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Rob Arnold
Full service and investor-friendly Realtor - Sand Dollar Realty Group. Serving Central Florida / metro Orlando for rentals, foreclosures, short sales, REO, wholesaling, creative finance & flat fee MLS
Office: (407) 389-7318
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Dee Toohey
As your Real Estate Investment Advisor, my commitment to you to listen to your goals, and to work diligently to close your real estate transaction in a timely manner! Short sales are my specialty!
Cell: (407) 421-7915
Office: (407) 421-7915
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Seminole County, FL Real Estate News

By Walter DiLoreto, Real Estate Short Sale Specialist
(PHP Houses)
Mortgage rates being back above 7% isn't exactly the news most people wanted. But it’s changing the market in ways that matter whether you’re buying or selling.The number of homes for sale is growing faster than it was this time last year. And interestingly, the main reason isn’t a flood of new listings. It’s because homes aren’t selling as quickly.Here’s why – and what that means if you’re thinking about buying or selling.Inventory Growth Is Picking Up SteamAccording to HousingWire Data, after inventory growth slowed down for most of the past year, it’s accelerated again in recent weeks. You can see that in the graph below. Just look at the blue line:And what's behind this shift might surprise you.When rates rise, some buyers hit pause. That means fewer homes sell each week. And as tho...
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By Walter DiLoreto, Real Estate Short Sale Specialist
(PHP Houses)
Want to buy a house this year, but not sure if the timing’s right? Seasonally, it may actually be a better time to buy than you expect.Yes, mortgage rates have been ticking up lately – and that’s creating some real challenges with affordability. No one’s arguing that. But there are also predictable trends that happen this time every year that can put some wind back in your sails.According to research coming out of Realtor.com, nationally, the week of September 27 – October 3 will be the best time to buy this year for this very reason:“The week of September 27–October 3 brings together the market conditions buyers value most—elevated inventory, less competition and prices that have eased from their seasonal high—giving prepared buyers a way to offset high rates with savings on price and ...
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By Walter DiLoreto, Real Estate Short Sale Specialist
(PHP Houses)
If you own a luxury house, you're in a stronger spot than most sellers right now. While much of the market has cooled, the high-end tier hasn't. Sale prices and buyer demand are both up. So if you're considering selling, now could be a great time to make your move.Luxury Is Leading on PriceLet’s start with prices. But before we get into it – what actually counts as a luxury home? Generally, these are homes in the top 5% price range for the area, so it varies depending on where you live.But what’s interesting is that according to the latest data from Redfin, sale prices for luxury houses have risen about three times faster than for non-luxury.Right now, the typical home’s sale price is up about 1.5% year-over-year. But high-end homes? Their sale prices have gone up nearly 5% since last y...
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By Walter DiLoreto, Real Estate Short Sale Specialist
(PHP Houses)
Remember how exciting it was to buy your first place? It felt like crossing a long-awaited finish line. It gave you a place to build your life. Maybe it’s where you lived when you got married. Or where you welcomed a child or a pet into the family.But that was just the beginning.For most people, your first house was never meant to be your forever home. It’s a stepping stone for what comes next.And if your life looks different today than it did when you got the keys, you’re not stuck. Moving may be more realistic than you think.Starter Home Inventory Is Still Relatively LowIf you've been wondering whether now is the right time to move up, here's something worth knowing. Starter homes remain one of the hardest types of homes to find. And that's good news if you're thinking about selling y...
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By Walter DiLoreto, Real Estate Short Sale Specialist
(PHP Houses)
If your student loans have you wondering whether buying a home is even possible, keep reading.33% of first-time homebuyers have student loan debt. That's roughly a third. And if they're making it happen, maybe you can too. Here’s why.Lenders look at your whole financial picture – your income, your credit, your overall debt – not just your loans. So, if your finances are in decent shape, you might be a lot closer to owning than you think.Don't count yourself out before you even try. Connect with a lender and talk about your options. Contact us:PHP Houses142 W Lakeview AveUnit 1030Lake Mary, FL 32746Ph: (407) 641-1531Fax: (407) 205-1951email: info@phphouses.comLet’s Connect:FacebookLinkedinTwitterInstagramThe information contained, and the opinions expressed, in this article are not inten...
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By Walter DiLoreto, Real Estate Short Sale Specialist
(PHP Houses)
If the housing market feels confusing right now, you’re not alone.Mortgage rates have risen. Home sales haven't picked up like expected. And many buyers and sellers are wondering when things are going to feel easier or be more affordable.The truth is: a lot changed over the first half of this year.Back at the end of 2025, economists were forecasting a much stronger housing market for 2026. They expected mortgage rates to come down, affordability to improve more dramatically, and home sales to rebound.But lingering inflation, economic uncertainty, and growing geopolitical tensions overseas pushed mortgage rates higher than expected. And because rates stayed elevated for longer, many buyers continued to hold off.That’s why experts recently revised their housing forecasts for the rest of t...
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By Walter DiLoreto, Real Estate Short Sale Specialist
(PHP Houses)
You started shopping with a specific mental image of your future home in your mind. Then the houses in your budget came in smaller than you pictured.That’s the reality for a lot of buyers right now. Affordability is tight.But don’t let that discourage you. Going smaller might actually be a smart play in today’s market – and the upside can be bigger than you'd think. Let’s break down two places to look where smaller won’t necessarily feel like a compromise.Homebuilders Are Focused on Smaller Options LatelyFor starters, smaller is kind of on trend right now. Newly built homes have been shrinking for years. According to the latest data from the Census, the median square footage of new single-family homes has been falling overall since 2014 (see graph below):Why? Builders focus on the types...
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By Walter DiLoreto, Real Estate Short Sale Specialist
(PHP Houses)
The net worth of a homeowner is 43x greater than that of a renter. Not 2x. Not 5x. Forty-three.And even if renting feels like the easier move right now, that’s a number that sticks with you – because it shows what’s at stake over time.Look, I know buying can feel out of reach. But when’s the last time you actually ran the numbers? Because you might be closer than you think.Now that doesn’t mean you have to buy today. But you should at least know your options and what it would take to get there.Want to stop renting and start building something for yourself? DM me and come up with a plan together. Your timeline. Your budget. Your future. Contact us:PHP Houses142 W Lakeview AveUnit 1030Lake Mary, FL 32746Ph: (407) 641-1531Fax: (407) 205-1951email: info@phphouses.comLet’s Connect:FacebookLi...
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By Walter DiLoreto, Real Estate Short Sale Specialist
(PHP Houses)
Want to make a move, but you're worried it’s going to take longer than you’d like? Here’s what you need to know.The average home is taking about 57 days to sell. And that actually isn’t slow. It’s normal.No matter what you’re reading online, know that the market hasn’t stalled. And neither has your move.The reality is homes that are priced and positioned right are still selling. So, if you want to move, you can.Let’s talk about how to set your house up to sell quickly in today’s market. Contact us:PHP Houses142 W Lakeview AveUnit 1030Lake Mary, FL 32746Ph: (407) 641-1531Fax: (407) 205-1951email: info@phphouses.comLet’s Connect:FacebookLinkedinTwitterInstagramThe information contained, and the opinions expressed, in this article are not intended to be construed as investment advice. The ...
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By Walter DiLoreto, Real Estate Short Sale Specialist
(PHP Houses)
Scroll through your social feed, and you may come across something that says investors are buying all the homes right now. But housing market data tells a different story.Only 0.4% of the 86 million single-family homes in the U.S. are owned by large investors (those with over 1,000 properties) today. That's a lot less than headlines would have you think.So, if that’s been shaping how you see your chances of buying, it might be worth looking at things a little differently.Want a quick breakdown of what’s really driving today’s market? DM me. Contact us:PHP Houses142 W Lakeview AveUnit 1030Lake Mary, FL 32746Ph: (407) 641-1531Fax: (407) 205-1951email: info@phphouses.comLet’s Connect:FacebookLinkedinTwitterInstagramThe information contained, and the opinions expressed, in this article are ...
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By Walter DiLoreto, Real Estate Short Sale Specialist
(PHP Houses)
When your house sits on the market longer than expected, it can get frustrating fast. You start asking: what now? And for a growing number of homeowners, that turns into: should I just rent it instead? While it sounds like a simple backup plan, becoming “accidental landlord” is actually a much bigger decision than most people realize. That’s when someone planned to sell, didn’t get the price or traction they hoped for, and decided to rent the house out instead. And lately, that's happening more often. Why the Number of Accidental Landlords Is Rising If you’re faced with the same choice to rent or to sell, here’s what you need to know. First, you’re not alone. And that should actually be some comfort. According to Zillow about 2.3% of homes available for rent were previously listed for ...
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By Walter DiLoreto, Real Estate Short Sale Specialist
(PHP Houses)
Spend about 5 minutes online searching for news about the housing market, and odds are you’ll see something pop up about home prices. You may even stumble onto social media influencers saying we’re headed for a crash. Let’s get you the context you need.The truth is prices are going to vary depending on where you live. But they're not crashing.Here’s what you need to know.The Local Perspective: Home Price Trends by AreaThe biggest thing feeding into the confusion online is how different home price trends are by area right now. Take a look at this data from ResiClub and Zillow (see graph below).About half of the largest metros are seeing prices go up.The other half are seeing some declines.Unfortunately, the online chatter only focuses on the markets where prices are down – and that makes...
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By Walter DiLoreto, Real Estate Short Sale Specialist
(PHP Houses)
While the Spring season consistently offers up some of the best conditions for home sellers, Realtor.com says there’s one window where the stars really seem to align year after year. And it’s coming up fast. Based on their analysis of historical trends, the ideal week to put your house on the market this year is: April 12–18. And here’s why this window stands out as being particularly seller-friendly: Buyers Are More Active. According to the research coming out of Realtor.com, homes listed during this week typically get about 16.7% more views than in a normal week. And in a market where buyers have options, getting that extra attention can set the tone for your entire sale. Sales Happen Faster. Realtor.com also explains the added demand from buyers sets you up for a faster process. Whi...
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By Walter DiLoreto, Real Estate Short Sale Specialist
(PHP Houses)
Thinking about moving in 2026? Where you live (or plan to live) could make a big difference.Some markets are shaping up to be great for sellers, with strong demand and rising prices.Others are standing out as solid spots for buyers, especially first-time buyers looking for more options and improving affordability.Here’s a list of the top 5 markets for both, so you can see just how split the markets are.Not seeing your city on this list? Don’t stress – this is just a national snapshot.Whether your local market leans buyer-friendly or seller-friendly, the right strategy is what really matters.To find out where our market falls and what strategies are working in our area, send me a message and I'll break it down. Contact us:PHP Houses142 W Lakeview AveUnit 1030Lake Mary, FL 32746Ph: (407) ...
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By Walter DiLoreto, Real Estate Short Sale Specialist
(PHP Houses)
If you’ve seen headlines about home prices dropping, it’s easy to wonder what that means for the value of your home too. Here’s what you really need to know.Even with small price declines in some markets, data shows you’re likely still way ahead. And that’s thanks to your home equity.The Relationship Between Home Prices and EquityHome equity moves in sync with home prices. When prices rise, equity builds. When prices cool (even just slightly), equity growth does too. Here's how that’s played out lately.After the record-setting home price surge of 2020 and 2021, a little cooling was inevitable.Back then, the number of homes for sale hit a record low. That caused home values (and your equity) to shoot up significantly as buyers fought over limited inventory.But prices couldn't continue to...
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By Walter DiLoreto, Real Estate Short Sale Specialist
(PHP Houses)
When you sell a house, the last thing you want is for the deal to fall apart right before closing. But according to the latest data from Redfin, that’s happening a bit more often lately. The good news is, it’s completely avoidable if you lean on an agent for insight into why that is and how to avoid it happening to you.This June, 15% of pending home sales fell through. That means those buyers backed out of their contracts. That’s not too much higher than the norm of roughly 12% from 2017-2019, but it’s still an increase. And it’s one you don’t want to have to deal with. The key to avoiding this headache is knowing what’s causing the issues that lead to a buyer walking away. A recent surveyfrom John Burns Research and Consulting (JBREC) and Keeping Current Matters (KCM) finds that agents...
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By Katina Hargrove 352-551-0308, Broker/Owner
(Stake Your Land Realty, Inc.)
JUST SOLD 2850 ARAGON TER, LAKE MARY, FL 32746Happy Sellers and Buyer:Beautifully maintained 3-bedroom, 2-bath home on a spacious corner lot in Lake Mary. This move-in ready property features great curb appeal, mature landscaping, and a fully fenced backyard perfect for relaxing or entertaining. Located in a friendly community offering tennis courts, a playground, and basketball. The new owner will be ready to call it Home Sweet Home.
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By Walter DiLoreto, Real Estate Short Sale Specialist
(PHP Houses)
If you're a homeowner planning to move, you're probably wondering what the process is going to look like and what you should tackle first: Is it better to start by finding your next home? Or should you sell your current house before you go out looking? Ultimately, what’s right for you depends on a lot of factors. And that’s where an agent’s experience can really help make your next step clear. They know your local market, the latest trends, and what’s working for other homeowners right now. And they’ll be able to make a recommendation based on their expertise and your needs.But here’s a little bit of a sneak peek. In many cases today, getting your current home on the market first can put you in a better spot. Here’s why that order tends to work best (and how an agent can help).The Advan...
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By Katina Hargrove 352-551-0308, Broker/Owner
(Stake Your Land Realty, Inc.)
Chase Groves2850 ARAGON TRCE, LAKE MARY, FL 32746Beautifully maintained 3-bedroom, 2-bath home on a spacious corner lot in Lake Mary. This move-in ready property features great curb appeal, mature landscaping, and a fully fenced backyard perfect for relaxing or entertaining. Located in a friendly community offering tennis courts, a playground, and basketball. Conveniently close to schools, shopping, and dining. A wonderful place to call home!LINK TO MORE PHOTOSKatina Hargrove, Broker/Owner SFR®, e-PRO®, GRI, AHWD, REALTOR®https://www.stakeyourland.com/352-551-0308
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By Walter DiLoreto, Real Estate Short Sale Specialist
(PHP Houses)
Buying your first home in today’s market can feel tough. Between high home prices and mortgage rates, affordability is still a big challenge. And some buyers are making one simple trade-off that’s getting them in the door faster: square footage.According to the National Association of Home Builders (NAHB), 35% of buyers are willing to purchase something smaller to make homeownership happen. And one place you can usually find a smaller footprint (and sometimes better affordability) is in townhomes.Why Townhomes Are Gaining PopularityTownhomes typically cost less than single-family homes due to their more limited size. And that’s a big plus for today’s budget-conscious buyer. As Realtor.com says:"In today's market, affordability remains a key priority for homebuyers, making townhomes an a...
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By Peter Kici EA, Enrolled Agent
(Tax Debt Relief Group)
When you're faced with missing records as a non-filer, it can feel overwhelming, but you're not without options. Start by gathering whatever documentation you do have, like bank statements or receipts, to piece together your financial picture. Create a timeline to spot any gaps and don't hesitate to reach out to clients or vendors for help. With a little organization and a proactive approach, you can streamline your record-keeping. But what if those missing pieces are more critical than you think? Let's explore how to tackle these challenges head-on.Key Takeaways Gather existing documents like bank statements and receipts to piece together your financial history. Create a timeline of transactions to identify any gaps in your records. Utilize alternative sources such as online payment pl...
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