Jason Tone, Realtor

Jason Tone, Realtor Helping buyers and sellers in Cape Coral, Fort Myers, and Southwest Florida make smart real estate decisions.

Probate, inherited property, waterfront homes, and residential sales.

A homeowner recently invited me over to discuss selling their home.As I reviewed the property and ran the numbers, I dis...
06/04/2026

A homeowner recently invited me over to discuss selling their home.

As I reviewed the property and ran the numbers, I discovered they had purchased it about two years ago near the peak of the market for around $700,000.

After looking at comparable sales, competing inventory, and current market conditions, I estimated the property's likely selling range to be somewhere between $600,000 and $630,000.

A few weeks later, I followed up.

They told me they had selected another Realtor.

The property later hit the market at $699,000.

Maybe it sells.

Maybe it doesn't.

Time will tell.

But this situation highlights one of the biggest mistakes sellers make.

Many homeowners choose the agent who gives them the highest number rather than the agent who gives them the most realistic number.

The problem is that the market eventually has the final say.

If buyers don't agree with the price, the home sits.

Then come the price reductions.

Then comes the frustration.

Then comes the difficult conversation that should have happened on day one.

The market doesn't care what we paid.

The market doesn't care what we owe.

The market doesn't care how much we need to net from the sale.

The market only cares what today's buyers are willing to pay compared to the other homes they can buy.

Before deciding whether to sell, it is important to understand not only what your home may be worth, but what you are likely to walk away with after the sale.

I discuss this in today's article and explain why understanding your true bottom line is often more important than chasing the highest list price.
👇 Read the full article here:
https://medium.com/.flarealtor/from-thought-to-closing-part-2-the-market-doesnt-care-what-you-paid-ec616c746041

06/03/2026

One thing I've come to appreciate over the last few years is that life doesn't always have to be moving at full speed.

The other day I was out on the boat, no agenda, nowhere I absolutely had to be, and it hit me how easy it is to get caught up in what's next.

The next appointment.
The next project.
The next goal.

Meanwhile, the things we work so hard for are happening right in front of us.

The sun coming up over the water.
A conversation with a friend.
A quiet ride through the canal.
Watching dolphins surface when you least expect it.

When I was younger, I probably would've been focused on getting somewhere. These days I find myself enjoying the trip a little more.

Maybe that's one of the advantages of getting older. You start to realize that not every day has to be productive to be valuable.

Sometimes the best days are the ones where nothing major happens at all.

Just good weather, good company, and a reminder of why we chose to live in Southwest Florida in the first place.

What's something you've learned to appreciate more as you've gotten older?

06/02/2026

Many people see mangroves and think they're just overgrown vegetation along the shoreline.

They're actually one of the reasons our coastal areas are more resilient during storms.

Mangroves are protected in Florida because they help reduce erosion, absorb wave energy, and serve as one of nature's first lines of defense against storm surge. Their root systems also provide habitat for fish, birds, and other wildlife that make Southwest Florida such a unique place to live.

For waterfront property owners, mangroves can be both a valuable natural resource and an important consideration when planning improvements along the water.

Living in Southwest Florida means sharing our coastline with systems that have been protecting it for generations.

The next time you pass a shoreline lined with mangroves, remember they're doing a lot more than just growing along the water's edge

One of the biggest mistakes I see people make when moving to Florida is budgeting for the purchase price and forgetting ...
06/02/2026

One of the biggest mistakes I see people make when moving to Florida is budgeting for the purchase price and forgetting to budget for ownership.

A home may fit comfortably within your payment range, but ownership costs can tell a different story.

Things buyers often overlook include:

• Property taxes after reassessment
• Homeowners insurance
• Flood insurance
• HOA fees
• HVAC replacement
• Roof age and future maintenance
• Seawall maintenance on waterfront homes
• Boat lift and dock maintenance

I've seen buyers find the perfect home only to discover later that the monthly ownership costs were higher than expected.

The goal isn't just buying the house.

The goal is comfortably owning it for years to come.

That's why I encourage buyers to understand the complete cost of ownership before making an offer, especially here in Southwest Florida where waterfront properties, insurance costs, and tax reassessments can significantly affect the monthly budget.

A good buying decision starts long before the contract is signed.

Jason Tone, Realtor®
RE/MAX Trend
239-322-7008

06/01/2026

One of the reasons so many people move to Southwest Florida is simple...

The water.

For some, it's fishing before sunrise. For others, it's spending the day exploring Pine Island Sound, visiting waterfront restaurants, or enjoying time with family and friends on the boat.

What many newcomers don't realize is that boating here isn't just something you do on vacation. For many residents, it's part of everyday life.

Whether you keep your boat behind your home, at a marina, or launch from a public ramp, Southwest Florida offers access to a lifestyle that keeps people coming back year after year.

Of course, boat ownership comes with responsibilities. Regular maintenance, lift maintenance, weather preparation, and keeping up with equipment are all part of the experience. But ask most boat owners if it's worth it, and you'll usually get the same answer.

Absolutely.

What's your favorite place to boat in Southwest Florida?

đź“Ť Cape Coral
đź“Ť Pine Island
đź“Ť Matlacha
đź“Ť St. James City
đź“Ť Fort Myers
đź“Ť Charlotte Harbor



This pairs well with the boat-ramp launch video because it focuses on the lifestyle rather than real estate, which tends to get better engagement from both residents and future buyers.

05/30/2026

Owning a Boat in Southwest Florida Comes With the Lifestyle… and the Responsibility

One of the biggest reasons people move to Cape Coral and the surrounding islands is the ability to spend more time on the water.

But the boating lifestyle is more than just sunset cruises and weekend trips.

Saltwater requires maintenance.

Engines need flushing. Canvas, cushions, electronics, lifts, and docks all need attention. Even something simple like replacing a T-top or maintaining your boat lift becomes part of protecting your investment.

The same idea applies when buying a waterfront home.

It is not just about finding a house with a canal behind it — it is understanding:

✔️ bridge heights
✔️ canal access
✔️ seawalls
✔️ boat lifts
✔️ water depth
✔️ maintenance expectations

The waterfront lifestyle is incredible, but knowing what you are buying matters.

That is where local experience makes a difference.

05/28/2026

Living in a boating community comes with a different kind of maintenance that many buyers do not think about at first.

Boats require far more upkeep than a car, especially in a saltwater environment. Regular engine flushing, buffing, polishing, interior cleaning, and corrosion prevention all become part of ownership if you want things to stay looking and running right.

Boat lifts also need regular maintenance. Greasing cables and pulleys, checking motors, and preparing ahead of bad weather are all part of the process. One thing many owners learn the hard way is that lift canopies need to be removed before major storms or high wind events. They are expensive to replace once damaged.

Sometimes even popup severe weather can cause major damage before people have time to react.

Waterfront living is an incredible lifestyle, but it definitely comes with responsibilities that many people outside boating communities never think about until they experience it themselves.

05/28/2026

This property sold quickly because the pricing strategy matched today’s market reality.

One of the hardest conversations sellers are having right now is understanding that buyers have become far more selective than they were a few years ago.

The homes getting attention are usually the ones that:

enter the market priced correctly
show well online
create confidence immediately

The longer a property sits, the more leverage buyers feel they have.

That is why pricing strategy matters from day one.

A lot of people think the hard part of buying a home ends once the loan is approved.In reality, there are still several ...
05/27/2026

A lot of people think the hard part of buying a home ends once the loan is approved.

In reality, there are still several important steps between “clear to close” and actually getting the keys.

This is where many buyers start relaxing too early, and small mistakes during this stage can still create delays.

Right before closing, lenders are often still checking:

employment status
bank account balances
large deposits
credit activity
debt changes
wire transfers
final insurance documents

That is why buyers are usually told:

do not finance furniture yet
do not open new credit cards
do not buy a vehicle
do not move large amounts of money around unnecessarily
do not quit or change jobs during the process

Even after approval, lenders are still verifying the financial picture until closing is complete.

At the same time, several other things are happening behind the scenes:

title work
HOA verification
insurance coordination
appraisal conditions
final walkthroughs
closing disclosures
wire preparation
escrow balancing

This is usually the stage where buyers start feeling both excited and stressed at the same time because everything suddenly becomes very real.

Then closing day arrives.

For many people, that is the moment years of saving, planning, and sacrifice finally come together.

But experienced buyers understand something important:

The goal is not just getting approved.
The goal is getting all the way to the closing table smoothly.

That is why preparation, communication, and having the right professionals around you matters throughout the entire process.

Especially in today’s market where insurance, financing, and property conditions can all affect timelines very quickly.

Jason Tone, Realtor®
RE/MAX Trend

One of the Most Frustrating Parts About Buying in Southwest Florida Right Now…One of the biggest frustrations people run...
05/27/2026

One of the Most Frustrating Parts About Buying in Southwest Florida Right Now…

One of the biggest frustrations people run into right now is realizing that two homes that look almost identical online can end up costing VERY different amounts to own.

Same price range.
Same square footage.
Same number of bedrooms.
Sometimes even the same neighborhood.

But then reality starts showing up:

insurance differences
flood zone differences
older roofs
seawall condition
assessments
HOA rules
wind mitigation
elevation
prior storm history
canal access restrictions

And suddenly the “better deal” is not actually the better deal anymore.

This is where a lot of people get overwhelmed in Southwest Florida.

The internet makes homes look equal.
Ownership costs usually tell a very different story.

That’s why local experience matters here more than people realize.

Especially in areas like Cape Coral where one street can be completely different from the next.

Jason Tone, Realtor®
RE/MAX Trend

Address

1125 SE 29th Terrace
Cape Coral, FL
33904

Telephone

+12393227008

Website

https://jason-tone.remax.com/, https://findyourparadisehome.online/

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