Issue 7 · September 2026
Market intelligence, true ownership costs and waterfront due diligence from Simon Gedz.
Simon Gedz
S.G Trust Team · Realtor since 1995
Issue 7 · September 2026
Market intelligence, true ownership costs and waterfront due diligence from Simon Gedz.
Simon Gedz
S.G Trust Team · Realtor since 1995
September 2026 · Issue 7
From Simon
Welcome to the September 2026 issue.
I'm not just another agent handing you listings. I'm a problem solver. Thirty years in this market has taught me that every deal has one thing standing in the way — a dock that won't take the boat, an association that won't approve the buyer, a price nobody wants to say out loud — and my job is to find that thing early and take it off the table.
Across the neighborhoods I cover the average heat score is 53 out of 100 — balanced overall.
Everything in these pages comes from live MLS data on the day the issue was built, not from a press release. If a number here changes your thinking about buying or selling, call me and we'll go through your specific street.
Market intelligence
The four markets that drive South Florida luxury, side by side.
Read the neighborhood, not the headline.
Heat combines absorption, pending demand, days on market and price reductions. Figures reflect the latest market snapshot available when this issue was assembled.
Market intelligence
Each score blends absorption, pending-to-active ratio, days on market and how many listings have already cut their price. Above 65 favors sellers. Below 40 favors buyers.
Read the neighborhood, not the headline.
Heat combines absorption, pending demand, days on market and price reductions. Figures reflect the latest market snapshot available when this issue was assembled.
Market intelligence
Each score blends absorption, pending-to-active ratio, days on market and how many listings have already cut their price. Above 65 favors sellers. Below 40 favors buyers.
Read the neighborhood, not the headline.
Heat combines absorption, pending demand, days on market and price reductions. Figures reflect the latest market snapshot available when this issue was assembled.
Market intelligence
Across the neighborhoods I cover the average heat score is 53 out of 100 — balanced overall.
The most negotiable inventory right now sits in Lauderdale-by-the-Sea, Sea Ranch Lakes, Lighthouse Point. That is where a well-structured offer gets taken seriously.
Median days on market across the coverage area is about 121. Anything sitting well past that has a story behind it — usually price, sometimes condition, occasionally an association issue worth knowing before you write.
Coral Ridge (Waterfront), Boca Bay Colony, The Sanctuary are carrying the strongest demand this month.
Pricing to the last comp is not the same as pricing to today's buyer. The homes that move are the ones priced against what is actually under contract, not what closed six months ago.
If your home has been listed past the local median days on market, the market has already answered you. The fix is almost never more advertising.
Featured waterfront · dock or boat slip
Manalapan · HYPOLUXO BEACH MAP
The Beach House is a neoclassical estate in Manalapan spanning 1.86 acres, boasting 155 feet of direct ocean and Intracoastal frontage. This 22,220 sq. ft. property features three homes: the Main House (7 bedrooms, 9.4 baths), South Guest House (2 bedrooms, 2.1 baths), and North Guest House (2 bedrooms, 2.1 baths). Arriving via a lushly landscaped driveway, visitors are greeted by grand terraces and striking dual water views.
View full details
Featured waterfront · dock or boat slip
Lake Worth Beach · LAKESIDE PALMS
A rare expression of refined Intracoastal living, this meticulously reimagined custom residence commands 75 feet of direct waterfront along the widest stretch of Lake Worth Lagoon, privately positioned within the intimate Lakeside Palms enclave of Lake Worth Beach. Featuring 4 bedrooms, 2 full and 2 half baths, and a 2-car garage, the home seamlessly blends sophisticated contemporary design with an extraordinary connection to the water.
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$1M–$3M collection
Miami · 900 BISCAYNE BAY CONDO
Sky-high living at 900 Biscayne. Welcome home to the 25th floor of 900 Biscayne, where Miami's skyline and bay meet in every direction. This spacious 3-bedroom, 4-bathroom plus den residence offers soaring floor-to-ceiling glass walls, filling the home with natural light and unobstructed views of Biscayne Bay, the Port of Miami, and the city skyline beyond.
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Featured waterfront · dock or boat slip
Lauderdale-By-The-Sea · TERRA MAR ISLAND ESTATES
LIVE THE LIFESTYLE IN LAUDERDALE BY THE SEA, FLORIDA, IN THE GATED COMMUNITY OF TERRA MARR. THE HOME HAS 3 BED/ 3 BATHS. FLOOR PLAN IS OPEN . HOUSE NEEDS FULL UPGRADING.NEED A BUYER WITH CREATIVE IDEAS. DOCK YOUR BOAT AND VIEW THE WATER. (107 FT) SEAWALL. PRIVATE GATED BEACH 150 YARDS AWAY FROM HOME. NEAR ALL STORES, RESTAURANTS, AND NIGHTLIFE.
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$1M–$3M collection
Boca Raton · HIDDEN VALLEY SEC 3
Built in 2017, this beautifully appointed 2 story residence offers 6 BD, 6 BA, and 4,259 sqft in one of East Boca Raton's desirable communities. Situated on a prime corner lot, the home features a grand entrance with soaring 21 ft ceilings, 3 car garage, full hurricane impact windows & doors, whole house generator, and comprehensive AV system. The chef's kitchen features a gas range & double islands, perfect for entertaining. Upstairs offers an entertainment loft with wet bar and large private terrace.
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Ownership intelligence
The purchase price is only the first number. A realistic ownership plan includes a tax reset after sale, coastal insurance, association obligations and a reserve for the systems that make a luxury home work.
Property taxes are estimated from current local millage against the purchase price, not the seller's protected historical assessment. Insurance remains a planning range until the roof, wind mitigation, flood zone and claims history are underwritten.
The monthly number deserves as much attention as the asking price.
Condo buyers: read the milestone inspection, structural reserve study, current reserve balance and every pending assessment.
Estate buyers: budget separately for roof, mechanical systems, pool equipment, landscaping, dock and seawall.
Get insurance and flood indications during due diligence—before the inspection period closes.
Signature section
Every waterfront listing claims ocean access. Few say what the boat actually needs: dock length, water depth at low tide, and whether a fixed bridge stands between you and the inlet. These are this month's best on those three numbers.
Islamorada · $1.60M
Waterfront with private dockage
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Pompano Beach · $3.85M
Direct ocean access · Deep-water dockage
View full detailsLake Worth Beach · $4.20M
No fixed bridges to the inlet
View full detailsNavigation data changes. Always verify low-water depth, bridge restrictions, inlet conditions, seawall condition and permits with current official sources and qualified marine inspectors.
Ahead of the market
Some of the best homes in this market never reach a public search. Here's what's moving behind the scenes this month — addresses on request.
Neighborhood spotlight
Las Olas Isles is a chain of finger islands extending north and south of Las Olas Boulevard in downtown Fort Lauderdale. Each isle — Nurmi, Hendricks, Isle of Venice, Isle of Palms and their neighbors — is lined with concrete seawalls and private docks, giving owners protected deep-water frontage that opens to the Intracoastal Waterway and, within minutes by boat, the Atlantic Ocean.
The mix of architecture ranges from rebuilt 1950s ranches to brand-new modern estates topping $20M. Owners are drawn to the rare combination of true big-boat dockage (often 80'+ slips with no fixed bridges to the inlet) and a walk-or-bike lifestyle to the restaurants, galleries and shops of Las Olas Boulevard.
For buyers, the isles trade primarily on water frontage (linear feet at the seawall), dock depth, and proximity to the open Intracoastal. As Simon Gedz — a Fort Lauderdale Realtor since 1995 — I track new construction starts, teardown comps and dock specs across every isle so clients can move quickly when the right home lists.
The best deals are won in the first two weeks — by knowing more, not offering more. — Simon Gedz · S.G Trust Team
No-fixed-bridge ocean access via the Intracoastal and Port Everglades
Deep-water dockage suitable for 60'–100'+ yachts
Walking distance to Las Olas Boulevard dining and galleries
Single-family estates from ~$3M to $25M+
Lifestyle
Own a dock on the isles and Las Olas Boulevard becomes your dining room — walk, bike or arrive by boat.
If Las Olas Isles is on your list, the neighborhoods buyers usually weigh against it are Rio Vista, Idlewyld, Seven Isles, Harbor Beach.
Marinas, dining and clubs within reach are part of the value here — they are also part of what holds resale when the market turns.
Fine dining: Mastro's Ocean Club · Eddie V's Prime Seafood · Louie Bossi's · YOLO
Cocktails & nightlife: Rooftop @1WLO · The Wilder · Riverside Market
Arts & galleries: NSU Art Museum Fort Lauderdale · Las Olas Boulevard galleries · Broward Center for the Performing Arts
Shopping & more: Las Olas Boulevard boutiques · The Galleria at Fort Lauderdale
Perspective
No state income tax, a Homestead exemption that caps assessment growth at 3% a year, and year-round water access. That combination is why buyers keep arriving.
What the brochures leave out is the cost side: insurance, association reserves after the condo-safety laws, and flood zone. I put those numbers on the table before you fall in love with a property, not after.
Buyer's tip
The most negotiable inventory right now sits in Lauderdale-by-the-Sea, Sea Ranch Lakes, Lighthouse Point. That is where a well-structured offer gets taken seriously.
Median days on market across the coverage area is about 121. Anything sitting well past that has a story behind it — usually price, sometimes condition, occasionally an association issue worth knowing before you write.
Ask for the last 24 months of association financials before, not after, your inspection period starts.
On any waterfront home, verify dock depth at mean low tide — not what the listing says.
Get your insurance quote during due diligence. It can move your monthly payment more than the interest rate will.
Buyer's tip · continued
The best deals I see are won in the first two weeks — not by offering more, but by knowing more than the other buyer at the table. Work this list before you sign.
Pull the property's permit history. Unpermitted additions become your problem at closing and at resale.
Check the flood zone and get an elevation certificate for any single-story or waterfront home.
For condos: read the milestone inspection, the structural reserve study, and the minutes from the last three board meetings — the assessments are announced there first.
Budget the tax reset. Your taxes are based on your purchase price, not the seller's protected assessment.
On waterfront, confirm the seawall's age and who pays if it fails — and verify the dock dimensions against your actual boat, not the listing copy.
Ask why the seller is selling. The answer shapes your leverage more than any comparable sale.
Seller's tip
Coral Ridge (Waterfront), Boca Bay Colony, The Sanctuary are carrying the strongest demand this month.
Pricing to the last comp is not the same as pricing to today's buyer. The homes that move are the ones priced against what is actually under contract, not what closed six months ago.
If your home has been listed past the local median days on market, the market has already answered you. The fix is almost never more advertising.
Price against pending contracts, not last year's closings.
Fix the one thing every buyer comments on. It costs less than the first price reduction.
Photograph the water, the dock and the view at the right hour. Most listings in this price range don't.
Seller's tip · continued
Homes in this market don't sell because they're listed — they sell because nothing is left for the buyer to use against you. Do this work in the 30 days before the sign goes up.
Get a pre-listing inspection. A clean report in the buyer's hand on day one removes the biggest renegotiation lever.
Gather the paperwork buyers will ask for anyway: association docs, permits, survey, wind-mitigation and 4-point reports, utility averages.
Service the roof, AC and pool equipment — and keep the receipts. Dated service records read as a cared-for home.
If you're waterfront, photograph the dock at high tide and disclose the depth honestly. Surveys catch it; hiding it costs you the deal.
Decide your bottom line before the first offer arrives. Negotiating against a number you already chose beats negotiating against your emotions.
The first two weeks on market are your best price. Everything after that is a conversation about why it hasn't sold.
Why the S.G Trust Team · For sellers
I'm not just another agent. A sale at this level is a problem-solving exercise, and most deals are lost to problems that were visible weeks earlier. Here is where sellers get hurt — and what I do about it before it costs you a buyer.
The pain: an unpermitted remodel, a pool addition, or an expired roofing permit surfaces at the title search and stalls the sale — often costing serious buyers. My solution: proactive due diligence. I investigate permit history and municipal compliance before your property ever hits the market, and through long-standing relationships with building departments and expeditors across South Florida, I clear violations and close expired permits so the title is 100% clean — no deal-killing surprises.
The pain: roof life, 40/50-year recertifications, HVAC, and hurricane mitigation are under intense scrutiny, and a rough inspection leads to harsh renegotiations or cancellations. My solution: technical diagnostics and pre-listing resolution. With hands-on knowledge of construction and Florida building codes, I walk the property before listing to spot red flags early, then bring in trusted contractors to resolve critical issues — protecting your asking price and your leverage.
The pain: you accept an offer, and the buyer's lender falls through 30 days later — costing time, money, and momentum. My solution: financing vetting and appraisal defense. I don't just accept pre-approval letters — I cross-examine the buyer's financing structure and lender credibility. And I build detailed appraisal packages with neighborhood comps, luxury finishes, and unrecorded value so appraisers can substantiate the top-dollar contract price.
In South Florida, the flood zone and the HOA budget can matter as much as the view. — Simon Gedz · Realtor since 1995
Why the S.G Trust Team · For buyers
My job is to protect your capital as if it were my own. These are the three places buyers and investors most often get burned in South Florida — and the systems I use so it doesn't happen to you.
The pain: high-net-worth, self-employed, and international buyers hit rigid conventional banking walls, foreign-national restrictions, or unfavorable rates. My solution: strategic mortgage and capital structuring. I work with a curated network of private wealth lenders, portfolio banks, and specialized mortgage brokers — structuring DSCR loans, asset-depletion loans, or cross-border transactions so you secure optimal financing without delays.
The pain: strict HOA bylaws, special assessments, coastal flood zones, and renovation or short-term-rental restrictions can turn a dream home into an expensive lesson. My solution: comprehensive due diligence and local mastery. I give you full transparency on HOA financial health and reserves, zoning regulations, and FEMA flood-map implications — so you know exactly what you're buying, what it will cost, and how you can use it.
The pain: too many buyers feel pushed by agents chasing a fast close instead of protecting the client's interests. My solution: uncompromising trust and full-spectrum advocacy. I act as an advisor, not a salesperson — from the first search and rigorous price analysis through tough negotiations and closing, you get unbiased, honest advice every step of the way.
I don't sell you a home. I protect your money as if it were mine. — Simon Gedz · S.G Trust Team
What's changing
Rule changes rarely make the news until they have already cost somebody money. These are the changes I am watching right now, why they matter on a South Florida deal, and what we do about them before the date arrives.
County property appraisers mail TRIM (Truth in Millage) notices in August with next year's proposed assessed value and millage. The petition deadline is roughly 25 days after the notice date. That assessed value drives your tax bill for the year. Overstated value on a home with deferred maintenance, an aging seawall or a hard-to-market floor plan is worth challenging — and the window is short. What we do: Send me your TRIM notice. I will pull the comparable sales the appraiser should have used and tell you honestly whether a petition is worth filing.
Fannie Mae and Freddie Mac move to the redesigned Uniform Residential Appraisal Report and the UAD 3.6 dataset — one dynamic report format replacing the old fixed forms, with far more structured detail on condition, quality, amenities and site. Luxury and waterfront homes carry value the old form had nowhere to put — dock length, water depth, bridge clearance, impact glass, elevation, finish level. The new report has fields for it. Homes with documentation get credit; homes without it get averaged down. What we do: Before you list, we assemble the file the appraiser now has to fill in: permits, dock specs, mitigation reports, upgrade receipts and comps. That is appraisal defense, and it protects your contract price.
Florida voters decide a constitutional amendment affecting homestead exemptions and how much of a home's assessed value is shielded from property tax. Homestead is the single biggest lever on your carrying cost in Broward, Miami-Dade and Palm Beach. A change to the exemption changes the monthly number on every home you are comparing — and what a buyer will pay for yours. What we do: Read the plain-English breakdown, then run your actual address through the tax comparison tool before you write an offer or set a list price.
Tools
Most people who want to move already own the down payment — it's sitting in their current home. The Sell-to-Buy tool on the site values your home against real comparables and shows what that equity buys you today.
Ask Simon
You refinance a rate. You don't refinance a price. In the neighborhoods where inventory is tight, waiting has cost buyers more in price than it saved them in interest. Where inventory is heavy, waiting has been fine. That's why the heat scores in this issue matter more than the headline rate.
Yes, but the number has to be disclosed and priced in, and you decide up front whether you pay it at closing or discount for it. Buyers forgive a known assessment. They walk from a surprise one.
Start with the boat, not the brochure: usable dock length, depth at mean low water, every bridge on the route, seawall age and permits, then the current inlet conditions. A house can say ocean access and still be wrong for your vessel.
Realtor since 1995. South Florida waterfront, condo and estate specialist.
If something about your move looks impossible on paper, that's usually the conversation I'm best at.
Simon Gedz · S.G Trust Team · Realtor since 1995
One issue a month. Market numbers, featured homes and the tips that actually move a deal.