From the reports I deliver
Three cases, shortened
Every buyer and seller I work with gets something in writing: comps, financing math, upgrade math, whatever the decision actually calls for. These three are shortened into case notes. The full reports are private, delivered client by client, behind a password at the reports library.
Listing Presentation
Pricing a lake lot against the builder’s own inventory
Nando and Gloria own an upgraded Onyx on a lake lot in Hampton Park, a Meritage community in Vero Beach. Before we listed 5680 Hampton Park Circle, I built a full pricing presentation: what Meritage is asking for its own remaining Onyx inventory, what a buyer actually pays after builder incentives, and where $60,000 in documented post-close upgrades, custom closets, an extended butler’s pantry, mature landscaping, a French drain system, an epoxy garage floor, sit in that math.
The builder’s one remaining lakefront Onyx is priced at $571,643 before a $10,000 closing credit, with no upgrades included. The presentation walks through recent Hampton Park closings and current builder quick move ins, then lands on a recommended list price built from both, so the number is a position, not a guess. This report is private, built for Nando and Gloria alone.
Buyer Report
Two financing paths, the same new construction home
Michelle and Pablo were deciding on the Acadia, a four bedroom Meritage floor plan in Terra Lago, a new master planned community in Indiantown. Before they signed, I put together a report comparing two ways to finance the same $369,590 home: an FHA loan at 3.5% down using Meritage’s builder credit, and a conventional loan at 20% down with no mortgage insurance.
Each path is broken out month by month: principal, interest, mortgage insurance where it applies, property tax, HOA, and the CDD assessment, so the two numbers sit side by side instead of living in separate conversations with separate lenders. The report also covers why Martin County’s 1.75% effective tax rate matters next to neighboring St. Lucie County, and weighs renting against owning: at current Port St. Lucie rents, a similar monthly payment starts building equity instead, with roughly $700 a month going toward principal in the early years. This one stayed with Michelle and Pablo; it isn’t published anywhere public.
New Construction Comparison
Two lots, one Hampton Park decision
Waseem had two active Classic Series homes to choose between at Hampton Park, both from Meritage: the Foxglove on Lot 101 and the Daphne on Lot 98. Both fit a 5% down conventional loan, both qualified for a $10,000 closing cost credit from the builder’s preferred lender, and he planned to pay the loan off inside twelve months, which changed what actually mattered in the comparison.
I built a side by side report: purchase price, loan amount, price per square foot, and a full estimated monthly payment for each home, plus what each floor plan’s layout and finish package offered for the money. Foxglove runs 1,840 square feet at $226 a square foot with the upgraded Divine finish package; Daphne runs 1,695 square feet at $233 a square foot with the Essence package, so the smaller home actually cost more per square foot. Because a rate lock premium wasn’t worth chasing on a twelve month hold, the real decision came down to plan fit and resale profile, not financing terms.