“Little mistakes can cost big money—let’s dodge them together.”

7 Buyer/Seller Pitfalls (and Fixes) — Round #2

Back for seconds! In Part 1 of our "pitfalls" info share we covered the most common “whoops” moments we see in Tampa Bay deals. Today we’re tackling seven new pitfalls that trip people up—from flood zones to HOA gotchas—and exactly how to fix them before they cost you sleep (or cash). Missed Part 1? No worries; ping us and we’ll send it over.

The 7 Pitfalls (and fast fixes)

1) Treating FEMA maps like the whole flood story 🌊

Why it bites: FEMA zones don’t reflect lot elevation, recent infrastructure, or changing insurance guidelines.
Fix:

• Buyers: Get an elevation certificate, shop multiple flood quotes early, and ask your inspector to note drainage and grading.

• Sellers: Pre-pull your EC and past flood policy declarations; share any drainage upgrades.
  Local Pro Tip: In Pinellas and along Tampa’s coastal pockets, ask about prior water intrusion during king tides.

2) Underestimating insurance (roof age, wind, flood) 💨

Why it bites: Premiums can swing thousands based on roof age, 4-Point/Wind Mit reports, and upgrades.
Fix:

• Buyers: Order 4-Point + Wind Mitigation with the home inspection and get bindable quotes before your inspection window closes.

• Sellers: If your roof is close to end-of-life, consider Wind Mit upgrades (straps, secondary water barrier) and have docs ready.

3) HOA/Condo “surprises” (special assessments & reserves) 🏢

Why it bites: Low dues sometimes mask underfunded reserves or impending assessments.
Fix:

• Buyers: Review budget, reserves, insurance, meeting minutes (last 12 months), and any reserve study.

• Sellers: Proactively disclose pending assessments and share docs to build trust and keep your deal alive.
  Local Pro Tip: St. Pete condos near the water? Ask about structural reports/seawall conditions.

4) Appraisal gaps in micro-markets 📉

Why it bites: Hot pockets (Seminole Heights bungalows, Dunedin charmers) may appraise light against broader comps.
Fix:

• Buyers: Pair a tight comp pack with your offer; consider appraisal gap language if budget allows.

• Sellers: Prep an appraisal packet (upgrades, permits, comps, list of showings/offers) before appraisal day.

5) Open permits & unpermitted work 🚧

Why it bites: Old roofs, patios, or conversions can stall underwriting or require pricey corrections.
Fix:

• Buyers: Have your agent run a permit search with the city/county; negotiate escrow holdbacks to close out permits.

• Sellers: Close permits now; gather finaled permits for major systems. If something isn’t permitted, price/credit accordingly.

6) Pricing by “Zestimate” or emotion instead of reality 💸

Why it bites: Algorithm values don’t know your cul-de-sac, lake view, or dated baths.
Fix:

• Buyers: Use a human CMA and ask what concessions are common right now (rate buydowns, closing costs).

• Sellers: Choose a pricing strategy (launch, adjust, or event-based) with data-backed micro-market comps and a 14-day review plan.

7) Skipping specialty inspections (pool, seawall, sewer, WDO) 🔍

Why it bites: Florida = termites, pools, and salt. Enough said.
Fix:

• Buyers: Add WDO, pool equipment, seawall/dock, and sewer scope as needed; keep timelines tight.

• Sellers: Pre-inspect high-risk items and fix small stuff upfront; it’s cheaper before emotions run high.
  Local Pro Tip: Waterfront in South Tampa or Safety Harbor? Seawall evaluation is non-negotiable.

Great homes don’t fall apart—poorly maintained homes do!. Get ahead of flood and insurance, read HOA tea leaves, prep for appraisal, verify permits, price with purpose, and bring in the right inspectors. When in doubt, ask us. We do this every day.

Save-This Checklist ✅

• Elevation certificate + multi-carrier flood quotes

• 4-Point & Wind Mit reports → bindable insurance quotes

• HOA/Condo docs: budget, reserves, minutes, insurance, assessments

• Permit search (open/expired), list of finaled permits

• Human CMA + pricing or offer strategy (+ appraisal prep)

• Specialty inspections: WDO, pool, seawall/dock, sewer scope

• Written plan for credits/concessions vs. repairs

Curious how these apply to your address or the one you’re eyeing? DM, call, or text us—our team’s ready with straight answers and local intel. Got a unique situation? Even better. Let’s solve it together. 🧭