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Practical guidance on buying, selling, and investing in Florida real estate — written by the Bridge Point team.

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Representational late-afternoon photograph of a live-oak canopy and palmetto in a Florida hammock — not a listed property

Market Update · Citrus County · 18 min read

Southern Woods Phase V Is 74 Lots. The Plat Is Not Filed.

Citrus County’s August 18, 2026 applications list cleared Southern Woods Phase V (IMP2023-00005) so infrastructure can start: 74 residential lots on Woodfield Circle in Homosassa. A final plat has not been submitted. This is a later phase of Southern Woods at Sugarmill Woods. The September 24 Freddie Mac survey at 7.03% is a separate weekly average.

Representational late-morning photograph of a two-story Florida high school courtyard, sabal palms, and a blank canopy walkway — not a listed property

Market Update · Statewide · 18 min read

South Marion High Opened Near Marion Oaks. The Opening Capacity Is 2,011.

Marion County Public Schools’ August 6, 2026 release says classes begin Monday for a projected 46,697 students, and that South Marion High School opens that Monday on 115 acres near Marion Oaks. The release calls it a $180+ million school expected to open at a capacity of 2,011, with a third-floor buildout still underway toward 2,711. The 46,697 figure is the opening projection. The release says the official count usually peaks in October.

Representational morning photograph of a Florida street of single-story tile-roof houses beside an empty graded pad — not a listed property

Market Update · Statewide · 21 min read

Florida Authorized 13,980 Housing Units in August. That Is 12.8% Below July.

The Census Bureau’s revised Building Permits Survey for August 2026 shows Florida authorized 13,980 new privately owned housing units, down 2,044 from 16,024 in July, a decline of 12.8 percent. One-unit structures were 9,697. Units in buildings of five or more were 3,973. August 2025 was 13,594, so this August is 2.8 percent above a year earlier. The year-to-date total, 109,323, is 11.2 percent below the same eight months of 2025.

Representational late-morning photograph of a white rail fence, live oaks, and sabal palms on an unincorporated Florida pasture — not a listed property

Market Update · Statewide · 22 min read

Marion's April 1 Count Is 433,765. The Cities Are the Small Share.

BEBR’s Florida Estimates of Population 2025 put Marion County at 433,765 on April 1, 2025, up 57,857 from the April 1, 2020 Census count of 375,908, a gain of 15.4 percent. Ocala is 71,017. Belleview is 6,121. Dunnellon is 2,022. McIntosh is 460. Reddick is 466. Unincorporated Marion is 353,679. The five cities together are 80,086 people, 18.5 percent of the county.

Representational late-morning photograph of new stucco houses on a sandy Florida cul-de-sac, garage doors closed and a few windows still papered — not a listed property

Market Update · Statewide · 18 min read

New-Home Sales Were 684,000. The Average Price Fell 8.8%.

Census and HUD’s August 2026 new-home sales release, CB26-155, put sales of new single-family houses at a seasonally adjusted annual rate of 684,000. That is 6.4 percent above the revised July rate of 643,000, and the 90 percent confidence interval on that move includes zero. For-sale inventory was 483,000 houses, an 8.5-month supply. The median price was $393,700. The average price was $478,700, 8.8 percent below August 2025, and that average-price drop is the change whose interval stays below zero.

Representational midday photograph of a modest Florida house with a metal roof and a sabal palm, seen from the side yard — not a listed property

Market Update · Statewide · 16 min read

The 30-Year Is 7.03%. That Is the Fifth Straight Rise.

Freddie Mac’s September 24, 2026 survey put the 30-year fixed at 7.03% and the 15-year fixed at 6.42%. The 30-year is 8 basis points above last week’s 6.95% print, and it is the first weekly average at or above 7% since January 16, 2025. The dollar figures below are principal and interest on a stated loan. A lock is a written quote.

Representational late-morning photograph of a scraped inland Florida sandy lot with silt fence and leftover pines — not a listed property

Market Update · Citrus County · 17 min read

Crystal Ridge Can Start Dirt. The Plat Is Not Filed.

Citrus County’s August 18, 2026 applications list cleared Crystal Ridge Phase 1 (234 lots) and Phase 2A (about 213 lots) so infrastructure can commence. Neither final plat has been submitted. This is a start-of-build tape, not a sold street.

Representational late-morning photograph of a Nature Coast spring-fed creek through unincorporated marsh and cabbage palms — not a listed property

Market Update · Citrus County · 19 min read

Citrus Added People. The School Count Did Not.

Census QuickFacts puts Citrus County at 171,666 people. BEBR’s April 1, 2025 estimate is 166,500. The school district projected 14,845 students for 2025–26. The plan being rewritten is Citrus 2050.

Representational late-morning photograph of unfinished wood house frames on a concrete slab under a bright sky — not a listed property

Market Update · Statewide · 16 min read

Starts Were 1.275 Million. Completions Fell 12%.

Census/HUD’s August construction release put housing starts at a 1.275 million annual pace. Single-family rebounded to 918,000. Completions fell 11.9% to 1.128 million. The starts move did not clear the error band.

Representational dusk photograph of a generic single-story Florida ranch with a warm porch light — not a listed property

Market Update · Statewide · 16 min read

The 30-Year Is 6.95%. That Is the Print After the Hike.

Freddie Mac’s survey for the week ending September 17 put the 30-year fixed at 6.95% and the 15-year at 6.26%. That is the first official weekly print that includes the September 16 FOMC meeting. Here is the five-week path.

Representational twilight photograph of a generic neoclassical civic colonnade with marble steps — not a photograph of a specific institution

Market Update · Statewide · 16 min read

The Fed Raised. The 10-Year Was Already at 5%.

The FOMC voted 12–0 on September 16 to raise the funds rate to 3.75–4.00%. The new SEP median stays at 4.1% through 2027. The 10-year closed 5.00% on September 15. The week-ending September 17 mortgage survey printed 6.95%.

Bridge Point Hometown Heroes 2026 flyer: Florida house with a flag, occupation icons for law enforcement, firefighters, EMS, school staff, and healthcare, and 5 percent deferred down-payment assistance from $10,000 to $35,000

Home Buying · Statewide · 17 min read

Florida Hometown Heroes Is Broader Than “Teacher or Sheriff.” Here Is Who It Is For.

The 2026 Hometown Heroes test starts with the employer, not the badge. eHousingPlus still showed over $25 million in DPA on September 16. That is leftover from the $50 million pot — not a new 2027 check.

Editorial illustration of a late-afternoon Little Manatee river bend beside a single-story south-Hillsborough street — not a photograph of a specific Sun City Center or Wimauma property

Local Market Guide · Hillsborough County · 17 min read

Buying or Selling a Home in Sun City Center and Wimauma, FL: A Complete Guide

A practical guide to buying or selling in Sun City Center and Wimauma—south Hillsborough’s 55+ campus and land-edge pair—covering age-restriction rules, Southshore Bay and Cypress Mill CDDs, and why Riverview is not this file.

Editorial still life of an unlabeled folder, brass house key, reading glasses, envelope, and desk clock on a leather blotter — not a photograph of a specific property or filing

Market Update · Statewide · 14 min read

Ages 40–49 Now File 26.8% of New Bankruptcies. The Count Is Still Not 2015.

The New York Fed’s 2026:Q2 credit panel put ages 40–49 at 26.8% of new bankruptcy notations — the highest share since 2015:Q3. Ages 50–59 added 23.1%. About 137,000 consumers. The filing count is still about half of 2015.

Editorial illustration of a late-afternoon Tampa Bay canal and mangrove shoreline with a generic canal-front house — not a photograph of a specific Apollo Beach or Ruskin property

Local Market Guide · Hillsborough County · 17 min read

Buying or Selling a Home in Apollo Beach and Ruskin, FL: A Complete Guide

A practical guide to buying or selling in Apollo Beach and Ruskin—south Hillsborough’s Tampa Bay and U.S. 41 search—covering Harbor Bay and Waterset CDDs, older canal streets, and why inland Riverview is not a waterfront file.

Editorial still life of a desk clock, unlabeled folders, a brass calendar block, and a house key — not a photograph of a specific property or institution

Market Update · Statewide · 13 min read

The Fed Has Not Voted Yet. Your Mortgage Rate Already Has.

The FOMC meets September 15–16. The last official vote held at 3.50–3.75%. The 10-year is already 4.95% and the 30-year is 6.76%. Here is what is in the tape — not a guess at Wednesday’s statement.

Editorial illustration of a late-afternoon southeast Hillsborough trail beside a creek preserve and newer planned-community homes — not a photograph of a specific FishHawk or Lithia property

Local Market Guide · Hillsborough County · 17 min read

Buying or Selling a Home in FishHawk and Lithia, FL: A Complete Guide

A practical guide to buying or selling in FishHawk and Lithia—southeast Hillsborough’s amenity-campus and Alafia-edge search—covering Fishhawk Ranch and Fishhawk IV CDDs, why Bloomingdale is not this file, and how the area differs from Brandon and Riverview.

Editorial still life of a kitchen scale, grocery receipt, house key, and unlabeled envelopes on an oak table — not a photograph of a specific property

Market Update · Statewide · 13 min read

August CPI Rose 0.4%. Shelter Is Why Mortgage Relief Is Still Waiting on the Fed.

BLS says August consumer prices rose 0.4% after 0.1% in July. Gasoline did the headline. Shelter did the core. The FOMC meets September 15–16 with a new set of projections.

Editorial still life of stacked blank rate cards, a brass scale, and a house key on a walnut desk — not a photograph of a specific property

Market Update · Statewide · 12 min read

The 30-Year Is 6.76%. That Is the Third Weekly Rise, Not a Blip.

Freddie Mac’s survey for the week ending September 10 put the 30-year fixed at 6.76% and the 15-year at 6.09%. Here is the four-week path and what it does to a Florida purchase or listing.

Editorial still life of two unlabeled file folders, a paperclip dish, and an empty inbox on a stone desk — not a photograph of a specific property

Market Update · Statewide · 12 min read

Mortgage Applications Fell 2.7% as Refis Hit Their Slowest Week Since May 2025

MBA’s survey for the week ending September 4 shows purchase applications barely moved while refinances dropped 6%. ARM share rose to 8.5%. That is the demand tape behind this week’s higher rates.

Editorial illustration of a late-afternoon South Tampa waterfront street with historic bungalows, live oaks, and Hillsborough Bay — not a photograph of a specific Hyde Park or Bayshore property

Local Market Guide · Hillsborough County · 18 min read

Buying or Selling a Home in South Tampa and Hyde Park, FL: A Complete Guide

A practical guide to buying or selling in South Tampa and Hyde Park—Bayshore, Palma Ceia, and the Interbay peninsula—covering the historic district, why New Tampa is not this search, and how the streets differ from Seminole Heights and St. Petersburg.

Editorial still life of a kitchen table with a rent slip, a utility bill, a house key, and two unlabeled score folders — not a photograph of a specific property

Market Update · Statewide · 15 min read

Does Rent Count Toward Your Mortgage Score? VantageScore 4.0 for Florida First-Time Buyers

FHFA opened VantageScore 4.0 to every Fannie and Freddie lender. Here is when rent, utilities, and a thin file can help a Florida first-time buyer — and when they still do not count.

Editorial night still life of a desk lamp, unread papers, and scale models of a garden apartment and a data hall against a rain-streaked city window — not a photograph of a specific property

Market Update · Statewide · 24 min read

How Jobs, the Beige Book, and CRE Flows Are Moving Housing and Commercial Real Estate

A September 2026 briefing on the August jobs report, the Fed Beige Book, CRE transaction volume, JOLTS, small-business optimism, office vacancies, data-center warehouse demand, multifamily supply, and foreclosure activity—and what each one does to houses and buildings.

Editorial illustration of a late-afternoon Dunedin downtown street with oaks and a distant harbor — not a photograph of a specific property

Local Market Guide · Pinellas County · 18 min read

Buying or Selling a Home in Dunedin, FL: A Complete Guide

A practical guide to buying or selling in Dunedin—walkable downtown, harbor cottages, and Alternate 19 interiors—covering why Honeymoon Island is not the house and how the town differs from Clearwater, Palm Harbor, and Safety Harbor.

Editorial illustration of a late-afternoon mainland Clearwater street with oaks and a distant causeway and beach skyline — not a photograph of a specific property

Local Market Guide · Pinellas County · 18 min read

Buying or Selling a Home in Clearwater, FL: A Complete Guide

A practical guide to buying or selling in Clearwater—mainland streets, Harbor Oaks, Countryside, and Clearwater Beach—covering why the beach is not the city and how Sand Key, Island Estates, and Belleair differ from a Gulf-to-Bay ranch.

Editorial illustration of a late-afternoon in-town St. Petersburg bungalow street with a distant bay skyline — not a photograph of a specific property

Local Market Guide · Pinellas County · 18 min read

Buying or Selling a Home in St. Petersburg, FL: A Complete Guide

A practical guide to buying or selling in St. Petersburg—downtown condos, Old Northeast, Historic Kenwood, and bay-edge streets—covering why St. Pete Beach is not the city and how the neighborhoods differ from Clearwater, Gulfport, and north Pinellas.

Editorial illustration of a late-afternoon historic north Pinellas river-town street with a distant inlet — not a photograph of a specific Tarpon Springs property

Local Market Guide · Pinellas County · 17 min read

Buying or Selling a Home in Tarpon Springs, FL: A Complete Guide

A practical guide to buying or selling in Tarpon Springs—north Pinellas on the Anclote, the sponge docks, and historic downtown—covering why it is not Palm Harbor or Holiday, and how river, bayou, and inland streets differ.

Editorial illustration of a late-afternoon north Pinellas planned street beside a freshwater lake — not a photograph of a specific East Lake property

Local Market Guide · Pinellas County · 17 min read

Buying or Selling a Home in East Lake, FL: A Complete Guide

A practical guide to buying or selling in East Lake—unincorporated north Pinellas on Lake Tarpon and East Lake Road—covering why it is not Palm Harbor, East Lake Woodlands, and how the area differs from Trinity, Oldsmar, and Tarpon Springs.

Editorial illustration of a late-afternoon Pinellas scene with a causeway, waterfront skyline, and inland oak street — not a photograph of a specific Pinellas property

Market Overview · Pinellas County · 18 min read

Pinellas County Real Estate Market Overview: St. Pete, Clearwater & What Buyers Should Know

A practical overview of Pinellas County real estate—St. Petersburg, Clearwater, the barrier islands, and north-county towns such as Palm Harbor—covering commute, flood, insurance, and why a county average is the wrong starting point.

Editorial illustration of a late-afternoon north Pinellas street with oaks and a distant coastal inlet — not a photograph of a specific Palm Harbor property

Local Market Guide · Pinellas County · 17 min read

Buying or Selling a Home in Palm Harbor, FL: A Complete Guide

A practical guide to buying or selling in Palm Harbor—north Pinellas on U.S. 19 and Alternate 19—covering Ozona and Crystal Beach, why East Lake is not Palm Harbor, and how the area differs from Trinity, Tarpon Springs, and Clearwater.

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