Target Entry
$550K–$1.1M
Depending on strategy
Tasks Complete
0/10
30-day checklist
FHA Advantage
Up to $979K
2-unit Collier limit
Net Housing Cost
$0 Target
The "Live Free" goal
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Golden Window: Now Through July 2026
Florida SB 48 mandates statewide ADU-by-right in single-family zones by December 1, 2026. The law triggers July 1. You are currently in the pre-pricing window — once ADU potential is absorbed into MLS comps, entry prices rise. Act before July 1.
Active Strategy
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Sarasota ADU Play
$550K – $650K
Convert garage → 1BR/1BA ADU
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Naples Park Duplex
$950K – $1.1M
Live one side, STR 2BR on Airbnb/VRBO
As both the originating LO and buyer's agent, you control both sides of the closing table. This creates a unique ability to direct fees, commissions, and credits in ways a typical buyer cannot.
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Commission Credit (3%)
Cover 3.5% FHA down payment or rate buydown
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LO Origination Fee
$5K–$8K toward ADU architectural plans & permits
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Bulletproof Pre-Approval
Beat competing offers with underwritten DTI certainty
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Dual License Edge
Negotiate, originate, and close with full table visibility
Scenario: Sarasota $600K FHA
Purchase Price$600,000
FHA Down (3.5%)$21,000
Buyer Agent Commission (3%)$18,000 → applied to down
Gap to close~$3,000 out of pocket
LO Origination Fee$6,000–$9,000 → ADU permits + plans
Target ADU Rent (STR)$1,800–$2,316/mo (AMI cap)
Projected PITI (est.)~$3,800–$4,200/mo
Net Monthly Cost~$1,500–$2,400 (vs. renting)
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🏡 Sarasota 🌴 Naples ⚡ Both