Real Estate UnRaked

Send us Fan Mail

Could Florida Amendment 3 lower your property taxes—and who could actually benefit? Eric Rakers and Dane Coussens break down the proposed changes, the biggest misconceptions, and the questions Florida homeowners, buyers, and investors should be asking.

In Episode 58 of Real Estate UnRaked, we tackle the debate over Florida property tax relief, homestead exemptions, and what these changes could mean for the real cost of owning a home.

Inside this episode:
• The proposed homestead exemption changes and how they could affect your tax bill
• Why “lower property taxes” doesn’t mean every tax disappears
• Why savings could vary between homeowners
• The new-resident provisions relocation buyers need to understand
• How non-homestead assessment caps could affect investors and second homes
• The debate over local government revenue, police, fire, and community services
• Why buyers shouldn’t build their budget around the seller’s current tax bill

Whether you own a home, are relocating to Florida, or are comparing new construction and resale properties, this conversation helps you ask better questions about affordability.

Thinking about buying, selling, relocating, or building in Northeast Florida? Connect with The Rakers Home Group with United Real Estate Gallery. We serve Jacksonville, Fleming Island, Green Cove Springs, Orange Park, Middleburg, St. Johns County, St. Augustine, and surrounding communities.

🏡 Buying new construction? Contact us before registering with builders so we can discuss representing you and help compare communities, incentives, and ownership costs.

🤝 Agents across Florida and nationwide: Have clients moving to Northeast Florida? We’d love to be your referral partners.

Visit https://RakersHomeGroup.com
Follow The Rakers Home Group on Facebook, Instagram, YouTube, and TikTok.
Subscribe to Real Estate UnRaked wherever you listen to podcasts.

Grab your coffee or something stronger—and let’s un-rake it.

Support the show

That’s it for this episode of Real Estate UnRaked, where we take the mystery—and sometimes the madness—out of today’s housing market.

If you enjoyed the show, follow and subscribe wherever you listen to podcasts—Spotify, Apple Podcasts, or YouTube—and don’t forget to leave us a review. Your feedback helps more people across Northeast Florida discover the truth behind real-estate headlines.

For more tips, insights, and community spotlights, connect with The Rakers Home Group on:

 📱 Facebook & Instagram: @RakersHomeGroup

🌐 Website: www.rakershomegroup.com

Call us at: 

Eric Rakers (904) 386-5589

Dane Coussens (904) 838-8275

Jaycee Crawford  (904) 250-8795

Got a question, story, or topic you’d like us to cover next? Drop us a message—we’d love to feature your ideas in a future episode.

And remember… whether you’re buying, selling, or just exploring, get the Home Team Advantage with The Rakers Home Group.

*The soundbites & Music used in this podcast, we do not own the rights to them*

Send us Fan Mail

The 2026 housing market is officially in a standoff.

Mortgage rates are hovering around 7%. Buyers are saying, “I’m waiting.” Sellers are saying, “I’m not giving my house away.” And home builders are stepping into the middle with mortgage rate buydowns, closing-cost assistance, price reductions, upgrades, quick move-in deals and other incentives designed to get buyers off the fence.So who actually has the leverage right now?Buyers? Sellers? Builders?In Episode 57 of Real Estate UnRaked, Eric Rakers and Dane Coussens of The Rakers Home Group break down what is really happening in the 2026 real estate market, especially here in Jacksonville and Northeast Florida.This isn’t a market where nobody is buying or selling.

It’s a market where everybody is negotiating.And buyers and sellers who understand where the leverage is may find opportunities that simply weren’t available during the frenzy of the last several years.

🏡 IN THIS EPISODE, WE UN-RAKE:Why today’s home buyers are becoming more selective — comparing more homes, calculating monthly payments before making offers, asking for seller concessions and looking at both resale homes and new construction before deciding.

Why some sellers are still mentally stuck in the 2021–2022 housing market, pricing their homes based on what a neighbor sold for years ago instead of what buyers are willing to pay today.

Why overpricing a home in 2026 can be especially dangerous, causing longer days on market, price reductions and buyers wondering what might be wrong with the property.

Then we tackle the biggest number hanging over the housing market:

Mortgage rates around 7%.Does a 7% mortgage rate automatically mean it’s a terrible time to buy a home?

No.But it also doesn’t mean buyers should ignore interest rates.

Eric and Dane explain why the real question isn't just the mortgage rate — it's the entire transaction:

Purchase price
Down payment
Interest rate
Property taxes
Homeowners insurance
HOA and CDD fees
Closing costs
Seller concessions
Builder incentives
Rate buydowns
And ultimately… the total monthly payment.

We also tackle one of the biggest buyer statements in real estate today:

“I’m waiting for mortgage rates to come down.”

But what happens if rates fall and thousands of buyers who have been sitting on the sidelines jump back into the housing market?

Could competition increase?

Could sellers become less willing to negotiate?

Could builders reduce some of the incentives they're currently offering?

And what happens if mortgage rates stay elevated — or even rise?

Instead of trying to predict the future, we talk about a much more important question:

Does buying a home today make sense for YOUR life and YOUR financial situation?

🏗️ NEW CONSTRUCTION BUYERS — THIS PART IS HUGE.

Home builders are competing aggressively for buyers, and depending on the community, home, lender and timing, buyers may encounter incentives such as:

Mortgage rate buydowns
Closing-cost assistance
Price reductions
Design-center credits
Appliance packages
Lot-premium reductions
Quick move-in incentives
Temporary or permanent rate buydowns
And other builder-specific promotions

One of the biggest opportunities may be hiding in quick move-in homes and completed inventory.

A builder may have a finished home sitting on the ground that needs to close before month-end, quarter-end or another internal deadline.

That does NOT mean every builder is desperate.

It means builders run businesses — and businesses have numbers to hit.

The key is knowing where the opportunity is and how to negotiate it.

🔥 THE BIG QUESTION OF EPISODE 57

Stop asking:

“Is now a good time to buy?”

Start asking:

“Is there a good opportunity for ME right now?”

Because there is no single housing market.

A correctly priced home in Fleming Island can behave completely differently from an overpriced property ten minutes away.

A completed builder inventory home can negotiate differently from a home that hasn't been built yet.

A waterfront property behaves differently from a starter home.

The buyer, seller or builder with the leverage can change from one transaction to the next.

That's why national headlines can only tell you so much.

Your house.

Your payment.

Your neighborhood.

Your financial situation.

Your goals.

Those are the numbers that matter.

If you're thinking about buying a home, selling your home, relocating to Northeast Florida or purchasing new construction in Jacksonville, Fleming Island, Green Cove Springs, Orange Park, Middleburg, Oakleaf, St. Johns County, St. Augustine or the surrounding Northeast Florida area, contact The Rakers Home Group.

And if you're considering new construction, reach out to us before walking into the model home or registering with the builder online.

We'll help you compare the builders, communities, quick move-ins, incentives, floorplans and resale alternatives before you make one of the biggest financial decisions of your life.

🌴 RELOCATING TO NORTHEAST FLORIDA?

We help families relocating throughout the Jacksonville and Northeast Florida area understand communities, commute times, builders, schools, housing options, new construction and resale opportunities.

🤝 REAL ESTATE AGENTS — NEED A NORTHEAST FLORIDA REFERRAL PARTNER?

If you have clients relocating to Jacksonville, Fleming Island, Green Cove Springs, Orange Park, Middleburg, Oakleaf, St. Johns County, St. Augustine or anywhere across Northeast Florida, The Rakers Home Group would love to be your local referral partner.

We’ll communicate with you, take care of your client and give them trusted local representation on the ground.

🎙️ FOLLOW REAL ESTATE UNRAKED

Follow The Rakers Home Group on Facebook, Instagram, YouTube and TikTok for Northeast Florida community tours, builder walkthroughs, quick move-in opportunities, real estate market updates and new construction information.

Subscribe to Real Estate UnRaked on YouTube, Apple Podcasts, Spotify and wherever you listen to podcasts.

🌐 RakersHomeGroup.com

The Rakers Home Group — Your Local Neighborhood Realtors®

Support the show

That’s it for this episode of Real Estate UnRaked, where we take the mystery—and sometimes the madness—out of today’s housing market.

If you enjoyed the show, follow and subscribe wherever you listen to podcasts—Spotify, Apple Podcasts, or YouTube—and don’t forget to leave us a review. Your feedback helps more people across Northeast Florida discover the truth behind real-estate headlines.

For more tips, insights, and community spotlights, connect with The Rakers Home Group on:

 📱 Facebook & Instagram: @RakersHomeGroup

🌐 Website: www.rakershomegroup.com

Call us at: 

Eric Rakers (904) 386-5589

Dane Coussens (904) 838-8275

Jaycee Crawford  (904) 250-8795

Got a question, story, or topic you’d like us to cover next? Drop us a message—we’d love to feature your ideas in a future episode.

And remember… whether you’re buying, selling, or just exploring, get the Home Team Advantage with The Rakers Home Group.

*The soundbites & Music used in this podcast, we do not own the rights to them*

Send us Fan Mail

10 Terrible Ways People Choose a Realtor — And Then Wonder What Went Wrong | Real Estate UnRaked #56

How do you actually choose the right Realtor when buying or selling a home?

In Episode #56 of Real Estate UnRaked, Eric Rakers of the Rakers Home Group breaks down 10 of the worst — and surprisingly common — ways buyers and sellers choose a real estate agent.

Your cousin just got her real estate license. One agent says your house is worth way more than everybody else says it is. Another Realtor has 30,000 Instagram followers. Someone responded to your Zillow inquiry in eleven seconds. Another agent promises you absolutely everything you want to hear.

Does any of that actually mean they’re the right Realtor for the job?

Eric takes a funny but serious look at the mistakes consumers make when choosing real estate representation and explains what buyers and sellers should actually be looking for: experience, communication, negotiation skills, market knowledge, pricing strategy, marketing ability, systems, judgment and trust.

In this episode, we’re talking about:

• Why hiring a family member or friend simply because they have a real estate license can be a mistake
• Why the Realtor who gives you the highest suggested listing price may not be giving you the most accurate home value
• How overpricing a home can lead to fewer showings, longer days on market and eventual price reductions
• Why Instagram followers and social-media popularity don’t automatically equal real estate expertise
• Why the first Realtor to answer your online inquiry isn’t automatically the Realtor you should hire
• Why a good agent sometimes needs to tell a client no
• Why all Realtors are absolutely not the same
• How to compare Realtor fees, compensation and actual value
• Why having bought several homes doesn’t replace professional real estate experience
• What being a true local real estate expert really means
• Why trust is more important than simply liking your Realtor
• And the bonus mistake: treating your Realtor like nothing more than somebody who opens the front door

Buying or selling a home is one of the largest financial transactions most people will ever make. Your Realtor should be doing far more than unlocking houses or putting a listing into the MLS.

A strong real estate agent should help you understand property value, contracts, inspections, appraisals, financing issues, negotiation strategy, builder incentives, HOA and CDD considerations, local communities, market conditions and everything that can happen between the first showing and the closing table.

Eric also explains why consumers should interview Realtors, ask how they communicate, understand their marketing plan, discuss compensation, question their local knowledge and ask one extremely important question:

“What are you going to do that the next Realtor isn’t?”

If you’re buying a home, selling a home, relocating to Northeast Florida or considering new construction, this episode gives you a better framework for choosing the Realtor who will actually represent your interests when the transaction gets complicated.

And yes — if your cousin happens to be the best Realtor for the job, hire your cousin.

Just don’t hire them because they’re your cousin.

Eric Rakers and the Rakers Home Group serve buyers, sellers and families relocating throughout Northeast Florida, including Fleming Island, Green Cove Springs, Orange Park, Middleburg, Oakleaf, Jacksonville, St. Johns County and surrounding communities.

Whether you’re looking at resale homes, new construction, relocation, move-up homes or selling your current property, Real Estate UnRaked is about cutting through the polished real estate talk and having honest conversations about how the business actually works.

Grab your coffee — or something stronger — and let’s UnRake it.

Real Estate UnRaked | Episode #56
Hosted by Eric Rakers — Rakers Home Group
Northeast Florida Real Estate | Jacksonville Real Estate | Fleming Island Real Estate | Green Cove Springs Real Estate | New Construction | Home Buying | Home Selling

Support the show

That’s it for this episode of Real Estate UnRaked, where we take the mystery—and sometimes the madness—out of today’s housing market.

If you enjoyed the show, follow and subscribe wherever you listen to podcasts—Spotify, Apple Podcasts, or YouTube—and don’t forget to leave us a review. Your feedback helps more people across Northeast Florida discover the truth behind real-estate headlines.

For more tips, insights, and community spotlights, connect with The Rakers Home Group on:

 📱 Facebook & Instagram: @RakersHomeGroup

🌐 Website: www.rakershomegroup.com

Call us at: 

Eric Rakers (904) 386-5589

Dane Coussens (904) 838-8275

Jaycee Crawford  (904) 250-8795

Got a question, story, or topic you’d like us to cover next? Drop us a message—we’d love to feature your ideas in a future episode.

And remember… whether you’re buying, selling, or just exploring, get the Home Team Advantage with The Rakers Home Group.

*The soundbites & Music used in this podcast, we do not own the rights to them*

Send us Fan Mail

I'm a Realtor, and I'm about to call out my own industry.

There are things happening in real estate that absolutely need to STOP. From agents telling sellers whatever they want to hear to get a listing, to pressuring buyers into homes that aren't right for them, some practices in this business are hurting the very people Realtors are supposed to represent.

And today, I'm not holding back.

In this solo episode of Real Estate UnRaked, Eric Rakers, Realtor® and Team Leader of The Rakers Home Group at United Real Estate Gallery, takes an unfiltered look at seven things real estate agents need to stop doing RIGHT NOW.

We're talking about the uncomfortable truths of the real estate industry, questionable sales tactics, commission-driven decisions, and what homebuyers and sellers should actually expect from their Realtor.

THE 7 THINGS WE'RE CALLING OUT:

1.  Buying listings by promising sellers unrealistic prices. 
2.  Acting like every house is the perfect home for every buyer. 
3.  Allowing new construction buyers to believe the builder's sales representative works for them. 
4.  Creating fake urgency to pressure buyers into making decisions. 
5.  Disappearing once the property goes under contract. 
6.  Pretending to be a local real estate expert without actually knowing the market. 
7.  Putting commissions ahead of the clients we're supposed to represent. 

This episode isn't about attacking Realtors. It's about holding our industry accountable and reminding everyone what real estate representation should look like.

At The Rakers Home Group, we believe buying or selling a home deserves honest advice, real market knowledge, clear communication, and someone willing to tell you the truth—even when it's not what you want to hear.

Whether you're a real estate agent, first-time homebuyer, home seller, or considering new construction in Northeast Florida, this is a conversation you need to hear.

Because your Realtor shouldn't be focused on their next commission. They should be focused on your next move.

ABOUT REAL ESTATE UNRAKED

Hosted by Eric Rakers of The Rakers Home Group at United Real Estate Gallery, Real Estate UnRaked delivers real conversations about buying, selling, building, and investing in real estate throughout Northeast Florida.

From Jacksonville and Fleming Island to Green Cove Springs, Orange Park, St. Johns County, and St. Augustine, we're breaking down the real estate industry, exploring local communities, touring new construction homes, and giving consumers the information they deserve.

No sugarcoating. No unnecessary sales pitches. Just real conversations about real estate.

Grab your coffee or something stronger, and let's un-rake it!

CONNECT WITH THE RAKERS HOME GROUP

Website: https://rakershomegroup.com

Explore Homes: https://ericrakers.propertyinjax.com/

Follow Real Estate UnRaked on YouTube, Facebook, and Instagram for podcast episodes, community spotlights, new construction tours, and Northeast Florida real estate information.

The Rakers Home Group | United Real Estate Gallery

MUSIC & AUDIO COPYRIGHT DISCLAIMER

Certain music, sound bites, and audio clips featured in this episode are the property of their respective copyright owners. Real Estate UnRaked and The Rakers Home Group do not claim ownership of third-party audio content. All rights remain with their respective copyright holders.

Note: This disclaimer does not itself grant permission to use copyrighted audio. Any third-party clips or music should be appropriately licensed or otherwise legally authorized.

Support the show

That’s it for this episode of Real Estate UnRaked, where we take the mystery—and sometimes the madness—out of today’s housing market.

If you enjoyed the show, follow and subscribe wherever you listen to podcasts—Spotify, Apple Podcasts, or YouTube—and don’t forget to leave us a review. Your feedback helps more people across Northeast Florida discover the truth behind real-estate headlines.

For more tips, insights, and community spotlights, connect with The Rakers Home Group on:

 📱 Facebook & Instagram: @RakersHomeGroup

🌐 Website: www.rakershomegroup.com

Call us at: 

Eric Rakers (904) 386-5589

Dane Coussens (904) 838-8275

Jaycee Crawford  (904) 250-8795

Got a question, story, or topic you’d like us to cover next? Drop us a message—we’d love to feature your ideas in a future episode.

And remember… whether you’re buying, selling, or just exploring, get the Home Team Advantage with The Rakers Home Group.

*The soundbites & Music used in this podcast, we do not own the rights to them*

Send us Fan Mail

What if some of the biggest “rules” you've been told about buying or selling a home are completely wrong?

In Episode #54 of Real Estate UnRaked, Eric Rakers and Dane Coussens take on 8 of the biggest real estate myths that refuse to die—and explain why believing the wrong advice could cost home buyers and sellers money, negotiating power, or the opportunity to make the right move.

Do you really need 20% down to buy a house? Should you wait for mortgage rates to drop before buying? Does the agent you connect with on Zillow, Realtor.com, or another real estate website actually represent you? Is new construction always more expensive than resale? Is your Zestimate or online home-value estimate really what your house is worth? Will selling your home yourself automatically save you money?

Eric and Dane break down those questions and more, including one of the biggest misconceptions facing buyers in the rapidly growing Northeast Florida new-construction market: “I don't need my own real estate agent when buying a new-construction home.”

They explain why the sales representative inside the builder's model home works for the builder, what a buyer's real estate agent can actually do during a new-construction purchase, and why buyers should contact their agent BEFORE visiting and registering at a model home.

You'll also hear why there isn't simply one “good” or “bad” housing market. Real estate is hyperlocal. What's happening nationally—or even across Jacksonville—doesn't necessarily tell you what's happening in Fleming Island, Orange Park, Green Cove Springs, Lake Asbury, Middleburg, Oakleaf, Clay County, St. Johns County, or your individual neighborhood.

🏡 COMMUNITY SPOTLIGHT: OAKWOOD ESTATES

This week's Community Spotlight takes us to Oakwood Estates in the Lake Asbury / Green Cove Springs area of Clay County, Florida, where Eric and Dane look at new-construction opportunities from Maronda Homes and Richmond American Homes.

They discuss the differences between the builders and available homes, including floor-plan sizes, price positioning, HOA/CDD considerations, amenities, homesites, and why access to the First Coast Expressway is becoming increasingly important as the Lake Asbury growth corridor continues to develop.

If you're considering moving to Northeast Florida, relocating to the Jacksonville area, buying a home in Clay County, purchasing new construction, or selling your current Florida home, this episode is designed to help you separate real-world real estate facts from the myths, headlines, algorithms, and social-media advice that can make an already big decision even more confusing.

The bottom line?

There is no one-size-fits-all answer in real estate.

The right house, community, financing strategy, price, and timing depend on your situation.

So before you assume you need 20% down, wait indefinitely for interest rates to fall, trust an online home valuation, rule out new construction, or walk into a builder's model home alone—get the facts first.

🎙️ Real Estate UnRaked
Hosted by Eric Rakers & Dane Coussens

Real conversations. Local knowledge. No sugarcoating.

Whether you're buying, selling, relocating, or exploring new construction in Northeast Florida, we're here to help you understand the market and make the decision that's right for you.

The Rakers Home Group | United Real Estate Gallery
Serving Fleming Island, Green Cove Springs, Lake Asbury, Orange Park, Middleburg, Oakleaf, Jacksonville, St. Johns County and communities throughout Northeast Florida.

And remember:

Just because everybody says it's true... doesn't mean it is.

Support the show

That’s it for this episode of Real Estate UnRaked, where we take the mystery—and sometimes the madness—out of today’s housing market.

If you enjoyed the show, follow and subscribe wherever you listen to podcasts—Spotify, Apple Podcasts, or YouTube—and don’t forget to leave us a review. Your feedback helps more people across Northeast Florida discover the truth behind real-estate headlines.

For more tips, insights, and community spotlights, connect with The Rakers Home Group on:

 📱 Facebook & Instagram: @RakersHomeGroup

🌐 Website: www.rakershomegroup.com

Call us at: 

Eric Rakers (904) 386-5589

Dane Coussens (904) 838-8275

Jaycee Crawford  (904) 250-8795

Got a question, story, or topic you’d like us to cover next? Drop us a message—we’d love to feature your ideas in a future episode.

And remember… whether you’re buying, selling, or just exploring, get the Home Team Advantage with The Rakers Home Group.

*The soundbites & Music used in this podcast, we do not own the rights to them*

Send us Fan Mail

Are you waiting for mortgage rates to drop before buying a home? You may be focusing on the wrong number.

In Episode 53 of Real Estate UnRaked, Eric Rakers and Dane Coussens break down 7 practical ways homebuyers can potentially lower their monthly house payment without waiting for mortgage rates to fall.

Mortgage rates matter—but they aren't the only factor determining whether a home is affordable. We discuss how buyers can shop lenders and compare the entire mortgage, strategically use seller concessions, understand temporary vs. permanent rate buydowns, compare conventional, FHA, VA and USDA loan options, and evaluate the total monthly housing payment instead of simply looking at purchase price.  

We also explain why new-construction builder incentives can create opportunities for today's buyers—and why an advertised promotional rate doesn't automatically mean you're getting the best overall deal. Buyers need to compare the home price, financing, closing costs, taxes, assessments, insurance and complete monthly payment. 

Then we're heading to Clay County, Florida for this week's Community Spotlight: Granary Park in the Green Cove Springs / Lake Asbury area. We explore this Lennar master-planned community, including its 40s, 50s and 60s home collections, available floor-plan sizes, resort-style amenities and why Granary Park may deserve a look from first-time buyers, move-up buyers and families searching for new construction in Northeast Florida.  

The biggest takeaway?

Stop letting one number—the mortgage rate—make the entire home-buying decision for you. You can't control where rates will be six months from now, but you can understand your budget, evaluate your options and structure your home purchase intelligently. 

If you're considering buying a home in Jacksonville, Green Cove Springs, Lake Asbury, Clay County, St. Johns County or anywhere in Northeast Florida, this episode is built to help you make a smarter decision in today's real estate market.

Real Estate UnRaked — real homes, real communities, real market insight, and real conversations about Northeast Florida real estate.

Support the show

That’s it for this episode of Real Estate UnRaked, where we take the mystery—and sometimes the madness—out of today’s housing market.

If you enjoyed the show, follow and subscribe wherever you listen to podcasts—Spotify, Apple Podcasts, or YouTube—and don’t forget to leave us a review. Your feedback helps more people across Northeast Florida discover the truth behind real-estate headlines.

For more tips, insights, and community spotlights, connect with The Rakers Home Group on:

 📱 Facebook & Instagram: @RakersHomeGroup

🌐 Website: www.rakershomegroup.com

Call us at: 

Eric Rakers (904) 386-5589

Dane Coussens (904) 838-8275

Jaycee Crawford  (904) 250-8795

Got a question, story, or topic you’d like us to cover next? Drop us a message—we’d love to feature your ideas in a future episode.

And remember… whether you’re buying, selling, or just exploring, get the Home Team Advantage with The Rakers Home Group.

*The soundbites & Music used in this podcast, we do not own the rights to them*

Send us Fan Mail

Episode 52 Description — Real Estate UnRaked

Is the housing market crashing in 2026—or are the national headlines completely missing what’s happening in Northeast Florida?

The U.S. housing market is changing, but real estate is hyperlocal. What’s happening nationally isn’t necessarily what’s happening in Jacksonville, Clay County, Duval County, Fleming Island, Green Cove Springs, Middleburg, Orange Park, Lake Asbury, or Northeast Florida.

In Episode 52 of Real Estate UnRaked, Eric Rakers and Dane Coussens of The Rakers Home Group break down what buyers and sellers actually need to know about the 2026 Northeast Florida housing market.

Jacksonville home prices have softened. Buyers have more negotiating power in certain situations. Sellers are facing more price sensitivity. Mortgage rates continue to affect affordability and purchasing power. And new-construction builders are using financing incentives, closing-cost assistance, rate buydowns, and quick move-in opportunities to compete for buyers.

But does any of that mean we're headed toward a housing market crash?

Not necessarily.

Eric and Dane explain why the market is becoming more balanced—and why Jacksonville real estate and Northeast Florida real estate can behave very differently from the national housing market. They also discuss why individual communities only a few miles apart can experience completely different market conditions. 

🏠 IN THIS EPISODE:

🔥 Is the housing market actually crashing?
We separate national real estate headlines from what's happening locally and explain the difference between a housing crash, housing correction, and a more balanced real estate market.

💰 Mortgage Rates & Home Affordability
Today's homebuyers aren't simply asking, “How much does the house cost?” They're asking, “What does this house cost me every month?” We discuss how mortgage rates, seller concessions, builder incentives, and rate buydowns can dramatically change the real cost of buying a home. 

🛒 Do Homebuyers Finally Have Leverage?
Buyers may have more opportunities to negotiate closing costs, repairs, price reductions, home warranties, rate buydowns, and other concessions—but desirable, properly priced homes can still attract serious competition. 

📍 Jacksonville Housing Market 2026
We examine why Jacksonville's real estate market can't be understood through one national headline and why inventory, pricing, affordability, location, condition, and buyer demand all matter.

🌴 Clay County vs. Duval County Real Estate
There isn't one Northeast Florida housing market.

Fleming Island isn't Middleburg. Orange Park isn't Green Cove Springs. Lake Asbury isn't Oakleaf. And Jacksonville itself contains dozens of smaller real estate markets. 

🏗️ New Construction vs. Resale Homes
One of the biggest changes facing Northeast Florida sellers is competition from new construction.

Builders may be able to offer mortgage-rate buydowns, closing-cost incentives, quick move-in discounts, preferred lender incentives, and other promotions that traditional resale sellers can't always match dollar-for-dollar.

That's why buyers need to compare the TOTAL DEAL—not simply the purchase price. 

🏡 What Northeast Florida Sellers Need to Know
The market isn't going to rescue a bad listing anymore.

Pricing, condition, presentation, professional photography, video, staging, digital marketing, and understanding your competition matter again.

As Eric puts it:

“You can absolutely sell a house in this market. But you can't market a 2026 listing with a 2021 strategy.” 

🌴 COMMUNITY SPOTLIGHT: HYLAND TRAIL

This week's New Community Spotlight takes us to Hyland Trail in the Lake Asbury area of Green Cove Springs, Florida.

Eric and Dane break down this growing master-planned community, including its approximately 750 acres, outdoor recreation focus, trails, parks, planned amenities, multiple homebuilders, and the separate Edenbrooke 55+ active-adult community. 

We cover:

Pulte Homes • Dream Finders Homes • Perry Homes • Drees Homes • Lennar at Edenbrooke 55+

Plus The Lodge amenity center, resort-style pool, pickleball, fitness center, trails, parks, splash zone, Barks & Rec dog park, lifestyle programming, and neighboring Ronnie Van Zant Park.  

If you're considering new construction in Green Cove Springs, Lake Asbury, Clay County, or Northeast Florida, Hyland Trail is one community worth knowing about.

🎯 THE BOTTOM LINE

There is no single U.S. housing market.

There isn't even one Jacksonville housing market.

The opportunity for buyers and sellers often exists beneath the national headlines—in a particular neighborhood, price range, builder incentive, seller concession, mortgage strategy, or property that's been sitting on the market.

If you're buying a home, selling a home, relocating to Northeast Florida, or considering new construction in Jacksonville or Clay County, understanding the LOCAL market matters more than ever.

Real Estate UnRaked cuts through the headlines, skips the sales pitch, and talks about what's actually happening in real estate. 

🎙️ Hosted by Eric Rakers & Dane Coussens
🏡 The Rakers Home Group
📍 Serving Northeast Florida, Jacksonville, Clay County, Duval County and surrounding communities

Support the show

That’s it for this episode of Real Estate UnRaked, where we take the mystery—and sometimes the madness—out of today’s housing market.

If you enjoyed the show, follow and subscribe wherever you listen to podcasts—Spotify, Apple Podcasts, or YouTube—and don’t forget to leave us a review. Your feedback helps more people across Northeast Florida discover the truth behind real-estate headlines.

For more tips, insights, and community spotlights, connect with The Rakers Home Group on:

 📱 Facebook & Instagram: @RakersHomeGroup

🌐 Website: www.rakershomegroup.com

Call us at: 

Eric Rakers (904) 386-5589

Dane Coussens (904) 838-8275

Jaycee Crawford  (904) 250-8795

Got a question, story, or topic you’d like us to cover next? Drop us a message—we’d love to feature your ideas in a future episode.

And remember… whether you’re buying, selling, or just exploring, get the Home Team Advantage with The Rakers Home Group.

*The soundbites & Music used in this podcast, we do not own the rights to them*

Send us Fan Mail

Thinking about selling your house in 2026? Before you spend $10,000, $20,000—or even $50,000—renovating your home, STOP. Some home improvements can help your house sell faster and for more money. Others could be a complete waste of your money.

In Episode 51 of Real Estate UnRaked, Eric Rakers and Dane Coussens break down 5 home upgrades that can actually help your house sell—and 5 upgrades homeowners may want to think twice about before listing their home for sale.

One of the biggest mistakes sellers make is assuming they need a major renovation before putting their house on the market. In reality, buyers often care more about a home being clean, well-maintained, updated and move-in ready than whether the seller just completed an expensive luxury remodel.

🏡 WHAT WE'RE TALKING ABOUT IN EPISODE 51

We start with one of the most important—and affordable—home improvements: CURB APPEAL.

Before a buyer ever walks through your front door, they're already forming an opinion about your home. Pressure washing, fresh mulch, trimmed landscaping, a healthy lawn, updated house numbers, exterior lighting and even a freshly painted front door can completely change that first impression.

Then we're talking about why PAINT IS STILL KING when preparing a house for sale.

Neutral paint, fresh trim and brighter rooms can help buyers picture themselves living in your home instead of focusing on someone else's personal style.

🍳 WHAT ABOUT THE KITCHEN?

You've probably heard that “kitchens sell houses”—but does that mean you should spend $60,000 remodeling yours?

Not necessarily.

Eric and Dane discuss smaller kitchen improvements such as updated cabinet hardware, faucets, lighting, fresh caulk, countertop repairs, deep cleaning and improving the appearance of appliances before jumping into an expensive renovation.

🔧 THE LITTLE THINGS BUYERS NOTICE

Burned-out light bulbs. Dirty grout. Loose doorknobs. Running toilets. Dirty windows. Old air filters. HVAC maintenance.

These might seem insignificant, but small signs of deferred maintenance can make buyers start wondering:

“What else hasn't been maintained?”

That can become especially important when the home inspection and negotiations begin.

💰 5 HOME UPGRADES THAT COULD WASTE YOUR MONEY

We're also covering projects sellers should think carefully about before spending money on them, including:

• Luxury kitchen remodels
• Installing a swimming pool
• Custom built-ins
• High-end landscaping
• Over-improving a home beyond neighborhood values

When you're preparing to sell, the goal isn't necessarily to create your dream home. The goal is to determine which improvements are most likely to produce a return when the property hits the market.

Sometimes spending $3,000 in the right places can make a significant difference.

And sometimes spending $30,000 may do very little for your sale.

That's why talking with a knowledgeable real estate professional BEFORE starting major renovations can potentially save sellers thousands of dollars.

🌴 COMMUNITY SPOTLIGHT: SARATOGA SPRINGS | GREEN COVE SPRINGS, FLORIDA

This week's Real Estate UnRaked Community Spotlight takes us to Saratoga Springs in Green Cove Springs, one of the growing new-home communities in Clay County, Florida.

Eric and Dane discuss the community's location, access to the First Coast Expressway, D.R. Horton homes, one- and two-story floor plans, Smart Home technology and community features such as pools, a clubhouse, walking trails and playgrounds.

We also get into the bigger questions buyers should ask when considering Saratoga Springs:

What builder incentives are currently available?

What should buyers know before visiting?

What should you expect from the HOA?

What future phases are planned?

Who is Saratoga Springs best suited for?

And how does it compare with other nearby Clay County communities such as Jennings Farm, Granary Park and Wilford Preserve?

If you're researching new construction homes in Green Cove Springs, Clay County real estate, homes near the First Coast Expressway, or moving to Northeast Florida, you'll want to catch this week's Community Spotlight.

🎙️ ABOUT REAL ESTATE UNRAKED

Real Estate UnRaked is a Northeast Florida real estate podcast hosted by Eric Rakers and Dane Coussens, covering the questions real buyers and sellers are asking about the housing market.

From selling a home in Northeast Florida and preparing your house for the market to new construction, home buying, builder communities and local market trends, we're here to cut through the noise and have real conversations about real estate.

If you're thinking about buying, selling, relocating, or building a new home in Northeast Florida, subscribe to Real Estate UnRaked and follow along each week.

And before you spend thousands renovating a house you're planning to sell—talk to a real estate professional and figure out which improvements actually make sense for YOUR home and YOUR neighborhood.

Smart improvements beat expensive improvements.

Support the show

That’s it for this episode of Real Estate UnRaked, where we take the mystery—and sometimes the madness—out of today’s housing market.

If you enjoyed the show, follow and subscribe wherever you listen to podcasts—Spotify, Apple Podcasts, or YouTube—and don’t forget to leave us a review. Your feedback helps more people across Northeast Florida discover the truth behind real-estate headlines.

For more tips, insights, and community spotlights, connect with The Rakers Home Group on:

 📱 Facebook & Instagram: @RakersHomeGroup

🌐 Website: www.rakershomegroup.com

Call us at: 

Eric Rakers (904) 386-5589

Dane Coussens (904) 838-8275

Jaycee Crawford  (904) 250-8795

Got a question, story, or topic you’d like us to cover next? Drop us a message—we’d love to feature your ideas in a future episode.

And remember… whether you’re buying, selling, or just exploring, get the Home Team Advantage with The Rakers Home Group.

*The soundbites & Music used in this podcast, we do not own the rights to them*

Send us Fan Mail

Should you buy a home now or wait for mortgage rates to come down? It’s one of the biggest questions facing homebuyers in today’s real estate market—and in Episode #50 of Real Estate UnRaked, Eric Rakers and Dane Coussens break down what Northeast Florida buyers need to know before sitting on the sidelines.

With mortgage rates, home prices, housing inventory, inflation, and economic headlines constantly changing, it can feel impossible to know when the “right” time is to buy. But trying to perfectly time the housing market could mean overlooking opportunities that are available right now.

In this episode, Eric and Dane take a closer look at the Northeast Florida housing market and discuss why local market conditions can tell a very different story than the national real estate headlines.

🏡 SHOULD YOU BUY NOW OR WAIT?

Eric and Dane discuss why buyers are hesitant, what improving housing inventory means for today’s buyer, and why increased inventory can create opportunities that simply weren’t available during the bidding-war market.

They also tackle one of real estate’s most common sayings: “Marry the house, date the rate.”

Could waiting for lower mortgage rates actually cost you more if home prices rise or buyer competition returns? And when does buying now actually make sense?

💰 BUYERS HAVE NEGOTIATING POWER AGAIN

The real estate market has changed.

Depending on the property and situation, today’s buyers may be able to negotiate things that were extremely difficult to get during the hottest years of the housing market, including:

• Seller-paid closing costs
• Mortgage interest-rate buydowns
• Builder incentives
• Appliance packages
• Repair requests
• Flexible closing dates
• Seller concessions

More inventory can also give buyers something they haven’t had in years: time to compare their options and negotiate instead of feeling pressured to make an immediate decision.

🏘️ NEW COMMUNITY SPOTLIGHT: THE ROOKERY BY D.R. HORTON

Episode #50 also launches a brand-new Real Estate UnRaked segment: Community Spotlight.

Each week, Eric and Dane will take listeners inside communities throughout Northeast Florida, discussing the homes, builders, location, lifestyle, incentives, and information buyers should know before scheduling a tour.

The first Community Spotlight takes us to The Rookery by D.R. Horton in Clay County, Florida.

Eric and Dane discuss what buyers should look for when considering The Rookery, including:

• One- and two-story new construction floor plans
• Modern open-concept home designs
• Kitchen islands and contemporary living spaces
• Smart-home features
• Energy-efficient new construction
• New-home warranties
• Builder financing opportunities
• Potential closing-cost assistance and buyer incentives
• Access to Jacksonville, NAS Jacksonville, and major commuting routes

They also explain why you should look beyond the advertised price when comparing new construction homes in Northeast Florida. Builder incentives, financing programs, available inventory, and quick move-in opportunities can dramatically change the numbers.

⚡ LIGHTNING ROUND: SHOULD YOU WAIT UNTIL AFTER THE HOLIDAYS TO BUY?

Could waiting until after the holidays actually work against you?

Eric and Dane discuss how reduced buyer competition, motivated sellers, and potential year-end builder incentives can create opportunities for buyers willing to make a move while everyone else is waiting.

If you're a first-time homebuyer, relocating to Jacksonville or Northeast Florida, buying new construction, moving up, downsizing, or simply trying to decide whether 2026 is the right time to buy a house, this episode is for you.

🎙️ Real Estate UnRaked brings you straight-talking real estate conversations, Northeast Florida housing market insights, new construction information, community spotlights, and practical advice designed to help buyers and sellers make smarter real estate decisions.

Subscribe and follow Real Estate UnRaked so you don't miss our upcoming Northeast Florida Community Spotlights and real estate market updates.

Support the show

That’s it for this episode of Real Estate UnRaked, where we take the mystery—and sometimes the madness—out of today’s housing market.

If you enjoyed the show, follow and subscribe wherever you listen to podcasts—Spotify, Apple Podcasts, or YouTube—and don’t forget to leave us a review. Your feedback helps more people across Northeast Florida discover the truth behind real-estate headlines.

For more tips, insights, and community spotlights, connect with The Rakers Home Group on:

 📱 Facebook & Instagram: @RakersHomeGroup

🌐 Website: www.rakershomegroup.com

Call us at: 

Eric Rakers (904) 386-5589

Dane Coussens (904) 838-8275

Jaycee Crawford  (904) 250-8795

Got a question, story, or topic you’d like us to cover next? Drop us a message—we’d love to feature your ideas in a future episode.

And remember… whether you’re buying, selling, or just exploring, get the Home Team Advantage with The Rakers Home Group.

*The soundbites & Music used in this podcast, we do not own the rights to them*

Send us Fan Mail

Are you considering buying a new-construction home in Northeast Florida? Before you walk into a model home, register online, or schedule a builder tour, there is something every homebuyer needs to understand: the onsite builder sales representative works for the builder—not for you.

In Episode 49 of Real Estate UnRaked, Northeast Florida Realtors Eric Rakers and Dane Coussens reveal what buyers need to know before purchasing a new-construction home in Jacksonville, Green Cove Springs, Lake Asbury, Clay County, St. Johns County, or anywhere across Northeast Florida.

The model home may be beautiful, the incentives may sound incredible, and the onsite representative may be extremely helpful—but who is protecting your interests during the transaction?

Eric and Dane explain why contacting your own Realtor before your first builder visit can make a major difference. They also break down the real cost of buying a new home, including base prices, homesite premiums, design-center upgrades, builder closing-cost incentives, preferred-lender promotions, HOA fees, CDD assessments, property taxes, inspections, and expenses that may not be included in the advertised price.

In this episode, you’ll discover:

• Who the onsite builder sales representative actually represents
• Why buyers should contact their Realtor before visiting a model home
• How builder registration policies can affect buyer representation
• What a buyer’s Realtor does during a new-construction purchase
• How to compare builders, floor plans, communities, and homesites
• Why the advertised base price may not be the final purchase price
• How to evaluate builder incentives and preferred-lender offers
• What to investigate before selecting a homesite
• Why brand-new homes still need independent inspections
• The importance of pre-drywall, final, reinspection, and 11-month warranty inspections
• How builder contracts differ from traditional resale contracts
• What buyers should know about HOA fees, CDD assessments, future development, commute times, school zoning, and resale potential

Eric and Dane also explore several growing new-construction communities in Green Cove Springs and Lake Asbury, including Rookery by D.R. Horton, Anabelle Island by KB Home, Lakes at Bella Lago, Hyland Trail, Granary Park, The Preserve at Laurelton, Saratoga Springs, and Edenbrooke at Hyland Trail.

The community spotlight takes a closer look at The Preserve at Laurelton by David Weekley Homes, including its Canopy and Haven collections, available home styles, larger garage options, and planned lifestyle amenities.

The episode also examines Northeast Florida’s growing 55-plus and active-adult real estate market. Eric and Dane discuss downsizing, aging in place, single-story homes, lower-maintenance living, active-adult amenities, and the financial questions buyers should answer before making their next move.

Buying a new-construction home can be exciting—but new does not always mean simple. Before signing a builder contract, make sure someone is evaluating the homesite, incentives, lender, inspections, HOA, CDD, construction process, future development, and long-term resale value from your side of the transaction.

Thinking about buying a new home in Northeast Florida? Contact The Rakers Home Group before your first builder visit. Call, text, or message us with the words NEW HOME, and we’ll help you compare communities, builders, incentives, inventory homes, and floor plans.

Subscribe to Real Estate UnRaked for honest conversations about Northeast Florida real estate, new construction, home buying, home selling, relocation, market trends, and the information buyers and sellers need before making their next move.

Hosted by Eric Rakers—Your Local Neighborhood Realtor—and Dane Coussens of The Rakers Home Group.

Support the show

That’s it for this episode of Real Estate UnRaked, where we take the mystery—and sometimes the madness—out of today’s housing market.

If you enjoyed the show, follow and subscribe wherever you listen to podcasts—Spotify, Apple Podcasts, or YouTube—and don’t forget to leave us a review. Your feedback helps more people across Northeast Florida discover the truth behind real-estate headlines.

For more tips, insights, and community spotlights, connect with The Rakers Home Group on:

 📱 Facebook & Instagram: @RakersHomeGroup

🌐 Website: www.rakershomegroup.com

Call us at: 

Eric Rakers (904) 386-5589

Dane Coussens (904) 838-8275

Jaycee Crawford  (904) 250-8795

Got a question, story, or topic you’d like us to cover next? Drop us a message—we’d love to feature your ideas in a future episode.

And remember… whether you’re buying, selling, or just exploring, get the Home Team Advantage with The Rakers Home Group.

*The soundbites & Music used in this podcast, we do not own the rights to them*