Uncategorized • August 20, 2026

Why Vacation in Northeast Florida?

by Michelle Ortelli

The direct answer: Northeast Florida offers beaches, history, golf, boating, outdoor recreation, dining, and a relaxed coastal lifestyle within one region. And sometimes, a vacation here becomes the beginning of a home search.

For people visiting St. Augustine and St. Johns County, there is a lot to experience:

Beautiful Beaches | Miles of Atlantic coastline and places to enjoy the water.

Historic St. Augustine | History, distinctive streets, shops, restaurants, and local attractions.

Golf & Outdoors | Golf courses, communities, parks, and year-round outdoor activities.

Boating & Fishing | Opportunities for boating, fishing, kayaking, and enjoying Northeast Florida’s waterways.

Easy Access | Convenient access to Jacksonville International Airport can make Northeast Florida particularly interesting for second-home owners and people relocating from another state.

Day Trips | Living here also puts many other Northeast Florida communities and destinations within reach.

Michelle’s Professional Insight

“Vacationing somewhere and living there are two different things. Before choosing a second home or relocating, I encourage buyers to experience different communities and understand what everyday life would actually look like.”

A place you love for a week may or may not be the community that best fits your life throughout the year.

That’s why I recommend looking beyond the property itself.

How close do you want to be to the beach?

Is boating or golf important?

Do you want historic St. Augustine nearby or a quieter community?

How often will you travel?

What level of home maintenance works for you?

And if this is a second home, how will you use the property when you’re here and when you’re away?

The Michelle Ortelli Framework

LISTEN | Understand what attracts you to Northeast Florida, how you plan to use the home, your lifestyle, budget, and long-term goals.

ANALYZE | Compare communities, properties, location, ownership costs, amenities, accessibility, and the practical differences between vacationing here and owning here.

STRATEGIZE | Narrow the search to the areas and properties that best fit the way you actually want to live.

NEGOTIATE | Evaluate the complete opportunity and advocate for terms that support your interests.

ACHIEVE | Choose a Northeast Florida home and community that works not only for your next visit, but for the life you’re planning.

If you were considering a second home or relocation to Northeast Florida, what would be at the top of your list: the beaches, historic St. Augustine, golf, boating and fishing, great food, or the relaxed Florida lifestyle?

Uncategorized • August 20, 2026

What Should Retirees to St Johns County Look for in a Home or Neighborhood?

by Michelle Ortelli

The direct answer: Look beyond the house itself. The right retirement home should support how you want to live today while making everyday life comfortable and manageable for the years ahead.

When people think about their retirement home, it’s easy to focus first on bedrooms, square footage, or finishes.

I think the better place to start is lifestyle.

What Should You Look for in the Home?

Depending on your priorities, features worth considering include:

Single-Level Living | Fewer stairs can make everyday living easier.

Low Maintenance | Less upkeep can mean more time to enjoy the things you moved here to do.

Natural Light & Open Spaces | A comfortable layout can make a significant difference in how a home feels day to day.

Walk-In Showers & Safety Features | Think about whether the home can continue working for you as your needs change.

Storage | Downsizing doesn’t necessarily mean you stop needing space for hobbies, guests, seasonal items, and belongings.

The Neighborhood Matters Just as Much

For someone considering retirement in St. Augustine or St. Johns County, I would also look closely at:

Convenience | How close are groceries, restaurants, shopping, and everyday services?

Healthcare Access | How convenient are medical providers and specialty care?

Walkability | Can you comfortably get around the neighborhood?

Social Opportunities | Are there clubs, activities, neighbors, and opportunities to stay connected?

Outdoor Spaces | Are parks, trails, water access, golf, or other activities you enjoy nearby?

Safety & Security | Does the community provide the environment and peace of mind you’re looking for?

Michelle’s Professional Insight

“The best retirement home isn’t simply the one you love today. It’s the home and community that can continue supporting the life you want to live tomorrow.”

The right fit can mean more freedom, less maintenance, easier access to the things you need, and more time for the things you enjoy.

The Michelle Ortelli Framework

LISTEN | Understand the lifestyle you want, your priorities, budget, timing, and plans for your next chapter.

ANALYZE | Compare homes and communities based on maintenance, accessibility, healthcare, amenities, location, ownership costs, and future needs.

STRATEGIZE | Identify the communities and properties that best match both your current lifestyle and longer-term goals.

NEGOTIATE | Evaluate the complete opportunity and advocate for terms that support your interests.

ACHIEVE | Choose a home and community that gives you confidence in your decision today and for the years ahead.

If you were choosing your retirement home today, what would matter most: less maintenance, healthcare access, an active lifestyle, community connections, or simply greater peace of mind?

Uncategorized • August 19, 2026

Why Didn’t My St. Johns County Home Sell The First Time?

by Michelle Ortelli

If your St. Johns County home didn’t sell the first time, the most likely issue is not that your home is “unsellable.”

The direct answer: It is more often a mismatch between the price, condition, presentation, and what buyers could choose instead.

St. Johns County buyers had meaningful choices in 2026.

In June, St. Johns County had 1,841 active single-family homes for sale and 621 new listings entering the market, according to NEFAR. The median price was $579,000, and homes that sold spent a median of 34 days on the market.

That matters.

When buyers have alternatives, they compare homes closely. They look at price. They look at condition. They look at improvements. They consider HOA or CDD costs, insurance, financing, and what another home offers for the same money.

A seller can have a beautiful St. Johns County home and still miss the market if buyers believe another property represents better value.

Professional Insight

I have spent 20 years in real estate and 12 years serving Northeast Florida. When I look at a St. Johns County home that didn’t sell the first time, I don’t start by assuming the home was the problem.

I start by looking at the evidence.

What was the competition when it listed?

Which competing St. Johns County homes sold?

Which ones did not?

Were there price reductions?

How did the home present online?

What did buyers see when they walked through the door?

The second listing should not simply be a repeat of the first one.

It should begin with understanding why buyers chose something else.

My Framework

LISTEN | Understand your goals, challenges, and the full story.

ANALYZE | Evaluate the data, market trends, and buyer behavior.

STRATEGIZE | Create a custom plan that positions your home to sell.

NEGOTIATE | Advocate for your best outcome with confidence.

ACHIEVE | Deliver results that move you forward with clarity.

If your St. Johns County home didn’t sell, what would you want to know before putting it back on the market?

Michelle Ortelli | Trusted Real Estate Advisor in Northeast Florida

Helping Homeowners in St. Augustine | St. Johns County | Northeast Florida Sell with Confidence

Residential | Relocation | Second Homes | Expired Listings

904-570-8130 | mortelli@cbvfl.com | www.ortelliteam.com/contactme

Source: NEFAR Market Report | St. Johns County | June 2026

Uncategorized • August 19, 2026

Should a Buyer Purchase Resale Instead of New Construction in St. Johns County, Florida?

by Michelle Ortelli

The direct answer: Not automatically. In today’s St. Johns County market, the better choice is the home that provides the best overall combination of price, financing, location, ongoing costs, condition, and long-term value for that particular buyer.

Buyers currently have choices. In June 2026, St. Johns County had 1,841 active single-family homes, representing about a 3-month supply, according to NEFAR.

That means I would compare resale and new construction side by side before deciding.

Where Resale May Have the Advantage

A resale home may offer:

A more established neighborhood
Mature landscaping and completed surroundings
A location closer to existing shopping, services, or employment
Improvements already made by the previous owner
Potential negotiating opportunities depending on the seller’s motivation
A clearer picture of the neighborhood and surrounding development

Where New Construction May Have the Advantage

A new home may offer:

Newer systems and fewer immediate maintenance concerns
Modern floor plans and finishes
Builder warranties
Opportunities to select finishes or upgrades
Builder financing or closing-cost incentives on certain homes

In 2026, some St. Johns County builders are using incentives such as rate buydowns, closing-cost contributions, upgrades, and other concessions, although programs vary by builder, community, home, lender, and timing.

But Compare the Entire Cost

This is where I think buyers need to be careful.

Don’t compare a $550,000 resale home with a $550,000 new home and assume they cost the same. Look at:

Purchase price + financing + closing costs + upgrades + lot premium + HOA/CDD fees + insurance + taxes + anticipated maintenance.

Then consider something equally important:

Which location and property will best support the way you want to live and your future resale position?

Michelle’s Professional Insight

“New construction isn’t automatically the better value because it’s new, and resale isn’t automatically the better value because you may be able to negotiate. The real comparison is what you’re getting for your total cost of ownership.”

The Michelle Ortelli Framework

LISTEN | Understand your goals, lifestyle, timing, budget, and what matters most in the home.

ANALYZE | Compare resale and new construction pricing, incentives, financing, HOA/CDD costs, taxes, insurance, condition, location, and competition.

STRATEGIZE | Determine which option gives you the strongest combination of lifestyle fit and financial value.

NEGOTIATE | Evaluate where leverage exists with the resale seller or builder and negotiate the complete package, not just price.

ACHIEVE | Choose the home that makes the most sense for your goals today and your plans for tomorrow.

If you were choosing between a new construction home and a resale home in St. Johns County today, would you know how to compare their true costs side by side?

Uncategorized • August 18, 2026

How Is New Construction Doing in St Johns County, FL ?

by Michelle Ortelli

How Is New Construction Doing in St. Johns County, Florida?

The direct answer: New construction is still an important part of the St. Johns County housing market, but the story in 2026 is more nuanced than simply saying, “They’re building everywhere.”

Development continues, while the pace of new permitting has slowed from the extraordinary levels reached earlier in the decade.

U.S. Census Bureau data reported through FRED shows 4,735 new private housing units were authorized by permits in St. Johns County during 2025.

More recent permit analysis shows 3,842 units authorized during the 12 months ending May 2026, substantially below the pandemic-era peak.

At the same time, St. Johns County records show development continuing in communities and projects including Silverleaf, Rivertown, Woodridge and Landings at St. Johns.

What Does That Mean for Buyers?

New construction can give buyers choices that resale homes cannot always provide, including newer systems, contemporary floor plans, community amenities and, depending on the builder and property, potential incentives.

But the builder’s advertised price isn’t the only number that matters.

Buyers should also evaluate:

Lot premiums and upgrades
HOA and CDD costs
Property taxes
Insurance
Builder incentives and financing terms
Future development around the community
How the home may eventually compete with newer construction when it is time to resell

What Does It Mean for Existing Homeowners?

This is equally important for sellers.

If you’re selling a resale home in St. Johns County, your competition may not be limited to the house down the street.

You may also be competing with a brand-new home.

That means I want to understand what builders nearby are offering, their pricing, available inventory, incentives and how those homes compare with yours before determining a resale strategy.

Michelle’s Professional Insight

New construction doesn’t just create more homes. It can change the competitive landscape for every buyer and seller around it.

For buyers, the question isn’t simply whether new is better than resale.

For sellers, the question isn’t simply what the last resale home sold for.

The better question is:

What choices does today’s buyer have for the same money?

The Michelle Ortelli Framework

LISTEN | Understand your goals, timing, lifestyle and what matters most in your next home.

ANALYZE | Compare new construction and resale inventory, pricing, incentives, fees and local market trends.

STRATEGIZE | Determine which option or positioning strategy best supports your financial and real estate goals.

NEGOTIATE | Look beyond the advertised price and evaluate the complete terms of the opportunity.

ACHIEVE | Make a decision based on the full picture, not simply whether a home is new or resale.

If you were buying in St. Johns County today, would you know how to compare a builder’s new home with a resale property on a true cost-for-cost basis?

Sources: U.S. Census Bureau Building Permits Survey; St. Johns County development records. Market information current to 2026.

Uncategorized • August 18, 2026

How Has Florida’s Population Growth Since 2020 Compared With the Rest of the Country?

by Michelle Ortelli

The direct answer: Florida has grown considerably faster than the country as a whole.

According to the U.S. Census Bureau data shown in this graphic, Florida’s population increased approximately 8.9% from April 2020 to July 2025, compared with approximately 3.1% for the United States.

That represents roughly 1.92 million additional Florida residents.

But population growth alone doesn’t tell the whole real estate story.

For buyers and sellers in St. Augustine, St. Johns County, and Northeast Florida, the more important questions are:

Where are people moving?

Is housing supply keeping pace?

How is new construction affecting existing homes?

Are infrastructure, schools, services, and amenities supporting that growth?

And how is growth affecting the specific neighborhood and price point you’re considering?

Michelle’s Professional Insight

Population growth can create housing demand, but local market conditions ultimately determine what that growth means for an individual homeowner or buyer.

That is why I believe the numbers are the starting point, not the answer.

My Framework

LISTEN | Understand your goals and why you’re considering a move.

ANALYZE | Evaluate population trends, inventory, pricing, new construction, and local buyer behavior.

STRATEGIZE | Determine what those trends mean for your specific property or purchase.

NEGOTIATE | Use local market knowledge to identify leverage and protect your interests.

ACHIEVE | Make the decision that best supports your long-term goals.

With Florida continuing to grow, how could that growth affect your next real estate decision in Northeast Florida?

Michelle Ortelli | Trusted Real Estate Advisor in Northeast Florida

Helping Homeowners in St. Augustine | St. Johns County | Northeast Florida Sell with Confidence

Residential | Relocation | Second Homes | Expired Listings

904-570-8130 | mortelli@cbvfl.com | www.ortelliteam.com/contactme

Source shown in graphic: U.S. Census Bureau, Vintage 2025 Population Estimates.

Uncategorized • August 18, 2026

Is Northeast Florida a Buyer’s Market?

by Michelle Ortelli

The direct answer: Northeast Florida is becoming a more balanced market, giving many buyers more choices, more time to compare properties, and opportunities to negotiate. But this is not a one-size-fits-all market.

Local insight matters because Northeast Florida isn’t one market. It is many smaller markets operating at the same time.

What Do the June 2026 Numbers Show?

According to the Northeast Florida Association of REALTORS® June 2026 Market Report:

Northeast Florida, 6-County Region

• 7,216 active single-family homes

• 3.4 months of inventory

St. Johns County, Single-Family Homes

• 1,841 active homes

• 3.0 months of inventory

• $579,000 median sales price

• 34 median days on market

These numbers point toward a market that is becoming more balanced, with buyers having more choices than they did during the highly competitive pandemic-era market.

What Has Changed for Buyers?

Buyers may have:

More homes to consider.

More inventory can create opportunities to compare properties instead of feeling pressured to make an immediate decision.

More time to evaluate options.

Not every property is moving at the same pace, which can give buyers more time for due diligence.

More opportunities to negotiate.

Depending on the property, price, condition, and competition, buyers may have room to negotiate terms.

More reason to pay attention to condition and pricing.

More inventory does not mean every home is a bargain. Well-positioned homes can still attract strong interest.

What Does This Mean for Sellers?

More buyer choice makes pricing and presentation even more important.

When buyers can compare several homes, sellers need to understand what competing properties offer and how their home is positioned against those alternatives.

Michelle’s Professional Insight

The question isn’t simply, “Is this a buyer’s market?”

The more useful question is:

“Where does the buyer have leverage, and where does the seller still have leverage?”

A newly listed, well-priced home in a desirable St. Johns County neighborhood may still see strong activity, while another property may offer a buyer considerably more negotiating opportunity.

That is why local knowledge and property-specific analysis matter.

My Framework

LISTEN | Understand your goals, priorities, timing, and the full story.

ANALYZE | Evaluate the local data, inventory, pricing, market trends, and buyer behavior.

STRATEGIZE | Build a plan around the specific property and market rather than relying on a broad market label.

NEGOTIATE | Identify where leverage exists and advocate for the best possible terms.

ACHIEVE | Move forward with clarity and a strategy aligned with your real estate goals.

If you’re buying in St. Augustine or St. Johns County today, do you know where buyers currently have the strongest negotiating opportunities?

Michelle Ortelli | Trusted Real Estate Advisor in Northeast Florida

Helping Homeowners in St. Augustine | St. Johns County | Northeast Florida Sell with Confidence

Residential | Relocation | Second Homes | Expired Listings

904-570-8130 | mortelli@cbvfl.com | www.ortelliteam.com/contactme

Source: Northeast Florida Association of REALTORS®, June 2026 Market Report.

Uncategorized • August 18, 2026

Is All Growth in Northeast Florida Good Growth?

by Michelle Ortelli

The direct answer: No. Population growth by itself does not tell us whether a real estate market or community is healthy.

The more important question is whether housing, infrastructure, schools, services, and employment opportunities are keeping pace with that growth.

That distinction matters in St. Johns County.

According to the U.S. Census Bureau data referenced in this graphic, St. Johns County grew 26.7% from April 2020 to July 2025, increasing from approximately 273,426 residents to 346,328 residents.

That’s an increase of approximately 72,902 residents.

For perspective, the graphic compares that with:

Florida: 8.9% population growth

United States: 3.1% population growth

St. Johns County: 26.7% population growth

The numbers demonstrate substantial population growth. But for buyers, sellers, and homeowners, the number of people moving here is only part of the story.

What Should We Be Watching?

Where is new housing being built?

New communities throughout St. Johns County can create more choices in neighborhoods, home styles, amenities, and price points.

Is infrastructure keeping up?

Roads, utilities, public investments, and other infrastructure affect both quality of life and the long-term appeal of individual communities.

How is growth affecting schools, traffic, and services?

More residents create additional demand for schools, healthcare, public safety, roads, and community services.

Which neighborhoods are absorbing growth well?

Established neighborhoods with desirable amenities, accessibility, and proximity to employment may experience growth differently from rapidly developing areas.

What does additional housing supply mean for existing homeowners?

New construction creates competition as well as choice. Existing homeowners need to understand how their property compares with both resale homes and new construction when they decide to sell.

Michelle’s Professional Insight

Growth isn’t automatically good or bad for real estate. What matters is how well a community accommodates that growth.

For buyers, that means looking beyond the house itself and understanding what is happening around the neighborhood.

For sellers, it means understanding how new development, inventory, amenities, schools, infrastructure, and changing buyer preferences affect the way an existing home competes.

Growth isn’t just about more people. It’s about building the right communities, in the right places, with the right support.

What This Means for Buyers and Sellers

More growth can mean more choices in communities and home styles.

Long-term stability depends in part on thoughtful planning and infrastructure.

Location, amenities, accessibility, and schools can continue to influence buyer decisions as an area grows.

And in a rapidly changing market, understanding the differences between individual Northeast Florida communities becomes increasingly important.

The Michelle Ortelli Framework

LISTEN | Understand your goals, priorities, timing, and the lifestyle you’re trying to achieve.

ANALYZE | Look beyond population numbers to housing supply, new construction, infrastructure, market trends, and buyer behavior.

STRATEGIZE | Determine how growth affects the particular community, property, and decision you’re considering.

NEGOTIATE | Use local market information to identify opportunities and negotiate from an informed position.

ACHIEVE | Make a real estate decision designed around your goals, rather than simply following population trends.

As St. Johns County continues to grow, what matters most to you: housing choices, infrastructure, schools, amenities, or protecting the long-term value of your real estate investment?

Michelle Ortelli | Trusted Real Estate Advisor in Northeast Florida

Helping Homeowners in St. Augustine | St. Johns County | Northeast Florida Sell with Confidence

Residential | Relocation | Second Homes | Expired Listings

904-570-8130 | mortelli@cbvfl.com | www.ortelliteam.com/contactme

Source shown in graphic: U.S. Census Bureau, Vintage 2025 Population Estimates.

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Uncategorized • August 17, 2026

Why Didn’t My St Johns County Home Sell The First Time?

by Michelle Ortelli

Why Didn’t My St. Johns County Home Sell the First Time in 2026?

If your St. Johns County home didn’t sell the first time, the most likely issue is not that your home is “unsellable.”

It is more often a mismatch between the price, condition, presentation, and what buyers could choose instead.

St. Johns County buyers had meaningful choices in 2026.

In June, St. Johns County had 1,841 active single-family homes for sale and 621 new listings entering the market, according to NEFAR. The median price was $579,000, and homes that sold spent a median of 34 days on the market.

That matters.

A seller can have a beautiful St. Johns County home and still miss the market if buyers believe another property represents better value.

Professional insight: I have spent 20 years in real estate and 12 years serving Northeast Florida. When I look at a St. Johns County home that didn’t sell the first time, I don’t start by assuming the home was the problem.

I start by looking at the evidence.

What was the competition when it listed?

Which competing St. Johns County homes sold?

Which ones did not?

Were there price reductions?

How did the home present online?

What did buyers see when they walked through the door?

The second listing should not simply be a repeat of the first one.

It should begin with understanding why buyers chose something else.

If your St. Johns County home didn’t sell, what would you want to know before putting it back on the market?

Uncategorized • November 7, 2024

Expect the Unexpected – Volatility in the Housing Market

by Michelle Ortelli

Expect The Unexpectede

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