No Surprises!

First Things First…

Sales in Palm Beach County, Port St. Lucie County and Martin County are all up 20% YOY December 2025 compared to December 2024. Pending’s are up double digits which means January and February sales will be strong. Mortgage rates have plummeted as well. All good news for the health of South Florida real estate. You can check out the latest statistics and mortgage rates here.

“Typically, 4 thermal shirts, heavy hoody, down parka. Thermal underwear, heavy sweatpants, snow pants. 2 pairs of socks, one thermal, and boots. Hand warmer in each glove and each boot. Knit hat, sweatshirt hood, parka hood. I might go with another layer for this one.” – Carlton Eph

I was considering flying in for this late afternoons Bears – Rams game. The advice on what to wear was from my friend, Eph (pronounced ee·f like beef or reef) who is a super smart and one prepared individual. Although saying that, Eph once ran for school President and used the iconic and popular “Where’s the Beef” Wendy’s commercial slogan in his campaign. Eph’s creative spin version was “Where’s the Beef Vote for Eph.” A fine rhyme and slogan, which is stupendous in theory – but phonetically and without my explanation, it sounds out to, “Where’s the Beef – Vote for F.” The students were befuddled! Eph’s political aspirations went up in flames. The Eph campaign went from a grade A to a real F. Thus, why Eph is sitting outside in the freezing cold and not in the box seat with the typical politicians. Although Eph did became a prominent and respected man of industry. We are all better off for it. And as far as me going to today’s game…

8 degrees and 4 layers of long underwear < TV & Shorts.

Shorts won out. Last time I went to a game in miserable conditions was the Super Bowl in Miami in 2007 when the Bears lost to the Colts. By that time, the Florida weather (75, sunny and flip-flops) started that transformation for me into Florida man. My sensibility to prepare for inclement weather vanished. I wore jeans, a sweatshirt and in case it rained, one of those Mickey Mouse rain ponchos you get at the park. The weather felt like it was in the 40’s with howling wind and intense rain. I put on my Mickey rain poncho only to discover it was the wrong one. I grabbed the one we purchased for Sam, which was the appropriate size for a 6-year-old. I pulled it hard over my head to make it fit, but it ripped apart and blew away in the whistling wind. I stayed in the rain by myself as a loyal fan, teased by the game being within reach. Freezing rain drenching my jeans and sweatshirt. I still associate Rex Grossman’s tiny hands that kept fumbling the ball in the rain with various expletives that cannot be said in a G-rated Journal such as this.

Being prepared like Eph and not like me curbs the surprises. In my case I was sick with a hacking cough for 6 months after the dreaded Super Bowl. Being prepared in real estate is vital when selling or buying. Here are 7 strategies to quell surprises.

1. Time Travel

I have my clients time travel mentally. “Is Debbie going to ask you if the house is still available next week? If she does, will you be calling me to see if it’s still around? And if I tell you, “so sorry but it went under contract with Debbie’s mahjong rival”…. will you be needing a private bodyguard or divorce attorney?” Thinking through what you will do a week or a month later if passing or not purchasing is something we talk through with all of our clients. Sometimes an offer just happens quickly, and people are surprised not realizing how good it is. Other times, they become surprised when passing on a home, and how rare it might be to find another exactly like it. Understanding the situation, slowing it down, and visualizing the future is paramount.

2. Write up the inventory

More deals fall apart over inventory. Sellers become surprised that an offer comes in requesting inventory. If you write up what to sell before the house is on the market, you will prevent time wasting and arguing over furniture and surprise fights at the closing table.

3. Pre-inspections

I love Sellers who do pre-inspections. You work hard to get a home under contract. Yes, the Buyer is going to do an inspection, but the pre-inspection takes care of so many unexpected surprises from occurring. Buyers cancel contracts if the list of items to be repaired is lengthy, or they can’t come to terms on a number (which sometimes is inflated or they use the most expensive contractor). Just find out the uglies ahead of time and you won’t have the surprise of the Buyer cancelling on you.

4. Permits

Many inspectors and title companies check for un-permitted items. People – deals fall apart over this stuff. Especially if you can’t get a permit once it’s caught.

5. Pre-approval

Don’t be shocked if you as a buyer (and needing a loan) lose out to a cash offer or another mortgage offer if you don’t have a pre-approval. Having the pre-approval shows you are prepared. Also, run your credit score and fix up any blemishes or errors that you might find.

6. Closing Costs

Have the title company work out in advance what your net will be. Don’t get caught being surprised at the title, documentary stamps, and other costs.

7. Pre-sign

Surprises happen. I’ve seen someone turn up late and miss the closing. It let the Buyer out of the deal! Just pre-sign a week or so before.

BEAR Down Baby. Hopefully the Bears are prepared tonight as I don’t want any surprise lapses of play! And if not, wake up Da Pope by the 4^th Quarter. Being a long-suffering Bears fan, I’m already preparing for the worst.