Annelisse Ovalles

Annelisse holds a Bachelor's Degree from Eastern Michigan University, with a dual major in Business Administration and International Trade. Her business training informs how she prices, negotiates, and structures deals; her international trade background gives her a natural feel for the cross-border complexities that come with Weston's global buyer pool — from FIRPTA and foreign financing to currency timing and ownership structure. She continues her education through Compass Academy and ongoing training in Florida market law, luxury marketing, and international real estate.

Frequently Asked Questions

Buying in Broward

How does buying in Broward compare to Miami?
Broward offers 20–30% more home for your money than comparable Miami neighborhoods, with easier commutes and A-rated schools in cities like Weston, Parkland, and Cooper City. Fort Lauderdale delivers a similar waterfront lifestyle to Miami Beach at a lower price point. Many of my buyers start their search in Miami and end up closing in Broward.

What should I know before buying an older condo?
Florida's milestone inspection law requires structural inspections for buildings 30+ years old, and associations must now fully fund reserves. This has triggered special assessments along Galt Ocean Mile, Hollywood Beach, and Pompano. Before you offer, I pull the building's inspection report, reserve study, and board minutes — sometimes a building mid-assessment is actually the better buy because the big repairs are already funded.

How bad is homeowners insurance in Broward?
It's a real cost, but manageable with the right property. Homes with newer roofs (under 10–15 years), impact windows, and elevation outside high-risk flood zones insure far more affordably. I get insurance quotes during the inspection period — before you're locked in — so premiums never surprise you at closing.

I want a home where I can keep a boat. What should I look for?
Fort Lauderdale has over 165 miles of navigable waterways, but not every canal fits every boat. The key factors:

• Ocean access with or without fixed bridges
• Dock size and seawall condition
• Water depth at low tide
• Bridge clearances in your specific neighborhood

Las Olas Isles, Coral Ridge, Rio Vista, and Lighthouse Point each price and boat differently — I help match the boat you own (or plan to own) to the right canal.

I'm relocating from out of state. How do you help remote buyers?
Most of my relocation clients buy before they move. I run live video tours, provide honest neighborhood breakdowns — traffic, schools, flood zones, not just the pretty parts — and coordinate inspections and closing so you can complete the purchase without flying down more than once, if at all.

Selling in Broward

What's my home worth right now?
It depends heavily on your micro-market — a canal-front home in Las Olas Isles and a similar-sized house in Plantation are completely different markets. I price from the last 90 days of comps on your street and current buyer activity. In this market, homes priced right sell in weeks; overpriced homes sit and eventually sell for less.

Should I make repairs or upgrades before listing?
In Broward, the upgrades that actually return money are impact windows, a newer roof, and updated kitchens and baths — because they directly lower the buyer's insurance costs and inspection objections. Cosmetic staging matters too, but I'll tell you honestly which projects to skip.

My condo building has a special assessment. Can I still sell?
Yes — I sell these regularly. Your options: pay the assessment at closing, credit the buyer, or price it in. The right choice depends on your building and buyer pool — buildings that have completed their milestone repairs are actually easier to sell than ones that haven't started.

Where do buyers for Broward homes come from?
A large share come from the Northeast, the Midwest, and Miami-Dade residents moving north for value. My marketing targets those feeds specifically — out-of-market exposure, professional video, and Compass's national referral network — so your home reaches buyers who aren't just browsing local listings.

How long will my home take to sell?
Well-priced single-family homes in desirable neighborhoods typically go under contract within the first few weeks; condos in older buildings take longer and depend on the building's inspection status. When we meet, I'll show you actual days-on-market data for your neighborhood so we set a plan based on data, not a guess.

Living in Weston

Why do families choose Weston over other Broward suburbs?
Weston consistently ranks among the safest cities in Florida, and its schools — Cypress Bay High, Falcon Cove Middle, and A-rated elementaries — are the biggest driver of demand. It's a fully master-planned city, so the landscaping, parks, and infrastructure are uniformly maintained in a way you won't find elsewhere in South Florida. Families who tour Weston after seeing other suburbs almost always feel the difference immediately.

What are the main communities in Weston?

• Weston Hills Country Club — golf-course estates behind gates
• Windmill Ranch Estates — luxury acreage enclave
• The Ridges and Savanna — popular with families for amenities and school zoning
• Bonaventure — value entry point with resort-style amenities

Each has different HOA fees, gate access, and lot sizes. I help buyers match their budget and lifestyle to the right village, not just the right house.

What do HOA fees cover, and what should I budget?
Nearly all of Weston is governed by HOAs — modest fees in non-gated villages, higher in gated and golf communities. They typically cover common areas, gates, and amenities, but not your roof or insurance since these are single-family homes. I break down the true monthly cost of every home we consider: mortgage, HOA, insurance, and taxes together.

Is Weston safer from hurricanes and flooding than coastal cities?
Weston was built almost entirely from the 1990s onward under modern building codes, and it sits inland with an engineered drainage system of lakes and canals. That translates into meaningfully lower insurance premiums than coastal Broward — often thousands per year less than a comparable beachside home.

What does it cost to buy in Weston right now?
Entry points in Bonaventure and older non-gated villages start well below the city's median, while gated golf communities and Windmill Ranch estates command seven figures. Inventory in the top school zones stays tight — well-priced homes there often see multiple offers. I'll send you a current breakdown by community when we talk, since these numbers move.

For International Clients: FIRPTA

What is FIRPTA and who does it apply to?
FIRPTA is a federal law requiring the buyer to withhold a portion of the sale price when the seller is a "foreign person" — a non-U.S. citizen and non-resident for tax purposes. It applies to nearly every South Florida transaction involving an international seller, which is why it comes up so often in my practice.

How much is withheld under FIRPTA?
The standard withholding is 15% of the gross sale price — not 15% of the profit. Lower rates may apply:

• 10% if the buyer will use the property as a personal residence and the price is $300,001–$1,000,000
• 0% if the price is $300,000 or under and the buyer will use it as a residence

Your title company and tax professional confirm eligibility before closing.

Do I actually lose 15% of my sale price?
No — the 15% is withheld at closing and sent to the IRS, but it's a prepayment of tax, not the tax itself. Your actual tax liability is based on your capital gain, which is usually far less than 15% of the sale price. Most foreign sellers recover a significant portion (sometimes all) of the withheld amount by filing a U.S. tax return the following year.

Can I reduce the withholding before closing?
Yes. Foreign sellers can apply for a Withholding Certificate from the IRS (Form 8288-B) before closing, which can reduce or eliminate withholding if the actual tax owed will be less. The application must be filed on or before the closing date, and funds are held in escrow until the IRS responds — typically 90+ days. I coordinate the timing with your tax advisor so it doesn't delay your sale.

Does FIRPTA apply if I'm a foreign buyer?
Not when you're buying. But if you're purchasing from another foreign seller, you (as the buyer) are legally responsible for the withholding. And when you eventually sell as a non-resident, FIRPTA will apply to you — which is why planning your ownership structure at purchase (personal name, LLC, or trust) matters.

How do you help international clients navigate FIRPTA?
I'm not a tax advisor, but I work regularly with title companies, CPAs, and international tax attorneys who handle these transactions weekly. My role is to identify FIRPTA early, connect you with the right specialists, and coordinate timing so your closing isn't disrupted. Many delays come from FIRPTA being handled at the last minute — I make sure that doesn't happen.

This is a general overview and does not constitute tax or legal advice. Consult a qualified U.S. tax professional for your situation.

Relocating: The Homestead Exemption

What is the homestead exemption and why does it matter?
It's a Florida property tax benefit that reduces the taxable value of your primary residence by up to $50,000 and caps how much your assessed value can rise each year. For most Broward homeowners, the ongoing tax cap is worth far more than the initial deduction — sometimes saving tens of thousands of dollars over years of ownership.

Who qualifies?
You qualify if you own the home, occupy it as your permanent residence as of January 1 of the tax year, and are a Florida resident. You can only claim homestead on one property, and can't hold an equivalent residency-based benefit in another state at the same time. Most relocating buyers qualify starting the year after they move in.

How much will homestead actually save me?
Two ways:

• The $50,000 exemption reduces taxable value (typically $700–$1,000 per year in direct savings)
• The Save Our Homes cap limits annual assessed-value increases to 3% or CPI, whichever is lower — the bigger long-term benefit in a rising market

When and how do I apply?
File with the Broward County Property Appraiser between January 1 and March 1 of the year you want the exemption. Filing is free at bcpa.net — beware of third-party services charging fees to do what the county does for free. You file once; the exemption renews automatically.

What is "portability" and how does it help me?
If you already own a Florida homestead and sell it to buy another, you can transfer up to $500,000 of your Save Our Homes savings to the new home. This is a huge benefit for Miami-Dade or Palm Beach owners moving to Weston, or Weston owners moving within Broward. Portability must be claimed within three tax years of leaving the previous homestead.

Do foreign buyers or non-residents qualify?
No — homestead requires permanent Florida residency (green card for non-citizens, or documentation that Florida is your family's permanent home). Second homes and investment properties don't qualify, which is why property tax planning is a key part of any international purchase.

For Investors: 1031 Exchanges

What is a 1031 exchange and when should I consider one?
A 1031 exchange lets investors sell an investment property and defer capital gains tax by reinvesting the proceeds into another "like-kind" investment property. For South Florida investors who've held rentals for years with significant gains, this can preserve tens or hundreds of thousands that would otherwise go to taxes.

What properties qualify as "like-kind"?
Any U.S. investment real estate qualifies as like-kind to any other U.S. investment real estate — a Weston rental for a Fort Lauderdale duplex, a Broward commercial building, or land. Your personal residence and second homes do not qualify.

What are the timing rules?
Two strict deadlines:

• 45 days from closing on the sale to formally identify replacement properties
• 180 days from that same closing to close on the replacement

These are calendar days, including weekends and holidays. Missing either disqualifies the exchange and triggers full capital gains tax.

Can I just take the cash and buy another property later?
No. If you touch the sale proceeds — even briefly — the exchange fails. Funds must go directly from closing to a Qualified Intermediary (QI), who holds them and disburses to purchase the replacement. Choosing an experienced QI before you list the property is critical.

How much do I need to reinvest?
To fully defer taxes, you must reinvest all net proceeds and replace the debt on the original property (or add cash to make up the difference). Any cash you keep or debt you don't replace is called "boot" and is taxable. Many investors intentionally take some boot when it makes sense — the exchange doesn't have to be all-or-nothing.

How do you help investors execute a 1031 in Broward?
My role is coordination and timing. I identify strong replacement candidates before we list the sale property so you're not scrambling in the 45-day window, work with proven Qualified Intermediaries and 1031-experienced closing attorneys, and align both closings. I'm not a tax advisor — but I've closed enough of these to know where they go wrong, and I'll make sure yours doesn't.

This is a general overview and does not constitute tax or legal advice. Consult a qualified 1031 exchange specialist for your situation.