and how we do business.
Head to https://t.co/otcnULw3A8

🏡 Ready to start your property search?
Explore listings at
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#SarasotaRealEstate #CashBuyers

TR-0602-DD-1

[Team Renick with Mangrove Realty Associates Inc. @TeamRenick]

What’s hot this week: the other side of Longboat Key.

A Longboat Shores waterfront single-family home closed at nine hundred thirty-five thousand dollars, seventy-four-point-eight percent of list, after one hundred fifty-one days on the market.

That is the value of reading the actual weekly MLS data, not just the countywide headline.

The numbers behind the report, refreshed daily → https://t.co/UCHgFVVoRv

📞 Have questions or ready to talk real estate?
Call me directly at 941.400.8735. I'm always here to help.

🔍 Michael Answers Your Questions Here:
https://t.co/6aSGpPA89y

🌴 Get the full picture—our listings, local guides, and how we do business.
Head to https://t.co/otcnULw3A8

🏡 Ready to start your property search?
Explore listings at
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#CoastalMarketReport #LongboatKey #FloridaRealEstate

TR-0602-CR-1

[Team Renick with Mangrove Realty Associates Inc. @TeamRenick]

Old reality: Longboat Key firefighters often reused contaminated gear — no backups.
New reality: ~$8K state cancer-prevention grant just funded 35 new sets of gloves + ear/neck hoods, so gear can be washed after every fire.

Modern fires release toxins. This matters.

📞 Have questions or ready to talk real estate?
Call me directly at 941.400.8735. I'm always here to help.

🔍 Michael Answers Your Questions Here:
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🌴 Get the full picture—our listings, local guides, and how we do business.
Head to https://t.co/otcnULw3A8

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#LongboatKey #FireRescue

TR-0602-AH-1

[Team Renick with Mangrove Realty Associates Inc. @TeamRenick]

There's a Florida inspection that decides whether you can buy the home at all. Most buyers have never heard of it. 📋

It's called the Four Point — covers roof, electrical, plumbing, HVAC. Citizens requires it at 20 years old; most private carriers at 25. Fail it and you're stuck in surplus lines at 2-3x the cost.

Bundle it with wind mit up front, about $200.

📞 Have questions or ready to talk real estate?
Call me directly at 941.400.8735. I'm always here to help.

🔍 Michael Answers Your Questions Here:
https://t.co/6aSGpPA89y

🌴 Get the full picture—our listings, local guides, and how we do business.
Head to https://t.co/otcnULw3A8

🏡 Ready to start your property search?
Explore listings at
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#OffTheRecord #FloridaRealEstate

TR-0602-OR-1

[Team Renick with Mangrove Realty Associates Inc. @TeamRenick]

An hour east of Sarasota, one man built a 12,000-square-foot medieval castle out of newspaper printing plates. 🏰

Howard Solomon bought swamp land in Hardee County in the early '70s, found a 25¢-per-plate ad meant for chicken coops, and skinned the whole castle in aluminum. 65 feet tall. Turrets. A moat. A 60-foot Spanish galleon out back is the restaurant.

It's still open. His daughter runs it.

📞 Have questions or ready to talk real estate?
Call me directly at 941.400.8735. I'm always here to help.

🔍 Michael Answers Your Questions Here:
https://t.co/6aSGpPA89y

🌴 Get the full picture—our listings, local guides, and how we do business.
Head to https://t.co/otcnULw3A8

🏡 Ready to start your property search?
Explore listings at
https://t.co/4TqrPu1wF0

#HiddenGems #Florida

TR-0602-HG-1

[Team Renick with Mangrove Realty Associates Inc. @TeamRenick]

Hot take: skipping a Nokomis condo's reserve study before closing is how buyers lose $30K.

🏠 Recent Nokomis special assessments: $5,000–$30,000 per unit (roof, concrete, milestone inspections).

FL Stat 718 = 14-day notice rule. Owners pay based on unit share.

Due diligence isn't optional. Agree?

⏭️ To Read the Full Blog:
https://t.co/fdaISdGqKq

📞 Have questions or ready to talk real estate?
Call me directly at 941.400.8735. I'm always here to help.

🔍 Michael Answers Your Questions Here:
https://t.co/6aSGpPA89y

🌴 Get the full picture—our listings, local guides, and how we do business.
Head to https://t.co/otcnULw3A8

🏡 Ready to start your property search?
Explore listings at
https://t.co/4TqrPu1wF0

#NokomisFL #FloridaCondos #FloridaRealEstate

TR-0601-B4

[Team Renick with Mangrove Realty Associates Inc. @TeamRenick]

Hot take: Florida title insurance isn't shoppable on price.

🏠 Parrish premiums run $500–$1,500 — the rate ($5.00 per $1,000) is set by the FL Dept of Financial Services.

What you CAN shop: endorsements, settlement fees, courier costs.

Where do you stand on bundled closing fees?

⏭️ To Read the Full Blog:
https://t.co/gQX4G2JzGp

📞 Have questions or ready to talk real estate?
Call me directly at 941.400.8735. I'm always here to help.

🔍 Michael Answers Your Questions Here:
https://t.co/6aSGpPA89y

🌴 Get the full picture—our listings, local guides, and how we do business.
Head to https://t.co/otcnULw3A8

🏡 Ready to start your property search?
Explore listings at
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#ParrishFL #FloridaRealEstate #TitleInsurance

TR-0601-B1

[Team Renick with Mangrove Realty Associates Inc. @TeamRenick]

Hot take: condo special assessments aren't rare in Englewood — they're routine.

🏠 Recent special assessments: $2,000–$25,000 per unit for structural repairs and insurance shortfalls.

Driven by Florida Statute 718 + post-Surfside reforms.

If your buyer skips the financials review, they're walking blind. Agree?

⏭️ To Read the Full Blog:
https://t.co/vIj5ub1JOg

📞 Have questions or ready to talk real estate?
Call me directly at 941.400.8735. I'm always here to help.

🔍 Michael Answers Your Questions Here:
https://t.co/6aSGpPA89y

🌴 Get the full picture—our listings, local guides, and how we do business.
Head to https://t.co/otcnULw3A8

🏡 Ready to start your property search?
Explore listings at
https://t.co/4TqrPu1wF0

#EnglewoodFL #FloridaCondos #FloridaRealEstate

TR-0601-B3