Orlando

Seller Net Sheet Calculator: Know Your Net Proceeds | Team Donovan

Know Your Bottom Line: Introducing Our Seller Net Sheet Calculator

Selling your home is one of the biggest financial transactions of your life. But between commission, taxes, insurance, and closing costs, it can be hard to figure out exactly what you'll walk away with. That's why we built the Seller Net Sheet Calculator—to give you instant clarity on your net proceeds before you list.

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Why Transparency Matters in Your Home Sale

When you're selling your home in Central Florida, there's a lot happening behind the scenes. Property taxes, title insurance, documentary stamp taxes—the list goes on. Many sellers are surprised when they reach closing…

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Published August 5, 2026 • Financing & Mortgage News

Fannie Mae & Freddie Mac Condo Loan Changes 2026: What Orlando Vacation Home Buyers & Sellers Need to Know

If you're buying or selling a condo in the Orlando vacation home market, the rules for conventional financing just changed — in a big way. On March 18, 2026, Fannie Mae (Lender Letter LL-2026-03) and Freddie Mac (Bulletin 2026-C) announced coordinated updates to how condominium projects are approved for conventional loans. The biggest of those changes took full effect on August 3, 2026.

Some of these changes are genuinely good news for buyers of resort condos near Disney. Others mean more paperwork and more scrutiny of the condo association itself. Here's everything explained in plain…

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July "numbers" from the Resort Area Market...

A home that closed in July achieved an average of 97.2% of its listed price, marginally up from June but down from the 97.9% level achieved 12 months ago. The resort market registered 373 closings in July, up from 369 in June and 342 in July 2025. The July resort-area median price was $380,000, unchanged from June and below the July 2025 median price of $395,000. The average number of days a home spent on the market during July was 104, compared to an 84-day average 12 months ago, while the average days to close stood at 146. The total number of homes recorded as pending — under offer/contract — stood at 522, down from 581 last month but little changed from the 519-home pipeline recorded 12 months ago.…

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Legislation & Ownership Costs

What Amendment 3 Actually Means for Your Orlando Vacation Home

Published 29 July 2026  ·  Team Donovan

Half a dozen owners have forwarded me the same article this month, usually with some version of the same question attached: is my tax bill about to be cut in half?

The short answer is no. The longer answer is more interesting, and there is one part of it that genuinely matters if you are buying or selling in the resort communities this year — though it isn’t the part being written about.

What is on the ballot

In a special session at the start of June, the Florida Legislature put a property tax amendment in front of voters for 3 November. It needs sixty per cent to pass. The headline provision raises…

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Published July 1st 2026

June "numbers" from the Resort Area Market...

June's median home price came in at $380,000, down 0.2% from May and 1.3% lower than the same month last year, when the median stood at $395,000. The average time for a home to sell and close during June was 145 days — unchanged from May but 10 days longer than a year ago. Homes that came to market over the last 30 days spent an average of 96 days listed, comfortably below the 104-day average recorded over the past 12 months. The resort area recorded 369 closings in June, up from 349 in May and ahead of the 329 closings seen in June 2025. Pending sales — homes under offer or contract — totaled 581, slightly below last month's 604 but above the 535 recorded in June of last year.…

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From Inverness to Indianapolis: Where Team Donovan's Sellers Call Home

When people ask what makes Team Donovan different, we often point to one number: the distance between us and our clients. A typical month at our Orlando office means closings with sellers in the Scottish Highlands, snowbirds in Ontario, condo owners in Brooklyn, and vacation home families in Cheshire — all in the same week.

We pulled together a snapshot of where our recent sellers have been based, and the picture is genuinely global. Here's who we've had the privilege of working with — and what they had to say afterward.

A Strong UK Foothold

The largest international group of sellers we represent comes from across the United Kingdom. Recent closings have included clients…

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Pre-Construction · Kissimmee, Florida

Ambar Residences Orlando: Where Home Meets Vacation, Just Five Miles From Disney

Imagine waking up to Florida sunshine, walking down to a resort-style pool flanked by private cabanas, grabbing a cold-pressed juice from the on-site café, and being at the gates of Walt Disney World® in under fifteen minutes. Now imagine that's not a vacation. It's your address.

That's the promise behind Ambar Residences Orlando, Apartments by Marriott Bonvoy — a brand-new, 11-acre branded residential community in Kissimmee, Florida, that's quickly becoming one of the most talked-about pre-construction opportunities in Central Florida. And it's the first Apartments by Marriott Bonvoy development in the United States to offer…

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If you’re thinking about selling your home in Central Florida, choosing the right real estate agent can make a significant difference—not just in your final sale price, but in how smooth and stress-free the entire process feels.

At Team Donovan, led by James Donovan, we focus on delivering results while making the experience as seamless as possible.

But don’t just take our word for it—here’s what our clients consistently say.

Results That Matter When Selling Your Home

When it comes to selling your property, results are everything.

Clients working with James Donovan and Team Donovan consistently highlight:

  • Strong sale prices
  • Strategic pricing guidance
  • Smooth, well-managed transactions

In markets like Reunion, Windsor…

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Are Orlando Vacation Homes Still a Good Investment in 2026?

If you’re considering buying a vacation home near Disney in Orlando, you’ve likely seen very different opinions online.

Some say these properties generate strong rental income and pay for themselves. Others warn that rising costs and increased competition have made it much harder to turn a profit.

So what’s the truth?

The reality sits somewhere in the middle — and understanding it properly is the difference between making a smart purchase and making a costly mistake.

The Honest Reality of Vacation Home Investments

Let’s start with what most buyers aren’t told:

Many vacation homes in Orlando do not produce strong positive cash flow.

That doesn’t mean they are bad…

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The Truth About the Spring Market for Vacation Homes

Unlike primary residential homes, most buyers in communities like Reunion, Margaritaville, and Windsor Hills are not relocating locally.

They’re coming from:

  • Other parts of the United States
  • The UK, Canada, and international markets
  • Investor groups focused on short-term rental returns

That means their timing isn’t driven by school schedules or job moves. Instead, it’s influenced by travel plans, currency exchange rates, financing conditions, and confidence in the investment.

As a result, the traditional “spring surge” is often less aggressive in the vacation home market.

There is still demand—but it is more selective, more analytical, and far more price-sensitive than…

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