Florida Keys Real Estate in 2026: What Buyers Need to Know Before Choosing Their Key

If you’re thinking about buying in the Florida Keys, you’ve probably noticed something interesting.

Some homes sell quickly.
Others sit.
Prices are strong—but buyers have more breathing room than they did a few years ago.

Welcome to the 2026 Florida Keys market.

As a long-time Florida Keys Realtor with Century 21 BE3, I can tell you this: the Keys are not one market. They are a chain of micro-markets. And choosing the right Key is just as important as choosing the right house.

Let’s break it down in simple terms.

What the Current Market Looks Like

Across Monroe County (the Florida Keys), recent data shows:

• Median sale prices hovering around $1.1M–$1.3M

• Homes taking longer to sell than during the post-COVID surge

• Inventory giving buyers more options than in recent years

What does that mean for you?

• Well-priced homes still move.

• Overpriced homes tend to linger.

• Buyers have time to inspect, negotiate, and compare.

In other words: it’s a thoughtful market.

And thoughtful markets reward informed buyers.

Why “Which Key?” Is the Most Important Search

When buyers start online, they search “Florida Keys homes for sale.”

But quickly, their questions change:

• Which Key has the easiest boating access?

• Where is it quieter?

• Which area has the shortest drive to Miami?

• Where can I legally rent short-term?

• Where will I actually live comfortably year-round?

That shift is smart. Because in the Keys, location shapes everything.

Understanding the Micro-Markets

Key Largo & Tavernier

Often the first stop from the mainland, these areas offer strong boating communities and quicker access to Miami. Buyers here often look for:

• Canal homes with good depth

• Concrete block construction

• Proximity to schools and shopping

• Easy ocean or bay access

This area tends to attract full-time residents and weekend boaters alike.

Islamorada

Islamorada is known as the Sportfishing Capital of the World. Homes here often command premium prices.

Buyers searching Islamorada usually want:

• Luxury waterfront

• Deep water dockage

• Prestige locations

• Quiet residential streets

Homes here can take longer to match with the right buyer—but unique properties always find their person.

Marathon

Marathon offers a central location in the island chain.

Buyers often appreciate:

• Balanced pricing

• Family-friendly neighborhoods

• Strong boating access

• Mid-Keys convenience

It’s a practical choice for many full-time residents.

Key West

Key West is its own world.

Here, buyers search for:

• Historic conch homes

• Walkability

• Nightlife and culture

• Strong rental demand (where allowed)

Prices per square foot are often higher, but so is lifestyle intensity.

What 2026 Means for Buyers

Right now, buyers benefit from:

• More days on market than in peak frenzy years

• Greater ability to negotiate

• More choices at many price points

But pricing is still firm for desirable waterfront properties.

The bottom line?
You can be selective—but you still need to move decisively when the right property appears.

Quick Quiz: Which Florida Key Fits You Best?

Grab a pen (or just count your answers).

1. Your ideal weekend looks like:

A) Running offshore at sunrise
B) Dinner parties and sunset cocktails
C) Backyard BBQ and sandbar days
D) Walking to restaurants and live music

2. Your commute preference:

A) Closer to Miami
B)If you’re thinking about buying in the Florida Keys, you’ve probably noticed something interesting.

Some homes sell quickly.
Others sit.
Prices are strong—but buyers have more breathing room than they did a few years ago.

Welcome to the 2026 Florida Keys market.

As a long-time Florida Keys Realtor with Century 21 BE3, I can tell you this: the Keys are not one market. They are a chain of micro-markets. And choosing the right Key is just as important as choosing the right house.

Let’s break it down in simple terms.

What the Current Market Looks Like

Across Monroe County (the Florida Keys), recent data shows:

• Median sale prices hovering around $1.1M–$1.3M

• Homes taking longer to sell than during the post-COVID surge

• Inventory giving buyers more options than in recent years

What does that mean for you?

• Well-priced homes still move.

• Overpriced homes tend to linger.

• Buyers have time to inspect, negotiate, and compare.

In other words: it’s a thoughtful market.

And thoughtful markets reward informed buyers.

Why “Which Key?” Is the Most Important Search

When buyers start online, they search “Florida Keys homes for sale.”

But quickly, their questions change:

• Which Key has the easiest boating access?

• Where is it quieter?

• Which area has the shortest drive to Miami?

• Where can I legally rent short-term?

• Where will I actually live comfortably year-round?

That shift is smart. Because in the Keys, location shapes everything.

Understanding the Micro-Markets

Key Largo & Tavernier

Often the first stop from the mainland, these areas offer strong boating communities and quicker access to Miami. Buyers here often look for:

• Canal homes with good depth

• Concrete block construction

• Proximity to schools and shopping

• Easy ocean or bay access

This area tends to attract full-time residents and weekend boaters alike.

Islamorada

Islamorada is known as the Sportfishing Capital of the World. Homes here often command premium prices.

Buyers searching Islamorada usually want:

• Luxury waterfront

• Deep water dockage

• Prestige locations

• Quiet residential streets

Homes here can take longer to match with the right buyer—but unique properties always find their person.

Marathon

Marathon offers a central location in the island chain.

Buyers often appreciate:

• Balanced pricing

• Family-friendly neighborhoods

• Strong boating access

• Mid-Keys convenience

It’s a practical choice for many full-time residents.

Key West

Key West is its own world.

Here, buyers search for:

• Historic conch homes

• Walkability

• Nightlife and culture

• Strong rental demand (where allowed)

Prices per square foot are often higher, but so is lifestyle intensity.

What 2026 Means for Buyers

Right now, buyers benefit from:

• More days on market than in peak frenzy years

• Greater ability to negotiate

• More choices at many price points

But pricing is still firm for desirable waterfront properties.

The bottom line?
You can be selective—but you still need to move decisively when the right property appears.

Quick Quiz: Which Florida Key Fits You Best?

Grab a pen (or just count your answers).

1. Your ideal weekend looks like:

A) Running offshore at sunrise
B) Dinner parties and sunset cocktails
C) Backyard BBQ and sandbar days
D) Walking to restaurants and live music

2. Your commute preference:

A) Closer to Miami
B) Doesn’t matter—I’m here for the lifestyle
C) Central is best
D) I want to live where everyone vacations

3. Your home priority:

A) Dockage and quick ocean access
B) Privacy and prestige
C) Practical layout and value
D) Historic charm and energy

Your Results

• Mostly A’s: Key Largo / Tavernier

• Mostly B’s: Islamorada

• Mostly C’s: Marathon

• Mostly D’s: Key West

Ready to Explore Your Key?

The Florida Keys are not a one-size-fits-all market. The right fit depends on how you want to live.

If you’d like a custom breakdown of:

• Current pricing in your preferred Key

• Insurance considerations

• Zoning and rental rules

• Waterfront options with true boating access

I’d be happy to help.

  Doesn’t matter—I’m here for the lifestyle
C) Central is best
D) I want to live where everyone vacations

3. Your home priority:

A) Dockage and quick ocean access
B) Privacy and prestige
C) Practical layout and value
D) Historic charm and energy

Your Results

• Mostly A’s: Key Largo / Tavernier

• Mostly B’s: Islamorada

• Mostly C’s: Marathon

• Mostly D’s: Key West

Ready to Explore Your Key?

The Florida Keys are not a one-size-fits-all market. The right fit depends on how you want to live.

If you’d like a custom breakdown of:

• Current pricing in your preferred Key

• Insurance considerations

• Zoning and rental rules

• Waterfront options with true boating access

I’d be happy to help.

  

Monday Market Update: Presidents, Paradise & Price Points!

Happy President’s Day from the Florida Keys!

While some people are shopping mattress sales, we’re watching something even more exciting — real estate numbers.

Last week, 72 new listings hit the market. That’s a busy week in paradise!

Prices ranged from $219,000 for a cozy mobile home all the way up to $16,900,000 for luxury island living at its finest.

That’s quite a spread.

From “starter slice of paradise” to “I’ll take the whole sandbar,” we truly have something for everyone.

🇺🇸 Presidential Trivia Time

Since it’s President’s Day, here’s your Monday Market trivia:

If George Washington bought in the Keys, would he choose:

A) A waterfront estate with a dock for his fleet
B) A low-maintenance condo with sunset views
C) A mobile home close to the boat ramp

(He was known for crossing rivers, after all…)

Drop your guess in the comments!

📊 What the Numbers Tell Us

Seventy-two new listings in one week tells us one thing:

Season is in full swing.

Inventory is giving buyers more choices. Sellers are stepping forward. And with prices stretching from the low $200s to nearly $17 million, the market remains beautifully diverse.

We are not a one-size-fits-all destination.
We are a “choose your own adventure” island chain.

🌴 How We Keep This Fresh Each Week

To keep these updates interesting, we’ll start mixing in:

• A weekly trivia question
• A “Luxury vs. Laid Back” spotlight
• A fun stat of the week
• A quick buyer or seller tip
• A “Keys Reality Check” moment

Because numbers matter.
But personality sells.

And in the Florida Keys, we have plenty of both.

If you’re thinking about buying, selling, or just curious what your slice of paradise might be worth — I’m always happy to chat.

Let’s make this a presidentially good week. 🇺🇸🌴

In the meantime, click here to see the new listings

 

Pick Your Paradise: Which Florida Keys Neighborhood Matches Your Personality?

Trying to figure out where you belong in the Florida Keys? Whether you’re buying, selling, or daydreaming with a cup of Cuban coffee in hand, this fun, lighthearted quiz is here to match your personal style with your ideal Keys neighborhood.

Because let’s be honest:
The Keys aren’t one-size-fits-all — and that's exactly what makes them magical. ✨

👉 The Quiz: Which Statement Sounds Most Like You?

1. How do you spend a perfect Keys weekend?

A. On the boat at sunrise, back by lunch, fish cleaned and ready for the grill
B. Browsing local art, sipping rum cocktails, live music by sunset
C. Gardening, DIY projects, or kayaking through mangroves
D. Jumping between marinas, waterfront dining, and happy-hour sunsets

(This now gently signals Key West under B or D without needing a dedicated “E.”)

2. What’s your dream view?

A. A clean canal with quick access to open water via Tavernier Creek
B. Historic homes, pastel cottages, or sunsets that deserve applause
C. Quiet waterways, wildlife, and stargazing skies
D. Boats, palm trees, and a little bit of bustle

3. Your ideal neighbors are…

A. Fishermen, divers, and boat lovers
B. Artists, musicians, chefs — and maybe a few Key West roosters
C. Key deer, egrets, and the natural world
D. Friendly folks who know the best mojito spots within walking distance

4. Your home style is…

A. Practical, coastal, and built around storing gear
B. Colorful, historic, curated with island personality
C. Breezy, simple, and surrounded by nature
D. Easy-care with walkability or marina access

5. Your favorite Keys saying is…

A. “Lines in at dawn!”
B. “Meet me at Mallory Square.”
C. “My neighbors don’t talk much — they’re Key deer.”
D. “You can’t be stressed with a mojito in hand.”

🎉 Your Results: Find Your Florida Keys Neighborhood Match

🐬 Mostly A’s: You’re a Tavernier Boater at Heart

Saltwater flows in your veins, and your boat is basically your second home.

Tavernier gives you the fast access you crave — Atlantic Ocean and Florida Bay, all within minutes.

Vibe: Laid-back, salty, and sunrise-on-the-water living.

🎨 Mostly B’s: Islamorada or Key West Is Your Soulmate

You’re drawn to beauty, culture, color, and creativity.

If you crave arts, culinary adventures, live music, and homes with personality, you fit perfectly into two iconic places:

✔️ Islamorada — The Village of Islands

Artsy, upscale, stunningly scenic.

✔️ Key West — The Conch Republic

Historic homes, roosters crowing, music drifting down Duval Street, and the most colorful characters in the Keys.

Vibe: Creative, expressive, flavorful, sunset-loving.

🌿 Mostly C’s: The Lower Keys Are Calling You

Peace and quiet are your love language.

The Lower Keys — from Big Pine Key to No Name Key — offer space, wildlife, and an authentic, unhurried island feel.

Vibe: Tranquil, nature-centric, starry-night living.

⚓ Mostly D’s: Key Largo Is Your Perfect Match

You love activity, convenience, and being plugged into the heart of the Upper Keys.

From marinas to music to waterfront restaurants, Key Largo is lively, social, and full of things to do.

Vibe: Friendly, connected, energetic, boat-forward.

🏡 Wrapping It Up: There’s a Key for Every Personality

Whether you're a sunrise fisherman, a nightlife enthusiast, a quiet nature lover, or a social butterfly, the Florida Keys offer a neighborhood that feels just right.

What $10 Million Buys You in the Florida Keys: Let’s Dream a Little

Every Friday, I love to take a moment to step into the world of First Class living in the Florida Keys. Today, we’re taking it up a notch—actually, several notches. As of this week, there are 33 homes on the market priced over $10,000,000 in the Keys.

So let’s dream a little, shall we?

Because exploring the ultra-luxury tier isn’t just fun… it’s a great way to understand what truly sets the Florida Keys apart.

The View: Endless, Open, Uninterrupted

At the $10M level, the view becomes the star of the show.
Think: wide-open ocean or bay panoramas, soft sunrise light, and the kind of sunsets that seem to pause time. Walls of glass are common, and they aren’t just for looks—these homes are designed to blend indoors and outdoors like one continuous living space.

This is where architecture meets Mother Nature.

Dockage Built for the Big Toys

Here, boating isn’t a hobby—it’s a lifestyle.
Many $10M+ estates offer:

• Deep-water dockage

• Lifts sized for larger boats

• Quick access to world-class fishing grounds

• Broad canals and direct ocean or bay access

• Space for yachts that would overwhelm a standard residential dock

If you’re a boater, this tier feels like pure bliss.

Pools That Belong in a Resort

Luxury pools in the Keys are something to behold. You’ll find:

• Infinity edges that melt into the horizon

• Baja shelves perfect for lounging

• Sunken fire pits

• Swim-up bars

• Outdoor pavilions with full kitchens

It’s indoor–outdoor living done right—and done lavishly.

The Kitchens: Where Design Meets Craftsmanship

Even if you don’t cook much, you’ll appreciate the style and engineering.
Expect:

• Imported stone counters

• Custom cabinetry

• Hidden appliances

• Huge walk-in pantries

• Wine storage or tasting rooms

It’s the kind of kitchen where even making iced tea feels elevated.

Primary Suites Designed for Peace & Privacy

In homes at this level, the primary suite often feels like its own private resort.
Picture:

• A spa-style bathroom

• Indoor/outdoor showers

• Oversized closets

• Private balconies (my favorite!)

• A quiet retreat tucked away from the rest of the home

Luxury buyers want peace, and these homes deliver.

Space to Spread Out (Inside and Out)

While Keys lots can vary, many of these estates offer:

• Large gated entrances

• Sprawling outdoor terraces

• Lush tropical landscaping

• Guest houses or caretaker cottages

• Oversized garages (sometimes air-conditioned)

You get room to breathe—which is priceless island luxury.

Smart Home Everything

$10M+ homes often come fully loaded with automation:

• Lighting

• Climate

• Security

• Sound

• Hurricane-rated systems

• Whole-home generators

• Solar + battery storage options

When you buy in this tier, convenience becomes a built-in amenity.

So… Is $10 Million in the Keys Worth It?

If you value peace, privacy, water access, and world-class natural beauty, the answer is a very easy yes.

These homes aren’t just “nice.” They offer experiences—sunrise coffee on your balcony, late-night swims under the stars, quick boat runs to Tavernier Creek, and moments that feel like they belong in a movie.

Whether you're dreaming, planning for the future, or actively searching, exploring this level of luxury is just plain fun.

And Fridays are the perfect time to dream a little. Click here to start dreaming!

 

The Mystery of the Missing Yard: Why Florida Keys Lawns Aren’t What You Think

If you’ve spent any time house hunting in the Florida Keys, you may have noticed something odd.

Sure, we’ve got waterfront views, island breezes, and porches that stay dry year-round (thank you, awnings!)—
but something is often missing.

A lush, green, golf-course-style lawn.

Instead, you’ll see gravel, native shrubs, coral rock peeking through, and the occasional valiant patch of grass attempting to survive like a fern in a desert. And no—Keys homeowners aren’t allergic to landscaping. There’s a simple reason for our quirky approach to yards:

Water here is expensive… and the ground beneath your feet isn’t dirt. It’s coral rock.

🌴 Why the Keys and “Traditional Lawns” Don’t Mix

First, it helps to understand what you’re standing on. Most of the Florida Keys—especially the Upper Keys—sit on ancient coral rock formations. It’s beautiful, but not exactly the rolling soil plains of a Midwest suburb. If you want a lush lawn, you’re not just rolling out sod—you’re practically building a lawn from scratch.

That means:

• trucking in soil

• installing irrigation

• maintaining irrigation

• and paying for all that extra water

Which leads us to the next big truth…

💧 Water Is Liquid Gold in the Keys

Our freshwater doesn’t bubble up from the ground. It travels from the mainland through the Florida Keys Aqueduct Authority system. By the time it arrives, that per-gallon cost reflects every mile.

So when buyers say, “Oh, we’ll just water the lawn,” that’s usually the moment every long-time Keys resident does a very quiet, knowing smirk.

Here’s the reality:
Keeping a grass yard green isn’t just a chore—it’s a monthly investment.

Those irrigation systems run often—especially during our dry months—and that can make a noticeable difference on utility bills. Not shocking bills, but definitely eyebrow-raising for newcomers.

🏡 What Buyers Should Know

Different buyers react differently when they discover the “mystery of the missing lawn,” and it’s helpful to meet them where they are.

1. The “We Want a Lush Green Yard” Buyer

These buyers often come from parts of Florida where water is cheaper and soil is forgiving. They need a gentle, honest explanation that a traditional lawn can be done, but:

• It requires soil brought in

• It requires irrigation

• It requires commitment

• And yes, it requires a higher monthly water bill

The good news? If a green lawn is their dream, it’s absolutely possible—they just need to budget for it.

2. The “Low Maintenance, Low Stress” Buyer

These are the folks who immediately fall in love with the Keys lifestyle: salty air, breezy porches, and zero interest in spending Sundays behind a lawn mower. For them, our native, low-water yards are a selling point.

“No grass? Fantastic—less work for me.”

These buyers appreciate the cost savings and the eco-friendly, hurricane-tough charm of our natural landscaping.

🌿 The Native Landscaping Advantage

Here’s the secret Keys residents know: native landscaping isn’t just pretty—it’s smart. Local plants are built for the heat, the salt air, the coral rock, and the occasional tropical storm with dramatic flair.

Popular low-water, easy-care options include:

• Sea grape

• Silver buttonwood

• Dune sunflower

• Jamaican caper

• Native grasses

• And of course, coconut palms swaying like they own the place

They bring color, shade, and island character—without sending your water bill into a panic.

💡 For Sellers: No Grass Can Be a Good Thing

Sellers sometimes worry buyers will judge a non-traditional yard. But here’s how to reframe it:

• Lower water bills = real savings

• Low maintenance = more time to enjoy the Keys

• Native plants = environmentally friendly

• Coral rock = less storm cleanup

Plus, buyers moving here for relaxed island living often expect a laid-back yard. It fits the vibe.

🐚 Final Thoughts

In the Florida Keys, lawns play by different rules. Between expensive imported water and coral rock terrain, a lush green yard is more of a luxury than a given. But here’s the beauty: our natural landscape is already postcard-perfect.

Whether you dream of a tropical native garden or you’re determined to grow grass at any cost, understanding the realities of Keys landscaping helps make smarter choices—before you sign on that dotted line.

If you’d like help highlighting your home’s unique outdoor space—or you’re a buyer wondering what’s possible—I’m always here to guide you with local Keys expertise.

 

Why Buying a Duplex Is One of the Smartest Moves for Income-Minded Home Buyers

 

Happy Wednesday!

A question I hear all the time from buyers is: “Can I buy a house and rent out part of it to help with my mortgage?”

It’s a great idea — but the answer isn’t always simple.

Many homes in the Florida Keys are built on stilts. Some owners enclose the space under the home and think they can rent that area out. But here’s the truth: you usually can’t legally rent that space unless the property is zoned for more than one living unit.

Zoning Rules Matter

To rent out a separate living space, the property must:

• Be zoned for multi-family use

• Have more than one legal living unit

• Meet local rules for things like separate meters for water and electricity

Just enclosing space under a stilt home doesn’t make it a second unit. It doesn’t make it legal to rent. That’s why checking the zoning and building permits before you buy is key.

What’s a Buyer to Do?

One of the easiest ways to protect yourself — and to generate rental income — is to buy a duplex.

Duplexes Make Sense Because:

✔ You can live in one unit and rent out the other
✔ You can rent both units and create steady cash flow
✔ Duplexes are already built for two households
✔ They’re usually zoned and permitted correctly for rental use

That means no guesswork. No zoning surprises. Just a clear path to rental income that helps cover your costs.

How Duplexes Help Your Bottom Line

Imagine this:

• Your mortgage payment is lower because rental income helps pay it.

• You build equity while someone else helps cover your housing costs.

• You can even use tax benefits that apply to investment properties.

For many buyers, a duplex is a home and investment in one.

Great Options on the Market Today

If you’re curious about duplexes available right now — whether you want a classic Keys style, a newer build, or something close to water access — I’d love to show you what’s out there.

Duplexes don’t stay on the market long, especially those that are move-in ready and rental-friendly.

Thinking about an income-producing property?
Send me a message or call me — I’ll help you find the perfect duplex that works for your lifestyle and your goals. In the meantime, click here to see the duplexes currently on the market.

 

The 3 Biggest No-No’s Buyers Make After Going Under Contract

You’ve found the right home, the seller has said yes, and you’re officially under contract—congratulations! This is one of the most exciting moments in the buying process. It’s also the time when a few simple missteps can cause delays or even put the deal at risk. The good news? These pitfalls are easy to avoid with a little awareness.

Let’s walk through the three biggest “please don’t do this” moments and how you can steer clear of them.

1. Making Big Purchases or Opening New Credit Accounts

It’s tempting to start planning for your new home right away. Maybe you’ve spotted the perfect sofa or you’re eyeing a new golf cart for the neighborhood. But hold off for now.

When you buy big-ticket items—or open a new credit card to finance them—your debt-to-income ratio changes. Even a single credit inquiry can trigger extra questions from your lender. They re-check your credit before closing, so anything new can slow things down.

Keep it simple: Save the shopping for after you get the keys. Your lender (and your future self) will appreciate it.

2. Changing Jobs or Income Streams Mid-Process

Life changes happen, and sometimes a new job opportunity pops up at the wrong moment. But lenders love stability. They look for a steady income history and predictable paychecks. Changing jobs, cutting your hours, or suddenly switching to self-employment can force the lender to pause and re-verify everything.

This doesn’t mean you can’t change jobs—it just means you should wait until the closing papers are signed.

A helpful rule: If you’re thinking about a career move, talk with your lender first or wait until after you close.

3. Going Silent on Your Lender or Real Estate Agent

Once you’re under contract, communication becomes your superpower. Lenders often need quick signatures, updated statements, or extra documents from time to time. If they don’t get them fast, the whole timeline can slip.

The same goes for questions from your real estate agent. Responding quickly keeps the process smooth, simple, and stress-free.

Think of it this way: Everyone on your team is working to get you to the finish line—you just need to keep the conversation going.

Final Thoughts

Going under contract is a big milestone, and staying on track doesn’t have to be complicated. Avoid major purchases, keep your job steady, and stay in touch with your lender and agent. These small steps help ensure you’ll be moving into your new Florida Keys home right on schedule.

If you’d like help navigating the buying process—or you’re thinking about making a move here in the Keys—I’m always happy to guide you every step of the way.

 

Monday Market Update

It’s time for your Monday Market Update! First, a quick apology for the brief silence—I was stuck in the hospital last week, but I’m happy to report that I’m back home, back in action, and ready to help buyers find their perfect slice of paradise here in the Florida Keys.

Now, onto the numbers:

• 82 new listings hit the market last week. Click here to see the new listings. 

• 23 closed sales wrapped up. Click here to see the sold listings

With 82 fresh listings, it’s clear that season is in full swing and momentum is building fast. Whether you’re buying or selling, now is a fantastic time to stay tuned in and make your move.

If you’d like insights on any of the new listings or want a customized market report for your neighborhood, I’m here and ready to help!

  

The Only Key Lime Pie Recipe You’ll Ever Need (Trust Me, I’ve Been Holding Onto It for 30+ Years)

If you’ve lived in the Florida Keys long enough, you know everyone here claims their Key Lime Pie is the “real” one. Some say it must be yellow, never green. Some swear by the no-bake method. Some insist it requires a meringue topping, while others will only accept whipped cream (and a few renegades top it with nothing but pride).

But here’s the thing: every once in a while, you stumble on a recipe so good, so reliable, so unnecessarily brag-worthy, that you keep making it for decades.

Mine came from a place that newer Florida transplants think I’m making up: Burdines—the original South Florida department store, the one with the elegant in-store restaurants. Not the Marathon restaurant that shares the name today. I’m talking about the Burdines of the ‘80s and earlier—white tablecloths, ladies-who-lunch energy, and a little in-house cookbook filled with Florida classics.

And tucked inside that cookbook was the Key Lime Pie recipe I’ve been using for more than 30 years.

A Little Hipster Nostalgia

Before Key Lime Pie was an Instagrammable aesthetic (please picture a slice on a reclaimed wood table next to a succulent and someone’s Panama hat), it was a humble dessert Floridians made with whatever they had—mostly because fresh milk didn’t keep and canned milk did.

This recipe keeps that spirit alive. It’s simple, bold, and authentic. No fluff. No pretense. No overly complicated steps dreamed up by a food blogger who thinks the Keys are “somewhere near Naples.”

Just the good stuff.

My 30-Year Key Lime Pie Recipe (Straight From Burdines’ Cookbook)

The Crust

Use a homemade graham cracker crust—exactly as described on the box. Nothing fancy. No cinnamon. No crushed almonds. Just pure, sandy graham-cracker goodness that tastes like childhood vacations and sunshine.

The Filling

This is where the magic happens:

• 3 cans sweetened condensed milk

• 12 egg yolks

• 1 cup Key Lime juice (fresh if you can get it—your neighbors probably have a tree)

Mix all the filling ingredients together until creamy. Pour into your crust.

The Flash Bake

Here’s my signature move:
Give it a quick flash bake—just a few minutes—long enough to set the top slightly, but not long enough to scorch the crust. A little heat helps the texture come together beautifully, especially with that many egg yolks.

Chill thoroughly before serving. Trust me: the magic happens in the fridge.

Final Thoughts

If you want a pie that tastes like the Florida Keys—not the tourist version, but the real Keys—this is it. It’s bright, velvety, old-school, and proudly unfussy. Serve it barefoot. Serve it on your boat. Serve it to prove to your northern relatives that no, they do not know what Key Lime Pie is supposed to taste like.

And if anyone asks for the recipe? Smile mysteriously and say it’s from “a little South Florida classic that’s no longer around.”

 

New Monday, New Market Update: The Season Is Warming Up!

If last week’s real estate activity is any sign, the busy season is officially knocking on the door here in the Florida Keys.

Nearly 100 new listings came on the market in just one week. That’s a noticeable jump and a clear signal that sellers are ready to make their move. At the same time, 21 properties found new owners, proving that buyers are not just looking—they’re acting.

This kind of balance is exactly what we expect as season approaches. More inventory gives buyers better choices, while steady sales show that well-priced homes are still moving. In other words, the market is active, healthy, and full of opportunity.

For buyers, this is great news. Fresh listings mean more variety, from canal-front homes to private island-style retreats. If you’ve been waiting for the right property, now is the time to stay alert. The best homes don’t stay available for long.

For sellers, the uptick in closed sales is encouraging. Buyers are in town, motivated, and ready to enjoy the Keys lifestyle. Homes that show well and are priced correctly are getting attention—and offers.

Season always brings energy to our market, along with sunshine, visitors, and that unmistakable island buzz. Whether you’re thinking about buying, selling, or just keeping an eye on things, this is a great time to stay informed.

Check out the New Listings here

See what sold here

As always, I’ll be here each week to break it all down and keep you in the loop—no flip-flops required, but always encouraged. 😎🌊

 

 

Monday Market Update: A Fresh Start for 2026

Happy New Year! The calendar has flipped, the confetti has settled, and the Florida Keys real estate market is officially stepping into 2026 with fresh energy.

Over the past week, 48 new listings came on the market, giving buyers a nice selection to kick off the year. At the same time, 21 properties closed, welcoming 21 lucky new homeowners to island life. Not a bad way to start the year!

Season is in full swing, and our islands are buzzing. Restaurants are packed, boats are back on the water, and the beaches are full of smiling faces. History tells us that many visitors fall in love with the Keys during this time of year—and some of them decide they never want to leave. Visitors often become locals, and January is when that spark often starts.

While the market is still finding its rhythm after the holidays, this is a healthy and encouraging start to the year. New listings are coming online, buyers are moving forward, and momentum is building as we head deeper into our busiest season.

If buying or selling in the Florida Keys is on your list of New Year’s resolutions, now is a great time to start the conversation. A fresh year brings new opportunities—and sometimes, a new address.

Here’s to a bright, busy, and successful 2026 in the Florida Keys real estate market! 🥂🌴

48 new listings: Click here

21 Sold Listings: Click here

 

Monday Market Update: Wrapping Up 2025!

It’s time for the Monday Market Update, and this one feels a little extra special.

This is the last Monday market update of 2025!

Last week, 51 new listings came on the market, while 17 properties found new owners just in time for the holidays. That’s a healthy mix of fresh inventory and steady sales—especially for this time of year.

The week between Christmas and New Year’s is always lively in the Florida Keys. The roads are busy, restaurants are full, and visitors are soaking up the sunshine. Real estate activity often pauses just a bit as buyers and sellers enjoy time with family, friends, and flip-flops instead of paperwork.

That said, this slowdown is usually short-lived.

As we move deeper into season, more buyers are on island, more showings are happening, and we typically start to see closings pick up. Many buyers use the holidays to look around, then pull the trigger as the new year begins.

In short:

• New listings are still coming.

• Buyers are still buying.

• Momentum is quietly building for a strong start to 2026.

If you’re thinking about buying or selling in the coming months, now is a great time to start the conversation. A little planning now can make a big difference when season really hits its stride.

Here’s to closing out 2025 on a high note—and looking ahead to an exciting year in the Florida Keys real estate market. 🥂🌊

New Listings - Find your dream home here!

Sold Listings - Find out what is selling!

 

 

When a Seller Won’t Provide a Property Disclosure: What Buyers Can Do

Seller real property disclosures are a serious subject. In Florida, there is a form sellers can fill out, but it is not mandatory. A seller can choose not to use it. This sometimes surprises buyers. But it does not always signal a hidden problem.

Buying a home is exciting. It can also feel overwhelming when a seller chooses not to provide a written property disclosure. That’s normal. Many sellers are simply cautious about paperwork or unsure about what they must report.

Still, buyers should stay alert and take a few smart steps to protect themselves.

Let’s look at what you can do with confidence and peace of mind.

✅ Step 1: Ask Questions in Writing

Even if there is no disclosure form, you can still ask questions such as:

• Has the roof leaked while you owned the home?

• Have you had plumbing or electrical repairs?

• Has the home ever taken water or experienced flooding?

• Were permits pulled for renovations?

Ask by email or text. Written questions create a record.

🧰 Step 2: Get a Professional Home Inspection

An inspector works for you and can uncover issues that are not obvious.

Inspections review:

• Roof

• Structure

• Electrical system

• Plumbing system

• HVAC

• Windows and doors

If concerns arise, hire specialists to dig deeper.

📄 Step 3: Look Up Public Records and Permits

Local permitting websites show if past work was done properly. You may also learn whether repairs were permitted or inspected.

Insurance claim history can reveal storm or water events.

🌊 Step 4: Check Flood and Insurance Information

In the Florida Keys, flood risk matters. Ask for:

• Flood zone status

• Past flood history, if known

• Current insurance costs

• Elevation certificates

These records help fill in the picture.

📝 Step 5: Use an Inspection Contingency

This protects you. If the inspection finds serious issues, you can cancel or renegotiate terms.

A contingency acts as a safety net when disclosure is limited.

🤝 Step 6: Lean on Your Realtor

A buyer’s agent can:

• Help draft clear questions

• Review inspection findings

• Recommend protective contract wording

• Keep emotions in check

Remember, a lack of written disclosure does not automatically mean the seller is hiding something.

💬 Final Thought

Stay curious. Ask questions. Do inspections. Review records.

With careful due diligence and guidance, you can make a confident decision and enjoy the excitement of buying your Keys home.