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Buyers Guide

Today’s buyers need sound advice and experienced representation, and if you’re in the market to buy a home, we’ll give you the edge you need: professional negotiation skills, knowledge of the pitfalls that can appear in a real estate transaction, leading-edge search technology, paperless E-contracts, neighborhood expertise, and so much more.

Every transaction is different, and there is a lot that can happen in your journey to buy a home in South Florida. Working with a dedicated buyer’s agent on your next home purchase will save you time and add professional assurance to every step of the process. Meet with a Loyalty Realty broker and start the process today. We’ll be there for you every step of the way. Let’s get started! Please fill out the short form here, and let’s start working together.


We’re not one of those real estate companies that will tell you it’s the perfect time for you to buy a home in South Florida or anywhere in Florida, no matter what your situation. Do we believe in the value of home ownership? Yes, of course we do. But, it’s important to consider all of your options and to go into the process thoughtfully informed.

Think you might need to lease for a while first? We would love to help you with that. The Loyalty Realty Leasing team has awesome insider info that goes way beyond Craigslist, and they will help you find the perfect place if you decide it’s not the right time to buy a South Florida area home, but you still want to make a move.

Have you checked out the latest South Florida Market Statistics? Your home will likely be the largest investment you ever make, so even after you’ve closed on your property and moved in, it’s important to stay on top of what the overall market is doing, as well as what’s happening in your neighborhood.


Did you know that our website downloads MLS updates every 15 minutes? This is vital when you are actively searching for your next home, so make sure to register to receive updates as they happen. We call it our ASAP search, not just once a day or once a week like on other websites!

Think you might want to buy new construction? It’s important that you have your own Buyer Agent working for you. Sure, that lady in the builder’s sales office is nice, and she might have even offered you a discount if you agree to buy a home without an agent. But, without an experienced Buyer’s Agent working for YOU, important details and terms might not end up in your favor. It’s your dream home, don’t cut corners. Your Loyalty Realty agent will make sure that you get a fair deal every step of the way.


There are so many different kinds of lenders and mortgage programs available, it can be a bit overwhelming. It’s important to find the one that’s right for your situation, and who has a track record for getting deals done. We will help you find the perfect lander for your situation.


If you have specific questions about the home-buying process, or just want to do a little more research before getting started on your journey to buy a home in South Florida, please contact us so we can help you put together the best possible options and get you the best possible results.

Sellers Guide

Getting the most for your home or property means doing more than putting a “For Sale” sign out front. In a competitive market where new homes for sale are added daily, your listing needs maximum exposure, award-winning marketing, and smart representation. As your exclusive listing broker, your Loyalty Realty agent will be there to guide you through the process, and get your home the attention it deserves. Let’s get started! Please fill out the short form here, and let’s start working together.


We’re ready to start when you are! We’ll guide you through the entire process. We’ll review recent sales in your neighborhood, and after a thorough visit to your property, we’ll prepare a comparative market analysis of your home’s value. Of course, a Loyalty Realty broker will personally present an overview of our unique, effective marketing approach to selling your property, how to prepare your home for sale, attract a qualified buyer and successfully close the transaction.


If you’re not quite ready, we’re still happy to help. With no obligation, we’ll visit your South Florida area property to assess your value and marketability. This free service is a great way to get professional input about your property from a urban home specialist. Our talent and background in today’s competitive real estate environment are beneficial as you prepare your home for the market. Our keen eye and experience guides sellers with practical advice to obtain top dollar for their property.


Just curious about your home’s value? We will prepare a market analysis of your property with no obligation and no hassle. We’ll send you an estimate of your homes’ approximate present value on the market. Don’t rely on automated valuation tools and estimates you can find online. You want a real person familiar with your neighborhood to estimate the value of your property.

Want to know about real estate values in your neighborhood? Get the latest real estate market statistics for select South Florida neighborhoods from our team of professionals. Of course, we can also provide custom market statistics specifically prepared for any South Florida area neighborhood.


  1. Sell with help from a customized, award-winning marketing plan.
  2. Get your home listed and talked about everywhere, not just on your street.
  3. Attract buyers via our aggressive web syndication system.
  4. Understand all the contracts and complex paperwork.
  5. Negotiate with the help of a real estate professional.

We’ll quickly create a custom marketing plan with thoughtful pricing strategy. It includes a comprehensive market analysis taking into account current market activity, home values and recent sales in your immediate area, and properties still on the market. Our spot-on marketing program, using traditional media, printed materials and savvy internet tactics, is designed to make your listing highly visible.

Upon receiving an offer from a buyer, as your seller’s agent, your Loyalty Realty broker will represent you during the extensive negotiating process, and will promote your best interests. We’ll also guide you through the property inspection process, advise you on making necessary repairs, and handle all the contracts and complex paperwork related to the sale. We’ll counsel you on obtaining title insurance, mortgage payoff information, and other matters related to the transfer of the property, and provide you with a seamless service package.

Working with a dedicated seller’s agent on your next home sale will save you time, and add professional assurance to every step of the process. And we’ll work to meet your financial expectations. Let’s meet soon to start the process.


When is the best time to sell my home?

This frequently asked question cannot be answered with a simple or general answer.  Every real estate market is different, therefore, the best time to sell a home will be different from real estate community to real estate community.  In most cases, the spring months are the best time to be selling a home.  The spring months will vary from community to community.

Since every home seller’s situation is different, you should discuss the timing of your home sale with your Realtor.  In some cases, selling a home during the fall and winter months actually maybe better than waiting until the spring real estate market.  This is due to a combination of many factors including lower competition and that serious buyer’s are always looking for a home, just to mention a couple factors.

How is the real estate market right now?

A frequently asked question from home sellers before listing their home for sale is related to the local real estate market.  There are many market indicators that a top producing Realtor should be able to share with you to help explain the condition of the local real estate market.  One of the most important indicators on market conditions is average days on the market.  The average days on market can indicate to a seller how quickly homes are selling when listed for sale.

Other examples of market condition indicators that a top producing Realtor will provide a home seller before listing their home include market absorption rates, number of closed transactions year-over-year for a given month, average sale prices, and average list price to sale price ratios.

What is the difference between a list price and sale price?

This frequently asked question can be answered very easily.  The list price is the price a home is currently listed for sale at.  The sale price is the price a home is sold at.  A top Realtor should be able to suggest a list price that ends up being very close to the final sale price.

Should I price my home higher to leave room for negotiations?

This frequently asked question often leads to a common pricing mistake that sellers make.  Many sellers believe they should price their home $5,000 higher than what a top Realtor suggests to leave room for negotiations and low-ball offers.  A well-priced home will sell quickly and will sell for close to the listing price.  There is no need to leave room for negotiations, as today’s home buyers are very well educated.  A seller who prices their home high to leave room for negotiations can actually be costing themselves more money than if they price it to reflect the suggested market value.

What are seller concessions?

Depending on what type of financing the potential purchaser is obtaining, the option to receive seller concessions may or may not exist.  There are many home buyer’s in the marketplace with impeccable credit scores and solid jobs but are short on the money required to purchase a home.  Seller concessions allow a home owner to contribute a percentage or dollar amount towards a buyer’s closing costs and/or pre-paid items.  For example, a buyer who qualifies for an FHA mortgage can receive up to 6% of the purchase price towards their closing costs.  This can be a significant amount of money and can be the difference of a buyer being able to afford a home or not or the seller being able to sell their home!

What steps should I take to prepare my home for sale?

There are several things you need to know before listing your home for sale!  A frequently asked question from home sellers before listing is what steps should be taken before listing their home.  Not properly preparing a home for sale can put a home owner at a huge disadvantage.

The expression “You never get a second chance to make a first impression” is absolutely true when it comes to selling a home.  When selling a home, you must be sure that your home presents itself in the best possible light.  Making sure clutter is at a minimum, freshly painting rooms, installing new carpeting, or ensuring odors are non-existent are just a handful of things that should be done before listing your home for sale.

What should I disclose to potential buyers?

When selling a home, it’s important you disclose to potential buyers anything you are aware of in your home.  Nobody likes “getting the raw end of a deal” when it comes to buying a home, car, or anything for that matter.  If you’re aware of defects with a roof, appliance, or home in general, you’re always going to be better off being honest and upfront.  If you’re aware of defects, whenever possible, fixing them before going on the market is best.  This can avoid potential issues and/or lawsuits once your home is under contract, after inspections, and even years after you have sold your home.

How do you determine how much my home is worth?

There are a handful of methods that Realtors use to determine the value of a home. The most common method to determining the value of a home is by completing a comparative market analysis.  A comparative market analysis is an in-depth evaluation of recently sold “comparable” homes in the past 6-12 months.  A comparative market analysis, also known as a “CMA,” isn’t a crystal ball that determines what a home will sell for, however, if performed by a top Realtor, it should greatly narrow the sale price range.

A professionally completed “CMA” will take into account many features of not only a home, but also the local area and neighborhood.  Considerations that a professionally completed “CMA” include, but is not limited to:

  • Square footage
  • Number of bedrooms
  • Number of bathrooms
  • Upgrades to kitchen
  • Window quality
  • Roof age
  • Lot features
  • Location; primary or neighborhood street?
  • Style of residence
  • Flooring type

Do I need to provide permits or anything for my deck, shed, fencing, or additions?

Every municipality is different, but in general, when making an improvement or change to a piece of property or land, a certificate of compliance (and/or permit) is required.  When selling a home, potential buyers have the right to ask for certificates of compliance for any improvements, such as decks, patios, or sheds.  Some buyer’s may not ask for any permits and some may.  Technically, you do not need to provide any permits or certificates of compliance, however, you could lose a potential buyer over a simple fence permit.

What is a sale contingency?

Some buyers decide when buying a home they would like to find a suitable property before selling their existing home.  A sale contingency is a common contingency that sellers see in purchase offers.  A sale contingency means that the potential buyer of a home must sell their existing home, before being able to purchase the “new” home.

How much is my home worth?

Most home owners want to know how much their home is worth.  This frequently asked question is another one that cannot be answered with a generalized answer.  One of the best perks to owning a home is the ability to make it your own and improve it how you’d like.  Finding out how much your home is worth is not something that should be done without asking a top local Realtor.

Why is the assessed value different than what you say my home is worth?

Assessed value is not the same as market value or appraised value.  There are many homes that could be sold for significantly more than an assessed value and others that maybe sold for significantly less.  The assessed value of a home is used for the purpose of taxes in your local municipality.  The assessed value of a home is multiplied by the local tax rate to determine what your yearly taxes are.  The assessed value has no impact on how much your home is worth to a potential buyer in the marketplace.

Unfortunately, there are many home buyers who believe that a home that is listed higher than the assessed value is overpriced.  This is the furthest from the truth.  Home buyer’s also question if something is wrong with a home if the list price is much less than the assessed value.  The bottom line is the assessed value has no impact on how much your home is worth.  There are home owners who don’t pay attention to their assessed value, just to find out their municipality has been slowly raising it, year after year, even though the market value hasn’t been increasing.

Can I determine how much my home is worth from an internet website?

The answer to this frequently asked question is NO!  Anyone who has bought a home, sold a home, or just looked at homes, has heard of websites such as Zillow and Trulia.  These are also commonly referred to as third party real estate websites.  Third party real estate websites are not local to every real estate market.

These third party real estate websites provide estimates of home values for practically any home in the United States.  How is it possible that a third-party website that is headquartered in California or Colorado can provide an accurate home value for a home located in Fort Lauderdale, FL?  It’s not!  These third-party websites, such as Zillow and Trulia, use computer generated home values based on calculations and formulas.

These websites providing inaccurate estimates (or “Zestimates”) can create a false sense of hope and lead to frustration.  A home seller who is told their home is worth $20,000 less than the online estimate is going to be understandably upset.  It’s critical that when selling a home, the value is determined by a top Realtor in your local area, not an internet website!

How do I respond to low ball offers?

When selling a home, it’s best to think of any decision as a business decision rather than an emotional one.  Low ball offers still happen, unfortunately. Dealing with low ball offers can sometimes lead to the sale of a home, if handled properly.  The worse decision you can make if you receive a low-ball offer is not responding.  Some home owners are so upset they decide they do not want to respond to a low-ball offer, which ultimately ends any potential chance for a deal.  A counter offer, even if it’s close to the list price, is better than letting a potential buyer walk!

How does the inspection phase work?

Inspections are another common contingency that buyer’s make their purchase offers subject to.  There are many different types of inspections and tests that a buyer has the right to perform.  In most cases, inspections are at the expense of the buyer.  They have a specified number of days to complete the inspections and also a specified number of days to either remove the inspection contingencies or request the seller address findings from the inspections.

About Us

A word from our founder – Tullio Mengehini

We are South Florida Real Estate Professionals and neighborhood real estate experts South Florida. We know all kinds of housing options from starter homes to the best suburban communities to luxury homes, condos and lofts. We offer free relocation services for folks moving to South Florida. Schools, market reports, South Florida MLS IDX Search and lifestyle blogs are all here.

The Internet cannot replace the services of an exceptionally competent real estate agent. But, it’s where most people start. Remember, not every agent is a licensed Realtor and a Certified Residential Specialist, among the top 4% of all Realtors nationally. At some point, you will need the advice of someone you can trust. Tullio Mengehini  and his colleagues at Loyalty Realty have many years of successful real estate experience in South Florida.

Founded in 2003, Loyalty Realty is one of the most trusted names in South Florida real estate. Loyalty Realty is comprised of the best top-producing real estate professionals operating from three strategically located offices in the South Florida area. Our brokers and management team are dedicated to superior customer service and unmatched expertise in all segments of the market. Loyalty Realty marketing programs, family environment, and long-term relationships with clients are also company hallmarks.

A company is only as good as its people. Striving for excellence has become a tradition with Loyalty Realty. It shows in the performance of every Loyalty Realty broker associate and each member of the support staff. With a strong and experienced support staff, Loyalty Realty assists with every facet of a sale or purchase. The Loyalty Realty professionals know the real estate business inside and out, and are unmatched in knowledge of the residential market in the South Florida area.

At Loyalty Realty, we provide dedicated and personalized service. Reputation is what a successful real estate company is all about. Loyalty Realty carefully selects its agents, who have achieved some of the nation’s highest real estate volumes and have established a reputation as individuals of dedication, integrity, and personalized service. Every Loyalty Realty broker associate is full-time and averages 10 years of experience selling residential real estate. Loyalty Realty professionals have also held numerous leadership positions in the industry, communities and neighborhoods, and are active in their local Boards of Realtors.

Loyalty Realty provides broad-based services to communities throughout the South Florida area. Looking ahead, the strength of Loyalty Realty comes not only from our past, but from our ability to embrace our future. Our ability to accurately project future trends affecting our customers and clients provides assurance that you are in the best possible hands. You will benefit from our knowledge and expertise in the latest areas of technology, market trends and relocation strategies while maintaining the good, old-fashioned customer service and personal attention that has earned Loyalty Realty its prestigious reputation.

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We are committed to protecting your privacy. We will only use the information that we collect about you lawfully (in accordance with the Data Protection Act 1998). We respect your privacy and promise to never share this information with any other party. Your information will be used to contact you for this one specific time and your information will not be added to a mailing and/or marketing list. We will contact you as quickly as possible, using the specified method(s) as indicated in the form.

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