The right house is rarely the one you find at 11pm.
Zillow can show you four hundred houses in Central Florida tonight. It cannot tell you which three are worth your Saturday — or that the one you keep going back to sits on the wrong side of a school boundary, backs a road that gets widened in 2028, and carries a bond the listing never mentions.
That's the part we do. Tell us what you're after and we'll bring you a short list you can actually act on.
A search box is not a search.
What a portal gives you
Every active listing, ranked by whoever paid for placement, with a photo set shot by someone whose job was to make the room look bigger. It is a very good catalog. It is not advice.
What it leaves out
Which streets flood. Which HOA is mid-lawsuit. Which builder is quietly paying closing costs this month. What the house two doors down actually closed for, and why it took ninety-one days. Which listing has an offer on it already and which one has been re-listed twice to reset the day count.
What we do instead
We start with your list, not the inventory. We work six communities across four counties, both of our offices sit inside them, and we walk houses that never make it to a portal in a photographable state. You get a short list, the honest case against each one, and someone whose only job in the transaction is your side of it.
Four steps, one point of contact.
Tell us what you're after
Twenty questions, ten minutes, no account to create. Budget, timing, must-haves, deal-breakers, the commute you're willing to live with. If you don't know yet, that's a normal answer — most people don't until they've seen three houses.
We build the short list
We search the full MLS plus builder inventory, coming-soon listings and our own agent network, then cut it down. You get five to eight houses with a note on each: why it's on the list, what's wrong with it, and what we think it actually trades for.
We walk them with you
In person, or on video if you're still out of state — we've bought houses for people who first set foot in them at the final walkthrough. We'll tell you when a house is a no before you get attached to it.
We write the offer and run it home
Pricing strategy from closed comps, not from the list price. Inspection, appraisal, title, insurance quotes, lender coordination, and a survey read before you waive anything. Then keys.
- A curated short list, refreshed as inventory turns — not an alert feed
- A written price opinion on any house before you make an offer
- Closed-comp data you cannot see on a portal, pulled from Stellar MLS
- The disclosure read: HOA and CDD documents, bond balances, special assessments, minutes
- Flood zone, elevation certificate and insurance-cost guidance before you're under contract
- School attendance verified against the current assignment, not the listing's claim
- Builder contract review, and a hard look at what the incentive is actually worth
- Inspection and repair negotiation, vendor lineup, and a closing you don't have to chase
- Two offices inside the corridor — Lake Nona and Mount Dora — so someone can be at the house today
The friendly person at the sales center works for the builder.
Half the houses in this corridor are being built right now — Sunbridge, Horizon West, Storey Park, the Lake Nona 40-footers. Builder inventory is a genuinely good option and we sell a lot of it.
One thing worth knowing before you go: the friendly person at the sales center works for the builder. They are good at their job and their job is the builder's outcome. The price you're quoted is rarely the price the house closes at, the lot premium is negotiable more often than they'll say, the design-center allowance is where the margin hides, and the “free” incentive is usually tied to a lender whose rate you should be comparing.
Bring us with you on the first visit and it costs you nothing in the purchase price — most builders in this corridor budget for a buyer's agent whether or not you bring one. Walk in alone and register, and in most cases we can't be added later. Talk to us first.
Every buyer is at a different stage.
Relocating
Job at Medical City, a transfer into the tourism corridor, or a move out of a state that stopped making sense. We'll get you a corridor tour before you commit to a ZIP code — the single most useful day a relocating buyer can spend.
Buying your first
Everything is negotiable and nobody tells you that. We'll walk you through what a seller concession is worth versus a price cut, what the inspection can and can't get you, and what the monthly number really looks like once insurance and CDD are in it.
Moving up, or down
The hard part is sequencing — selling and buying without owning two houses or none. We do both halves, which is the only way that timing works.
Second homes and investment
Long-term rental math, short-term rental rules that vary by city and by HOA, and which subdivisions actually permit what. We own property in this market ourselves.
I already found a house on Zillow. Can you just show it to me?
Yes — that's the easiest thing we do, and it's worth doing before you contact the listing agent. The agent on the sign represents the seller. Call them directly and nobody in the transaction is working for you.
What does this cost me?
Buyer representation is set out in a written agreement before we show you anything, and the fee is negotiable — that's the law now, everywhere. In most transactions in this corridor the seller or the builder is offering compensation that covers it. We'll show you the number in writing before you're committed to anything, and if a particular house doesn't have that offer on it, you'll know before you walk in the door.
We're out of state. Does this work remotely?
It's most of what we do. Video walkthroughs, a corridor tour when you can get here, and remote closing where the title company supports it.
Do you only work in those six communities?
Those are the six we know street by street, and we publish them because our opinion there is worth something. We work the whole Orlando corridor — Orange, Osceola, Lake and Sumter counties. If your search takes you somewhere we're not the right agent for, we'll tell you and refer you to someone who is.
How long does this take?
Buyers who know what they want are typically under contract in a few weeks and closed in thirty to forty-five days after that. Buyers still deciding between communities take longer, and should. The corridor is not currently rewarding people for rushing.
Start with a list, not a search.
Ten minutes, no account, no drip campaign. Tell us what you're looking for and we'll come back with the short list — and the honest case against each house on it.
Tell us what you're looking forTell us what you're looking for.
- A person reads every one of these. Usually the same day.
- No account, no password, no automated drip.
- We'll tell you if we're not the right agent for your search.
Moore Haeske Group · Premium Properties