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In the second full year after the landmark NAR settlement, Florida’s real estate market hasn’t collapsed — it’s evolved into something far more transparent and buyer- and seller-friendly.

Host Steve Martin Smith shares eye-opening field notes from Sarasota County and surrounding areas (Pinebrook South, Wellen Park, Venice, North Port, Lakewood Ranch, and more). You’ll discover why a home selling at 92% of list price in 2026 can actually put more money in the seller’s pocket than the old “95% gold standard” ever did.

Ian and Angela break down the new realities of decoupled commissions, including:

• How the old hidden 5-6% buyer agent fee artificially inflated prices and hurt net proceeds
• Three major trends emerging in 2026: Traditional seller concessions, direct-paying buyers creating cleaner offers, and unrepresented buyers using transactional services to slash costs
• A creative “pay commissions outside the contract” strategy that lowers the recorded purchase price — saving on agent fees, Florida documentary stamp taxes, title insurance, and locking in lower future property taxes under the Save Our Homes cap

Whether you’re selling your family home or buying a retirement property in Southwest Florida, this episode shows exactly how focusing on net yield (not gross sale price) creates true win-win deals that simply weren’t possible before the rules changed.

Key takeaway: The power has shifted. Smart sellers and buyers who understand the new mechanics are saving thousands — sometimes tens of thousands — by questioning the old way of doing business.

Timestamps:

• 0:00 – Season 5 rocking new intro
• 2:28 – Life after the 2024 NAR settlement in 2026
• 3:50 – Why 95% offers weren’t the win everyone thought
• 6:20 – Trend 1: Traditionalists still negotiating concessions
• 7:47 – Trend 2: Direct payers making stronger, cleaner offers
• 9:44 – Trend 3: Unrepresented buyers & transactional services
• 13:54 – The ultimate creative deal structure (paying both commissions outside the contract)
• 16:59 – Cascading savings: commissions, doc stamps, title fees & long-term property taxes
• 19:14 – Final lessons: Focus on net, not gross

Resources:

• Get personalized buying or selling coaching in Sarasota, Charlotte & Manatee counties → sliceofflorida.com
• Search homes in the land of the sun → Homes.com
• Read the original blog post that inspired this episode

If you’re buying or selling in Florida in 2026, this episode will change how you think about commissions, offers, and negotiations forever.

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Steve Martin Smith is a Licensed Florida Real Estate Broker and the owner of Slice of Florida Realty in Sarasota County Florida.