Waterfront Living at Tarpon Point Marina in Cape Coral, Florida

by Billee Silva

If you’re dreaming of a Southwest Florida lifestyle where every day feels like a vacation, Tarpon Point Marina in Cape Coral, Florida, is the place to be. This exclusive waterfront community offers luxury living, world-class boating, and an unmatched coastal vibe, all just minutes from the Gulf of Mexico.

A Boater’s Paradise

Located at the meeting point of the Caloosahatchee River and the Gulf Intracoastal Waterway, Tarpon Point Marina is a deep-water marina with direct Gulf access. no bridges, no locks, no hassles. Slip sizes range from 35 to 95 feet, accommodating everything from sport boats to luxury yachts. Boaters enjoy modern dock facilities, 24-hour security, and easy access to some of Florida’s best fishing, sailing, and island-hopping destinations, including Sanibel, Captiva, and Cabbage Key.

Luxury Residences with Stunning Views

Tarpon Point Marina isn’t just for boaters, it’s for anyone who appreciates elegant coastal living. The community features upscale high-rise condominiums, luxury coach homes, and single-family waterfront estates. Many residences offer sweeping views of the marina, the Caloosahatchee River, and even the Gulf of Mexico.

Inside, you’ll find open floor plans, gourmet kitchens, spacious lanais, and resort-style master suites. Step outside and you’re only moments away from fine dining, boutique shopping, and vibrant entertainment options.

Resort-Style Amenities

Life at Tarpon Point Marina goes beyond the water. Residents enjoy:

A full-service spa & salon for relaxation and rejuvenation
Three resort-style pools with cabanas and sun decks
Tennis and bocce courts for friendly competition
A modern fitness center with group classes and personal training
Waterfront walking paths perfect for sunset strolls

For visitors, the on-site Westin Cape Coral Resort adds another layer of luxury, offering additional dining venues, a lagoon-style pool, and a rooftop bar with panoramic water views.

Dining & Shopping at Your Doorstep

The Marina Village at Tarpon Point is a hub for dining, shopping, and entertainment. Enjoy fresh seafood at waterfront restaurants, browse unique coastal boutiques, or grab a drink at one of the laid-back marina bars. Seasonal events, live music nights, and local festivals bring the community together year-round.

The Lifestyle You’ve Been Waiting For

Whether you’re an avid boater, a luxury homebuyer, or simply someone who wants to wake up every day to breathtaking water views, Tarpon Point Marina offers a rare combination of elegance, convenience, and coastal charm. With its ideal location, exceptional amenities, and vibrant social scene, it’s no wonder this Cape Coral gem is one of Southwest Florida’s most sought-after addresses.

Home Buyer Tips • Mortgage Tips • July 16, 2025

6 Must-Know Tips Before Buying a Home

by Billee Silva

1. Keep Your Money Where It Is

Did you know even a slight dip in your credit score could significantly increase your monthly mortgage payments? To avoid this, refrain from making large purchases or moving money around three to six months before buying a property. Any major financial activity could negatively impact your credit score.

Lenders prioritize reliability and look for a consistent paper trail when assessing your eligibility. Opening new credit cards, accruing debt, or splurging on big-ticket items can jeopardize your loan approval. To secure the best mortgage terms, ensure your credit score remains steady, it’s the foundation of your home-buying journey.

2. Get Pre-Approved for a Mortgage

Being pre-qualified for a mortgage is not the same as being pre-approved. While anyone can get pre-qualified, pre-approval involves a thorough financial review by a lender. This process determines how much you can borrow, giving you a clear budget and saving time when house hunting.

Pre-approval also strengthens your position as a buyer, allowing you to compare interest rates and loan terms effectively. You can even simulate your monthly payments to make informed decisions before committing to a property.

3. Research the Property

When buying a home, you’re also purchasing the land it’s built on. Investing in a property survey helps you understand the boundaries, development regulations, and potential issues.

Knowing your property lines can prevent future disputes with neighbors and ensures accurate property tax assessments based on the land’s size. An informed buyer is a prepared buyer, don’t skip this crucial step.

4. Don’t Try to Time the Market

Attempting to time the real estate market is a gamble. Market trends fluctuate, and waiting for the “perfect” time could cost you opportunities. If you find a home you love and can afford, don’t hesitate.

Real estate values typically rise over time, even with temporary dips. Focus on your long-term goals rather than short-term predictions, and you’ll avoid missing out on your dream home.

5. Budget for Sleeper Costs

Owning a home involves more than just the mortgage. Additional expenses like property taxes, utilities, HOA fees, and maintenance can add up quickly. Repairs and unexpected costs are inevitable, so it’s essential to budget for these sleeper costs.

By planning for these hidden expenses, you’ll protect your financial stability and enjoy the benefits of homeownership without unnecessary stress.

6. Remember: You’re Buying a Home, Not Dating It

Falling in love with a home is easy, but practicality should guide your decision. A home is a long-term investment, not a fleeting romance. Make sure it fits your budget, lifestyle, and future needs. By balancing emotion with logic, you’ll make a choice that feels right today and pays off tomorrow.

Follow these six tips to navigate the home-buying process confidently and avoid common pitfalls. Whether you’re a first-time buyer or a seasoned homeowner, preparation is key to making your real estate experience seamless and successful.

Follow for more: Billee Silva | Real Estate Blog

Home Buyer Tips • Home Seller Tips • Mortgage Tips • July 7, 2025

Understanding Home Insurance: Everything You Need to Know

by Billee Silva

Understanding homeowners insurance is essential for anyone looking to purchase a home. Start looking at policies early, a real estate agent who is a REALTOR® can help guide you through the process. Here’s what you need to know about protecting your most significant investment.

What is Home Insurance?

Homeowners insurance covers you for unexpected losses at your home or property. It can include provisions to repair or rebuild the property, replace assets within the home, cover accidents that happen to you or someone else on the property, or even pay for living expenses if a covered incident forces you to live elsewhere temporarily.

Is Home Insurance Required?

If you are taking out a mortgage on your new home, your lender will require you to have a homeowners insurance policy for the duration of your mortgage. If your mortgage is paid off, or if you’ve paid for the home in cash, no laws require you to maintain insurance. However, having insurance is generally a good idea to ensure your assets are protected.

What Does Home Insurance Cover?

Home insurance policies generally include:

Dwelling Coverage: Protects the physical structure of your home from perils like fire, windstorms, hail, or vandalism.
Personal Property Coverage: Covers your belongings, such as furniture, electronics, and clothing.
Liability Protection: Provides coverage if someone is injured on your property or if you cause damage to someone else’s property.
Additional Living Expenses (ALE): Pays for temporary housing if your home becomes uninhabitable due to a covered loss.

There are two types of coverage provided by a homeowners policy:

Named Peril Coverage: Pays only if the damage is caused by a specifically named peril. The most popular policy, HO-3, covers the home structure and personal belongings for disasters including fire, hail, lightning, freezing, theft, and vandalism.
Open Peril Coverage: Pays in all instances except for when the damage is caused by an incident that is specifically excluded. HO-5 insurance policies may offer more extensive, open-peril coverage, but they often have higher premiums and more eligibility requirements.

Does Home Insurance Cover Hurricanes?

In Florida, hurricanes are a significant concern for homeowners. Standard homeowners insurance typically covers wind damage caused by hurricanes. However, it’s important to note that flood damage, often a consequence of hurricanes, is not included in standard policies. To protect against flood-related losses, you’ll need to purchase a separate flood insurance policy. Additionally, some Florida policies may have a separate hurricane deductible, which is a percentage of your home’s insured value rather than a fixed amount. Be sure to review your policy carefully to understand your coverage and out-of-pocket costs.

How Much Does Home Insurance Cost?

The cost of homeowners insurance depends on several factors, including your credit history (in some states), the house’s age, square footage, condition of the property, and location. In Florida, premiums may be higher due to the increased risk of hurricanes and tropical storms. You may have the option to pay your premium on a monthly, quarterly, or annual basis. Some lenders collect the insurance premium as part of your monthly mortgage payment, place it in an escrow account, and pay the insurer on your behalf.

Are Home Insurance Premiums Tax Deductible?

Home insurance premiums are generally not tax-deductible for personal residences. However, if you use part of your home for business purposes or own rental properties, a portion of the premiums may qualify as a deductible expense. Consult a tax professional for guidance.

What Will My Home Insurer Pay Me?

The amount your insurer will pay depends on your policy type and coverage:

Actual Cash Value (ACV): Pays for the replacement cost minus depreciation.
Replacement Cost Value (RCV): Covers the cost to replace items at current market prices.
Guaranteed/Extended Replacement Cost: Ensures you’ll receive the full cost to rebuild your home, even if it exceeds policy limits.

Additional Considerations

Flood Insurance: Standard home insurance policies do not cover floods. A separate policy is required.
Discounts: Many insurers offer discounts for bundling home and auto insurance, installing security systems, or being claim-free.
Regular Reviews: Periodically review your policy to ensure adequate coverage, especially after major life changes or renovations.

Conclusion

Home insurance is more than just a requirement, it’s a vital tool for protecting your most significant asset. By understanding what it covers, how much it costs, and how to optimize your policy, you can safeguard your home and financial future.

Follow for more: Billee Silva | Real Estate Blog

Florida Lifestyle • July 2, 2025

Discover the Heartbeat of Downtown Fort Myers: Art Walk & Music Walk

by Billee Silva

Downtown Fort Myers is a treasure trove of culture, creativity, and community spirit. Whether you’re a local or a visitor, the River District offers an array of events that showcase the city’s artistic soul. Two standout monthly events, Art Walk and Music Walk, bring the streets alive with color, sound, and energy.

🖼️ Art Walk – First Friday of Every Month

On the first Friday of each month, from 6 PM to 10 PM, the historic streets of Downtown Fort Myers transform into an open-air gallery. Over 60 local and regional artists line the avenues, presenting a diverse collection of artworks, including paintings, sculptures, jewelry, and mixed media creations. Many artists offer live demonstrations, allowing attendees to witness the creative process firsthand. The event is free and family-friendly, making it a perfect evening outing.

🎵 Music Walk – Third Friday of Every Month

Every third Friday, from 6 PM to 10 PM, the River District pulses with rhythm during the Music Walk. Local and regional musicians set up along the streets, delivering live performances that span genres, from jazz and blues to rock and roll. The event is free to the public and offers a dynamic atmosphere where music lovers can explore various venues, enjoy outdoor performances, and immerse themselves in the local music scene.

🏙️ Beyond the Walks: Exploring Downtown Fort Myers

The River District isn’t just about monthly events; it’s a hub of ongoing activities and attractions:

Art Galleries & Studios: Discover contemporary and traditional artworks in the numerous galleries scattered throughout downtown.
Dining & Nightlife: From cozy cafes to upscale restaurants, the area offers diverse culinary experiences.
Shopping: Boutiques and specialty stores provide unique shopping opportunities.
Historical Sites: Explore landmarks that narrate the rich history of Fort Myers.

🌟 Experience the Vibrancy of Fort Myers

Whether you’re an art enthusiast, a music lover, or someone seeking a lively community atmosphere, Downtown Fort Myers welcomes you with open arms. The monthly Art Walk and Music Walk are more than events; they’re celebrations of creativity, culture, and connection. Come and be part of the heartbeat of the city.

Looking to explore more or considering making Fort Myers your home? Reach out today, and let’s discover the possibilities together.

Uncategorized • June 28, 2025

Why Your Home’s Asking Price Matters More Today

by Billee Silva

Some Highlights

A growing number of homewoners are overestimating today’s market. And that’s why the number of sellers dropping their price is back at normal levels.
A lot of the time this is happening because they’re not paying attention to current conditions. The best way to avoid that mistake? Lean on the expertise of an agent.
If you want a proven pricing strategy that works for today’s market, let’s connect.

Follow for more: Billee Silva | Real Estate Blog

Custom Homes • Florida Lifestyle • June 17, 2025

Briarcliff Fort Myers: Country Living on Acreage Right in the Heart of the City

by Billee Silva

If you’ve been dreaming of wide-open space, a little elbow room, and the freedom to live life your way, without sacrificing location, Briarcliff in Fort Myers, Florida is a hidden gem worth exploring.

Tucked just off U.S. 41 and close to everything, Briarcliff offers the rare opportunity to own land, keep animals like horses or chickens, and enjoy country-style living right in the middle of town. This unique community is one of the last places in Fort Myers where you can truly spread out and enjoy acreage property with no cookie-cutter HOAs or restrictive rules.

Let’s take a closer look at what makes Briarcliff one of the most sought-after neighborhoods for buyers who crave space, privacy, and freedom.

What Makes Briarcliff So Special?

Briarcliff is one of the few communities in Fort Myers where you’ll find large lots, often ranging from 1 to 5 acres or more. The area is known for:

Custom-built homes on acreage
Zoning that allows for horses, chickens, RVs, and outbuildings
A peaceful, quiet atmosphere with mature trees and native Florida landscaping
Country living without giving up city convenience

It’s not uncommon to pass a neighbor riding a horse or tending a backyard coop, and still be just minutes from major shopping, dining, and medical centers.

Custom Homes with Room to Grow

Because Briarcliff isn’t a master-planned development, no two homes are alike. You’ll find a variety of properties including:

Ranch-style homes with barns and fenced pastures
Estate-style homes with private driveways and pools
Fixer-uppers for buyers wanting to renovate and add value
Luxury homes on 5+ acres with space for boats, RVs, and workshops

Many properties include metal buildings, detached garages, guest houses, and even livestock enclosures, making Briarcliff ideal for hobby farmers, animal lovers, and anyone wanting a little more autonomy.

Bring Your Horses, Chickens, and More

In Briarcliff, you won’t get strange looks for having horses in the pasture or chickens in the backyard, in fact, it’s part of the lifestyle. This community embraces a more agricultural, self-sufficient way of living. Whether you want a vegetable garden, a few laying hens, or a fully equipped barn, this is one of the few places in Fort Myers where it’s all possible.

Prime Location with a Private Feel

Though it feels worlds away, Briarcliff is centrally located off Michael G. Rippe Parkway near U.S. 41 and Alico Road, making it incredibly convenient for commuting, shopping, or heading to the beach.

You’re just minutes from:

Gulf Coast Town Center
I-75 and Southwest Florida International Airport (RSW)
Top-rated schools and hospitals
Beaches, parks, and boat ramps

This rare blend of location, land, and lifestyle makes Briarcliff a standout in today’s Fort Myers real estate market.

Who’s Buying in Briarcliff?

Briarcliff appeals to a wide range of buyers:

Anyone looking for land without leaving Fort Myers
Horse owners and equestrian families
Homesteaders and backyard farmers
Buyers who want space for RVs, boats, and workshops

Because homes in Briarcliff are so unique, and inventory is limited, it’s important to act quickly when a property becomes available.

🔎 Thinking About Buying in Briarcliff?

If you’re ready to enjoy country living in the heart of Fort Myers, I’d love to show you around Briarcliff. Whether you’re searching for land to build on, a move-in ready home with acreage, or a property where you can truly live freely, Briarcliff offers one-of-a-kind opportunities you won’t find in traditional neighborhoods. As a local Fort Myers Realtor, I keep a close eye on this neighborhood.

Follow for more: Billee Silva | Real Estate Blog

Home Seller Tips • June 13, 2025

How to Make Your Home Attractive to Buyers Beyond Staging and Curb Appeal

by Billee Silva

When it comes to selling your home, staging and curb appeal often steal the spotlight. But savvy sellers know that buyers look deeper than fresh paint and flowerbeds. Impress potential home buyers by showcasing your home’s hidden value with these tips that go beyond surface-level appeal.

1. Check Your Warranties and Manuals

Buyers love the reassurance of knowing major appliances and systems are covered. If your HVAC system, roof, or major appliances are still under warranty, gather the paperwork to share with buyers. Include any service records to show regular maintenance, it demonstrates you’ve taken good care of your home.

2. Organize Renovation Records and Receipts

Upgraded the kitchen? Installed a new water heater? Buyers will appreciate seeing documented proof of renovations, including costs, dates, and contractors used. These records not only validate the improvements but also provide buyers with peace of mind about the quality of work done.

3. Create a Detailed Age Inventory of Home Features

One of the first questions buyers ask is, “How old are the roof, HVAC, and appliances?” Make it easy for them by creating a list of these key components and their ages. Highlighting new or updated items, like a recently replaced water heater or upgraded electrical panel, can be a major selling point.

4. Provide Utility Information

Energy efficiency is a growing priority for buyers. Share recent utility bills to show how much it costs to run the home. If you’ve made energy-efficient upgrades like adding insulation or installing a smart thermostat, make sure to highlight those improvements.

5. Highlight Neighborhood Perks

Include a list of nearby amenities and conveniences, schools, parks, shopping centers, and restaurants. Buyers aren’t just purchasing a home; they’re buying into a lifestyle. Showcasing what’s nearby helps them envision their future in the neighborhood.

6. Prepare a Pre-Sale Inspection Report

Consider investing in a pre-sale home inspection. This allows you to identify and address potential issues before home buyers do. Sharing the inspection report demonstrates transparency and helps build trust, which can be a deciding factor in competitive markets.

7. Emphasize Smart Home Features

If your home includes modern technology like a smart security system, thermostat, or lighting, emphasize these features. Even if they’re minor additions, they can give your home a competitive edge, especially for tech-savvy home buyers.

8. Declutter Beyond the Visible Spaces

Staging addresses the surface, but buyers will open closets, cabinets, and storage areas. Make sure these spaces are organized and free of clutter to highlight how much storage your home offers.

9. Offer Transferable Memberships or Services

If your home is in a community with an HOA, golf membership, or pool access, ensure buyers know about transferable perks. Likewise, if you have a subscription for pest control or landscaping, mention that these services can continue for the new owner.

10. Spruce Up Maintenance Details

Details like clean gutters, a power-washed driveway, and freshly changed air filters might seem small, but they signal to buyers that the home is well-maintained. A home buyer’s impression often hinges on the little things.

11. Prepare a “Welcome Home” Packet

Create a packet for potential home buyers that includes everything from renovation records and warranties to local utility provider information and nearby amenities. This not only makes your home stand out but also demonstrates thoughtfulness and organization.

By going beyond staging and curb appeal, you can set your home apart from the competition and instill confidence in potential home buyers. A well-prepared home isn’t just attractive, it’s irresistible.

Follow for more: Billee Silva | Real Estate Blog

Home Buyer Tips • Mortgage Tips • June 12, 2025

5 Mortgage Questions Home Buyers Always Ask

by Billee Silva

Is a 20% down payment always necessary?

The common recommendation is to put down 20%, but there are alternatives for those without the full amount. One option is a Federal Housing Administration (FHA) loan, allowing borrowers to make a down payment as low as 3.5%, provided they meet specific criteria, including a minimum credit score and steady employment.

For individuals with a military background or spouses of veterans, a Veteran Affairs (VA) loan offers the possibility of a 0% down payment. Additionally, some regions offer loan programs to assist low-income borrowers with down payment assistance.

Why might my mortgage interest rate differ from the advertised rate?

When you encounter an advertisement featuring a remarkably low interest rate, it’s important to understand that it often comes with specific requirements, such as a high credit score and a substantial down payment. If your financial situation doesn’t meet these criteria, you may be considered a higher risk borrower, resulting in a higher interest rate. The interest rate can also depend on factors like loan size and property type.

Is a 30-year fixed-rate loan always the best choice?

While the 30-year fixed-rate loan is popular, there’s no one-size-fits-all solution when it comes to mortgages. Adjustable-rate mortgages (ARMs) may make sense in certain situations, such as when you plan to relocate before the interest rates adjust. Opting for a 15-year loan might be more cost-effective if you can handle higher monthly payments, as it leads to lower overall interest payments.

What is private mortgage insurance (PMI), and why is it required?

If you can’t make a 20% down payment with conventional financing, you’ll typically need to pay for private mortgage insurance (PMI). PMI safeguards lenders if you can’t meet mortgage obligations, adding an extra cost. It’s a practical option for those wanting to buy a home sooner without waiting for a larger down payment. An alternative is having the lender cover the mortgage insurance, often resulting in a higher interest rate.

What happens if I miss a mortgage payment?

Depending on your lender, you may have a grace period to make your payment.

Missing the deadline can label your account as “delinquent,” impacting your credit score. If you anticipate missing a payment, it’s advisable to notify the lender in advance to explore potential solutions, such as forbearance.

EXPERT TIP

Shop around. When shopping for a mortgage, you don’t have to go with the first lender you talk to. You might get a better interest rate from one lender than you do for another. By learning about your loan options before you apply, you can make sure the lender you choose offers the best type of loan for you.

Follow for more: Billee Silva | Real Estate Blog