Cape Coral waterfront home for sale. Southwest Florida Real Estate

You can always tell when the real estate market in Southwest Florida is slowing down. The hardcore ads from the salespeople pick right up. I heard recently a Cape Coral Realtor in an advertisement say that the most difficult problem in home selling is being able to coordinate the move between the home you are selling and your new home. When did that become an issue? Simple negotiations that good Realtors make allow for smooth transitions for buyers and sellers. Then I realized that it was just another advertisement for the investor purchase in home sales. The same as when you get a “Guaranteed Offer” or “If your home doesn’t sell, I’ll buy it” sales pitch. Yes, investors are always out there waiting to buy your home, just not at your price. Realtors and Investors who say they will buy your home are not going to give you your market price. If they were so in love with your home they would just buy it at your price wouldn’t they? Logic and the investment business dictate that they never will. 

The reason I bring this up is one of the real issues people are concerned with in Southwest Florida real estate transactions is working with a person they can trust with their home transaction. If you can’t get a straight offer about how your home will sell in their advertisement, how bad will it be if you actually talk to the person? How do you even know the price a salesperson gives you for your home is the best price? A home is typically most people’s largest investment. That doesn’t mean that you have to be subjected to the gauntlet of hyper-aggressive salespeople all competing for the same job of putting your home up for sale and telling you everything they know you want to hear. Those same salespeople will cling to your home equity as if it is their own and declare their personal branding as the reason for their enormous payday. In the real world, we are all paying more for almost everything in our lives now and absolutely no one appreciates paying high salesperson commissions when they are completely unnecessary. 

At Florida Luxury Broker Realty experience matters, attitude and work ethic matter, ethics and honesty always matter, but we will give you all of this for thousands upon thousands of dollars less when selling your Southwest Florida real estate. That is the straightforward Realtor offer that you can take to the bank. Call Michael Nolan today to sell your property in Cape Coral, Fort Myers, Sanibel Island, or anywhere in Southwest Florida at 239-671-7750 or Contact Us on this website.

Cape Coral waterfront home for sale. Southwest Florida Real Estate

Cape Coral waterfront home for sale

Cape Coral waterfront home for sale at 4322 Gulfstream Parkway.

4322 Gulfstream Parkway in Cape Coral, Florida is situated on the wide spreader canal that defines the western border of Cape Coral. It is one of the very rare southern facing homes on this canal giving you magnificent views of the protected natural wetlands and sunsets without the intense afternoon sun. Your views and privacy will never change as no homes can be built behind this home. The 200ft+ wide canal offers deep, direct access to the Gulf of Mexico with no bridges or boat locks. The home includes a boat lift, an enormous deck with power and water, and a captain’s walk ready for your waterfront enjoyment. The home itself has been beautifully updated and features a brand new roof, a new water heater, and a new pool pump. The pool is screened and heated pool with its own separate bath and shower and a large pool deck for entertaining. Inside you have three well-sized bedrooms and two more full baths. The floorplan features a living room with enormous pocket sliders that open to the pool as well as a second large living room space overlooking the waterway and opening to the pool as well. Situated in the finest waterfront location in the fastest growing area of SW Florida, this home is sure to please.

Contact Michael Nolan for a private showing at 4322 Gulfstream Parkway at 239-671-7750.

Limited Service Real Estate Brokerages

I am coming across a larger number of homeowners who are using out of town and even out of state “Limited Services” real estate companies and those listing agreements to sell their properties. What I don’t understand is what the benefits of these companies actually are now. I have seen these companies charge a two percent or something similar commission fee, but they really do nothing the homeowner can not do themselves since the homeowners are in fact taking their own calls and having their own showings, and handling the negotiations. If the sellers do land a real buyer, then I’m sure they must be handling the inspections and escrow and managing the contract. If you take away the full duties of the Realtor as Florida Luxury Broker Realty provides then there is really nothing left. If you want to just put your property online, then place it by owner on Zillow.

It is clear that home sellers want a better option than paying an overpriced salesperson an enormous commission for this work. That’s why Florida Luxury Broker Realty was created. We offer all the services, including taking the calls, handling the showings, screening buyers, helping negotiate the offers, and managing the contract and closing for a fair flat fee.

We are not just the future of real estate, truly it is a matter of getting more service for less money.


Fort Myers Cape Coral Florida homes for sale

If you are a Broker-Associate working in Lee or Collier Counties and would like the flexibility to offer a low commission rate to your sellers in order to provide a more competitive service at a great price, then I am looking for you. Florida Luxury Broker Realty is not the first nor the only discount real estate brokerage company and more are coming to our area. We are the only locally owned and operated, full service, Realtor based brokerage focusing on the luxury and waterfront real estate market. We allow you to offer a $5000 commission to list a home regardless of the listing price. That allows you to offer your expertise at an enormously competitive advantage to the multitude of traditional offices. Your seller can offer a $5000 flat fee to the buyers’ agent in the MLS or a percentage if they prefer. We require no office transaction fees that you must explain to your buyers or sellers. You are required to pay your own MLS and Association expenses. We split the $5000 listing fee and you keep 90% of all commissions when you are working with buyers. Your listings attract clients through the MLS, internet and your signs and those calls go directly to you to grow your business. I do not buy leads or require you to act as a hyper-aggressive, annoying buyers’ agent for the office. This is not a “Team” or agent pyramid scheme offer. We are real estate professionals providing a professional service as it should be.  

I am looking for Realtors with a Broker license and an entrepreneurial spirit. This company breaks the traditional mold for real estate brokerages putting us more in line with other professional real estate services, which is becoming an increasingly important selling feature for this industry. I will provide support and backup with my 20+ years of experience, but I do not train agents. You need to be a professional with no license infractions to work in this company. If you are an experienced agent with a real estate Salesperson license instead of a Broker license and can demonstrate your knowledge and ability I will be happy to speak to you. This is a fully commission paid position as you should know. 

Contact Michael Nolan directly for additional details.

2118 SW 38th Terrace Closed Transaction

2118 SW 38th Terrace in Cape Coral Florida just had a smooth closing on its sale. The sellers saved thousands of dollars in commissions by working with Florida Luxury Broker Realty. How much money can we save you? Would you like to learn more about our full service, flat fee real estate brokerage? Contact Us for more information.

Search Cape Coral Homes. Search for homes in Cape Coral Florida.


Fort Myers Cape Coral Florida homes for sale

  • The First reason to sell now is our typical Florida real estate busy season for buyers will be ending.
  • Secondly, the home prices were flattening prior to all the global and economic unrest. 
  • Thirdly, inflation and fuel prices are becoming ridiculous which will affect people’s desire to travel.
  • Fourth, Spring will soon be in the air up North and many covid restrictions are being lifted, giving buyers a reason to not move this year. 
  • Builders are adding massive amounts of inventory, as we saw prior to 2008 (minus the Chinese drywall) that will quickly add to our supply of homes for sale.

Our Changing Cape Coral Florida Real Estate Market

We are unfortunately living in a disturbing world right now for several major reasons. Even in our great state of Florida where it seems everyone is moving we are affected by the events overseas in Europe. Gas prices are over $4.00 per gallon already with no sign of slowing increases. This does affect travel plans for many people (although you can’t tell from our traffic sometimes). Covid restrictions are lifting in many places up North and Spring is coming which will let some people pause in their decisions to move here. Home prices were flattening prior to these events. If you are considering selling your Florida real estate, my professional advice is to price your property right and save your commission and office fees by working with us. I saw many people lose their money in roughly 2008 when the real estate market tanked, not to jinx it, but learning from history and watching the global influences on our real estate market right now would be wise. Please contact us right away if you want to sell your property in Southwest Florida. We are here for you. Thank you.

I am also very happy to say that our Board of Realtors is now as of 3/1/2022 enforcing the rule that no property can be excluded from buyers’ searches based on the commission amount to the buyers’ salesperson. Some unprofessional individuals were limiting your ability to see excellent properties because they would not be paid as much as a different property down the street. Our Department of Justice was instrumental in ending this deceitful practice which harmed not only buyers searching for homes but created an anti-trust, commission price-fixing situation in the real estate world. 

This is one of the reasons Florida Luxury Broker Realty was created and you will now notice other “discount brokerages” gaining market share as well. We are very happy for the buying and selling public and we are also very happy to be on the right side of this matter. 


Florida homes for sale. Fort Myers, Sanibel, Cape Coral Properties for sale. Realtor commission. Discount Flat Fee commissions

We all receive spam in our email boxes every day. As a broker, much of my spam comes from the numerous tech companies telling me how their new, shiny object of tech will revolutionize my business. Today I received an email from a company selling photography, but it also included a large article on tips for real estate agents to protect their high commissions. I know, I completely get how this company wants Realtors to make big commissions because that would be how their real estate agent clients can afford their product. What is disturbing to me and I’m sure most all home sellers is how no one in Southwest Florida except Florida Luxury Broker Realty dares to mention that all this commission money they are coveting is in fact the wealth of the homeowner, not an entitlement to a real estate agent. I don’t know of any Realtor who when selling their own home would want to pay the highest commission another salesperson could squeeze out of them. In fact, there are thousands of Realtors who got a license specifically to sell their own homes and save the commissions. Yet, the everyday homeowner is sold the idea that agents deserve these high commissions. Here are a few of the highlights of how the high commissions are defended in this article written for agents (paraphrased).

  1. Believe in yourself, even if you would not want to pay that commission yourself. Perception is reality so if you (the agent) believe that you are worth that much commission, then you can convince the homeowner to believe it too. Hide any moral issues like imposter syndrome, anxiety, or guilt. In other words, even if you know you don’t deserve it, you need to lie to yourself to gain self-confidence and put your mindset in a hyper sales position to sell that high commission figure to the homeowner. 
  2. Branding is all about imagery and style. While a professional appearance is important in all professional settings, there must be some room for professional aptitude in this advice. It is said that the age group named Millenials are one-third of the current buying demographic, soon be the dominant demographic and they rely heavily on the digital world for their information. I agree with that and believe it to be a good thing and partly how we are able to reduce our commissions as we move away from print and other more expensive forms of marketing used in the past. Relying too much on a salesperson’s style in person or online has given rise to the “poser” agent who skips professional education in favor of just their appearance and sales ability. That is all well and good for them until it is time to write or accept a contract, review inspections, discuss financing, insurance, zoning, buyer and seller logistics issues, and the variety of real problems and negotiation matters that exist in every transaction to one degree or another. The real estate seller or buyer is then left hoping there is a Broker or someone else in their agents’ office who might find the time to piece their transaction back together and get them to the closing table. Real estate buyers and sellers need to be cautious of who they enlist to represent them and don’t just rely on advertising and imagery. 
  3. Have data speak for you. This is usually a legitimate way to show your professionalism with a few caveats. I know from being in the digital marketing world for over two decades that the reviews and data are now much too easily manipulated. I leave organic reviews on Google, Amazon, and Yelp when I appreciate a great product or service. Many people don’t realize that what might even be a majority of that data of that type now is bought by the person or company receiving the review or if you have bad reviews there are services you can pay to either have the review disputed or have enough fake positive reviews generated that it buries the bad. I look at the reviews when I buy things, but I always take them with a grain of salt and I don’t rely on them for my final decision making. I have never asked for reviews for my service. Working mostly in the luxury niche of real estate, my clients do not necessarily have the time or inclination to promote my business when they are typically heavily involved in their own. Right now in my business, aside from my decades of Southwest Florida real estate industry experience, the best data I am offering is the enormous amount of savings in real estate commissions we create. That is hard factual data that no one can dispute. 
  4. Don’t lower your commission because you reduce your perceived value. Don’t let the homeowner talk you out of paying you what you deserve. Perceived value is an enormous problem for home sellers in the residential real estate industry in terms of commissions paid. As I have pointed out, even though technology and marketing have changed and the costs and workloads for agents have been reduced drastically, commissions have been held at the same level for decades. That is because of the perceived value that agents are trained to hard sell the homeowner as in articles like the one I am writing about, the intensive training from national real estate sales gurus, and the hardcore sales tactics from brokers and their companies that are maintaining those all very similar high commission rates. The article actually used the phrase, “what you deserve” referring to commissions. I have seen a million dollar home sell in one day and the listing agent collect roughly $70,000 in commissions for filling in the blanks of a preprinted purchase agreement and emailing it off to other professionals to process. We are literally talking about just a couple of hours of work for the agent. The listing agent deserved something for undervaluing the property, selling it to an investor, and costing the trusting seller at least a hundred thousand dollars in equity just so he could score a quick sale, but an obscene commission isn’t what I was thinking. The only thing “Guaranteed” in that transaction was the homeowners’ loss and the salesperson cashing in. Although agents don’t work by the hour, that pay rate if averaged out per hour is much higher than a vast majority of cardiac surgeons and others in professions that require many more credentials than a high school diploma and a couple of weeks of coursework. To be perfectly clear, the selling homeowner always determines what the real estate salesperson is to be paid or what they deserve. Do you really think the homeowner in the example given would have paid the salesperson roughly $14,000 per hour of work if they were given all the facts about the sales process?

The tide has already turned on high commissions in real estate. Homebuilders are offering an average of about one percent to Realtors and Florida Luxury Broker Realty is not the first discount commission or flat fee real estate brokerage company nor will we be the last to be created. We are the first authentic and locally owned office of its kind in Southwest Florida as far as I can tell. We are not an out of town agent referral company or one that makes you take your own calls and do your own showings. We offer all the services as a Realtor at a fair, professional service fee and no ridiculous broker or office add-on transaction fees. We give you back your options and let you keep your wealth. Contact us whenever you are considering the sale of your property to discover how we can deliver to you full professional services and a fraction of the cost. 

I recently read an article from the National Association of Realtors that stated “There are more agents competing for fewer homes on the market.” That is of course true. Homes are coming on the market less often, which is causing a chain reaction effect where even if a person was prepared to sell; what would they buy? It creates a bit of a conundrum for agents. Plus, here in Florida, there are a constant flow of people into the state and many of whom are real estate agents or have decided to become real estate agents because they hear the market is so “hot”, which is a relative adjective depending on if you can find your buyer a property. There are many young people entering the real estate industry. The last time I checked you basically needed to be 18 years old, have a high school diploma, and not be a felon. I personally love new young agents because I was once the new young agent when I was in my early 20’s and representing a luxury home builder in Fort Wayne, Indiana. I was still one of the younger agents in the business when I started in Fort Myers and Cape Coral real estate 20+ years ago. Being able to answer questions and use my experience to help a new agent is a part of the work I really enjoy, especially when I remember how so many of the established agents back when I was new were less than kind to me. Regardless if they are new or experienced the fact is we are swimming in Realtors in Southwest Florida.

With a few exceptions like my specialization in luxury real estate and waterfront homes, there is very little that separates the work performed by agents. Especially with so much automation and technology in the market making global marketing instantaneous. While it takes training and experience to be able to navigate a successful transaction, a brand new agent can create the same internet exposure as the experienced agent as soon as they put the listing into the MLS.

That is one of the reasons why Florida Luxury Broker Realty was created. We have that authentic work experience in marketing, negotiation, transaction management, but we just pass the savings of our modern workplace on to our sellers. We are different because we are not focused on sales training and recruiting agents. We want to represent home sellers in Florida and we can do it at a better commission rate than any other real estate company, regardless of how many other agents are in the industry. 

Contact Michael directly to learn more about how to literally save thousands of dollars selling your home with Florida Luxury Broker Realty.

Cape Coral, Fort Myers, Sanibel Island, and all Lee County Florida Canal and Lot Map

We often get questions about the many canals for boating in Lee County. Lee County Florida is a boaters paradise with locations like Cape Coral, the Caloosahatchee River, the intercoastal waterways, and all of the amazing boating locations in Fort Myers and surrounding areas. The Lee County government has provided us with a free resource that is incredibly helpful for not only learning about the Cape Coral canal systems and waterways, including the canal depths but also an aerial view of the entire area with each individual piece of land plotted out and measured for us. The website for the map is We can also provide you with bridge heights if you are looking at a canal home and have a bridge to boat under on the way to the Gulf. Contact us anytime with questions about the map or waterfront homes in Cape Coral, Fort Myers, Sanibel, and all Lee County Florida.

The best part of the Cape Coral, Fort Myers, and most all Lee County canals is the fact that we have so many homes built along our waterways. Imagine walking out your back door to your majestic waterway where you can jump on your boat and go out for a day on the water. Fishing, dining, drinks, the amazing Southwest Florida beaches are all just minutes away on the water. Florida Luxury Realty specializes in waterfront and luxury homes. We can sell your waterfront and luxury home and save you thousands of dollars in your real estate transaction. The typical savings of selling a home with our flat fee commission plan equals is tens of thousands of dollars on most waterfront homes. 

Contact us for information on homes for sale on these beautiful waterways.

Aerial map Cape Coral, Fort Myers, Sanibel, Lee County Florida. Canal Map, Lot Sizes

Land map of Cape Coral, Fort Myers, Sanibel Island and Lee County Florida. Canal depth. Bridge height.