Waterfront vacation homes

Waterfront vacation homes have always been in demand and Orlando is no different. What could be better than relaxing in your pool whilst enjoying the perfect sunset over the lake?

Just this week we have closed on this lovely waterfront home which will be on the short term rental market within a matter of weeks.






Also over the weekend another British family decided that it was time for their very own fairytale as they purchased the following model

Orlando waterfront vacation homes

which will be constructed on this lot.

Orlando waterfront vacation homes

Just imagine starting and ending your day here!

You may ask how so many of our clients manage to buy waterfront vacation homes in Orlando and the answer is easy. When you have been in the business as long as I have, the developers know who to reach out to when these lots become available.

Guess what, they come to me first because I am in the privileged position of  always having clients, many of whom are referrals or happy owners purchasing a second or third property.

If you are seriously considering the purchase of a new vacation home in Orlando, you are more than welcome to get in contact with us. We will work harder than anyone else to find you your very own fairytale castle in the sun.

James Mitchell

N.B/ Remember that as a buyer our services cost you nothing, as we are paid by the seller/developer


Advantages & Disadvantages of Buying as an Individual

Advantages and Disadvantages of Buying as an Individual

Trying to decide how to purchase US real property?

Currently, long term capital gains tax rates are 15% for individuals and there is no capital gains treatment for C corporations.  Federal corporate tax rates can be as high as 35%.  What this means for the foreign buyer is a tax savings on the capital gains on the sale of the property if it is held individually as opposed to a standard corporation. However, these taxes can be avoided, and the foreign person can obtain the Federal capital gains tax rate of 15%, by creating an LLC.  LLC’s allow individuals to be taxed at their own individual tax rate, instead of being subject to the high corporate tax rates of 35%.  As a result, there is not a significant advantage in tax treatment to a foreign buyer if they own a property individually.

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Orlando airport expansion

Well, the new Orlando airport expansion or Capital Improvement Plan (CIP) as it is being called, is now underway with a total of $3.1 billion dollars in the process of being spent.

The 7 year project includes much needed enhancements to the North Terminal Complex plus new construction of the South Airport APM (Automated People Mover ) Complex and ITF (Inter-modal Terminal Facility). Funding for the $1.8 billion South Terminal Complex  Phase 1-Terminal C project will commence in early 2017.

What to expect from the expansion. (information courtesy of https://www.orlandoairports.net)

North Terminal Complex

  • Ticket lobby expansion to incorporate new technology and provide greater capacity
  • Baggage system improvements for increased efficiency
  • North Terminal cell phone waiting lot
  • Replacing Automated People Mover (APM) trains to Gates 1-59

Airside 4

  • Expanding capacity for international arrivals processing
  • Adding international gates to accommodate the industry’s largest aircraft
  • Additional central energy plant
  • Restroom renovations
  • Rooms for nursing mothers

South Airport APM Complex & Intermodal Terminal Facility

  • North Terminal Complex capacity reliever
  • Automated People Mover (APM) System from NTC
  • Accommodations for up to 4 rail systems
  • 2,400 Car Garage
  • Ground Transportation Facility
  • Remote Check-In
  • The STC and associated apron/taxiway, will encompass approximately 300 acres
  • The total building program will comprise 2.7 million square feet
  • The airside terminal will serve both international and domestic flights
  • 16-24 gates will accommodate narrow body, jumbo and super jumbo aircraft
  • Six-story 5,000 space expanded parking garage
  • Will follow the Sustainable Management Plan (SMP) for a planned LEED v4 BD +C


Sanford Airport Expansion

As if the planners in Central Florida are not happy with expanding MCO, Sanford International Airport is also getting an expansion of $43 million which will add a further 20% capacity for passengers.


Even more Orlando visitors

All of this seems to be coming just in time as Florida visitor numbers for the first Quarter of 2016 have been released and are showing a 4.8% increase on last year.

It’s still early but 2016 holds the possibility, based on the 4.8% increase, of close to 69 million visitors to Orlando this year. All of these tourists are going to need a place to stay and we foresee our owners enjoying another bumper year on the rental market

Minutes from Disney

How many minutes from Disney? This is an often heard question by both prospective buyers and family renters but when put into perspective does it really matter? Most families have traveled hundreds of miles and many have traveled thousands of miles just to get to Orlando. So what gives with the final few minutes?

It seems like a legacy question from decades ago when there was only the Disney theme park, yet as new parks were opened and continue to do so, the question is still asked on a very regular basis. Nowadays, there are close to 20 major theme park attractions in the Greater Orlando area and there is absolutely no way you can be minutes from all of them … or can you?

Minutes are much like miles and kilometers in that how they are perceived is very different across different cultures. A Brit who ‘nips to the corner shop’ may walk a few hundred yards in a couple of minutes, whilst a Canadian may travel by car 30-40 miles or more in an hour. Yet when everyone arrives in Orlando we still talk in minutes.

The Golden Triangle which includes Four Corners is, and to a degree still is, the primary choice for both vacation homeowners and renters as it offers excellent access to ALL OF THE THEME PARKS within a reasonable time-frame. Vacation homes within this area also offer excellent access to international shopping and world class dining, two things which are becoming equally as important to some nationalities as the theme parks themselves.

To try and put things into perspective being 5 minutes from Disney is great, as it also means that you are either 8 minutes or 13 minutes from Epcot, depending on which side of Disney you are on. You could be 5 minutes from Legoland and 30 minutes to Disney but also further from the best shopping and dining options. You could be 2 minutes from Restaurant Row in Dr Phillips, 13 minutes from Wet n’ Wild, 26 minutes from Animal Kingdom and over an hour from Legoland. How many minutes from Disney is quite simply the wrong question nowadays.

A better question would be “which location is most central as we plan to visit locations A, B, C and D?”

Let’s face it, everyone rents a car when they come to Orlando, so the key to finding the right vacation home to buy or rent ultimately comes down to the property itself, the community amenities and ultimately the price. With 66 million visitors to Orlando in 2015, pretty much anything will get rented out one way or another for a portion of the year.

Minutes to Disney

As a potential buyer who plans to rent out your property, what you need to know is which vacation homes in which communities are going to deliver the best bang for their buck and deliver the highest possible rental incomes based on how you wish to use the property.

Having sold vacation homes in the Disney catchment area for over 30 years, we have an enormous amount of insight as to what works and what doesn’t work as well.

If you are seriously interested in purchasing a vacation home in Orlando, allow us to assist you in finding the property which is right for you and your family. Just drop us a line and we will be in touch and perhaps you will become one of our many success stories.

Email us

Orlando :: +1 407 383 1051
Europe :: +34 647 952 268

MargaritaVillage Orlando

MargaritaVillage Resort in Orlando

MargaritaVillage Orlando

Parrotheads will be coming home to roost as of next year as MargaritaVillage gets launched with the first properties expected to be completed by the beginning of 2017.


New homes at MargaritaVillage will range from the $300,000’s through to around $2 million


Update: Margaritavillage is now officially called Margaritaville Resort Orlando


The Jimmy Buffett brand of wealthy beach bums, kicking back with a beer or a chilled margarita may not be everyone’s cup of tea, but then not everyone has been to a Jimmy Buffett concert. The Parrotheads and Parakeets which make up the crowd range from bank managers to CEO’s, Yale and Harvard graduates, dentists, lawyers, shop keepers, carpenters, plumbers, sailors and their kids (the parakeets). All have one thing in common and that is having a good time, enjoying a drink, listening to, – let me correct that, singing along to – and wearing REALLY colorful Hawaiian shirts, shorts, flip-flops and strangely, hats. Not just normal hats, but shark fins, cheeseburgers and parrot feathers.
A Jimmy Buffett concert encompasses a heartfelt yearning for a simpler life, one where everyone gets along regardless of who or what you are. Even the less ardent supporters come out of concerts wondering why they have a cheesy smile on their face and why on earth are they wearing one of those silly hats.

Not your typical introduction to a new resort community in Orlando, but as a lover of Hawaiian shirts, shorts, flip flops and laid back music …


Parrotheads at MargaritaVillage Resort in Orlando


“OK I admit it, I am a parrothead! Happy now?” –


Consider this

MargaritaVillage is located 5 miles from Animal Kingdom, 8 miles from Disney and Epcot. You can wear the kids out during the daytime and when they are tired you can put some Buffett in their heads and convert them into ‘keets’ by morning.
The fantasy which Jimmy Buffet brings to his concerts can be lived out on daily basis for owners and visitors at MargaritaVillage. It is this fantasy which we feel will attract a continuous stream of visitors looking to rent the MargaritaVillage lifestyle for a week or two and make this one of the resorts with the highest occupancy rates in the Disney area.

Ok, I agree that MargaritaVillage is not going to be for everyone, but give it a chance and perhaps you will be converted! Outside of the U.S. Jimmy Buffett is pretty much an unknown phenomenon, but one which is easy to enjoy appreciate for first timers.

The tropical backdrops of MargaritaVillage, the calypso vibes, island style, easy going nature and, if previous ventures are anything to go by, excellent value for money on offer will be more than enough to entice several hundred new parrothead owners to set up nest at MargaritaVillage in Orlando.


On a more serious note

MargaritaVillage has the potential to dominate the new vacation resort arena in Orlando, as it merges the extraordinary Jimmy Buffett brand of island escapism fantasy for grownups with the extremely well regarded and experienced developers of Encore Development.

MargaritaVillage will include a 12 acre water park on the 305 acre resort which will become home to 500-600 vacation homes plus residential condos, a 175 room hotel plus timeshare units. An arcade, a fishing school, paddle boarding and kayaking, a central 3 acre freshwater lake, a Planetarium and a Spa, a wedding pavilion plus 170,000 sq.ft of retail space are all elements which will be integrated into the MargaritaVillage concept.

Put all of this next door to a dozen or more world class theme parks, in a city which attracts over 62 million visitors each year, add the enormously dedicated fan base of parrotheads (over 75% of the U.S population is aware of the Margaritaville brand) and we believe that Margaritaville Village holds the potential to be huge.

MargaritaVillage overview so far will include:

Margarita Village Kissimmee Orlando

Click image to view larger

  • A 12 acre water park on the 305 acre resort
  • 500-600 vacation homes
  • 400 condos
  • A 175 room hotel
  • Plus timeshare units
  • An arcade
  • A fishing school
  • Paddle boarding and kayaking
  • 3 acre freshwater lake
  • A Planetarium
  • A Spa
  • A Wedding pavilion
  • 170,000 sq.ft of retail space


Early Bird Opportunity

If you would like to be one of the first ‘Nest Owners’ at MargaritaVillage Resort simply email me at [email protected]

A Place in the Sun

We had a great weekend at the A Place in the Sun Exhibition in Birmingham, UK this past weekend.

Many of our owners stopped by to say hello and tell us how well their vacation homes are doing on the rental market; several even bought another vacation home, as we had put together some great deals with our builders.

The A Place in the Sun show brought in around 8,000 people who were looking to buy a holiday home in the sun and even though the Florida Pavilion was by no means the largest, it seems as though many of the attendees preferred the idea of being close to Disney, as against traditional Mediterranean destinations. The sun may beat down in many locations, but the rental incomes in Orlando simply out-perform every other market place, plus you get to use the property yourself; and you don’t have to worry about whether there is going to be a government coup.

We met lots of new ‘owners to be’, some of whom are just fact finding and dipping their toes in the market, plus a host who already had a very clear idea of what they want.

We want to say a huge thank you to Joelle from Park Square Homes who worked her tush off for our clients, helping them get the best deals possible.

Also a big shout out to Sue and Alan Harding who were on hand to assist our clients with everything tax orientated. If you are looking at buying a property in Orlando and need sensible advice about taxes, this husband and wife team have over 16 years experience with owners of Orlando real estate from around the world as well as U.S owners.

Brian from MoneyCorp stood in for Kelly Cutchin and worked extremely hard for us and our clients, we just put up with the fact that he is not as pretty as Kelly, but we are sure some of the ladies didn’t mind too much.

Finally a huge thank you to all of the people who turned out to see us, especially with so much sport going on and the great weather we had.










If you didn’t make it to the show, check out our properties on the main site and see if we can tantalize you with some of the most attractive and highest yielding vacation homes in the world.

We have a huge selection of new construction vacation homes and are currently awaiting the launch of one or two new vacation communities which will be offering new floor plans and great prices.

Orlando Low HOA fees

One of the largest denominators in reducing rental income for overseas buyers and even for locals trying to control a monthly budget is the HOA fee. HOA fees can run to several thousand dollars each year and regardless of income, that can hurt.

We explain to our clients that the more amenities a community has, the higher the HOA fee is likely to be. It really is this simple!

So, for example, if you are reliant on rental income perhaps you are often better off in the long run to forgo some of the luxury amenities, therefore reducing your monthly outgoings. If you are planning on spending a great deal of time in the property with your family, then perhaps a couple of hundred dollars extra each month is worth the convenience for you.

When it comes down to the numbers though, allowing for slightly lower purchase price and lower rental rates in a community with fewer amenities, it typically provides a higher net profit than going with all of the bells and whistles. It boils down to how you want to use the property. You have to decide and let us know as we can only give you the facts and offer the best options based on your criteria.

One local developer is currently launching a new resort community across the street from Championsgate. Instead of competing with fantastic amenities and excellent golf courses, they have decided to go in the opposite direction by keeping amenities to a bare minimum and reflecting this choice in the home prices. With 4 bedroom pool villas starting from the low $200,000’s and low HOA fees at ridiculous levels, Laurel Estates is already proving to be extremely popular with some of our clients; and they developer has only just begun moving the dirt.

Good things come to those who wait, but those who get in early get a great deal!

Orlando Rental Guarantees

Orlando rental guarantees have long been a hit and miss affair. Over the years I have seen numerous resort communities and management companies offering elusive rental guarantees which have never really cut the mustard, let alone delivered.

Earlier this year however, a new community in Providence called Rosemont Woods was brought to our attention and for the first time in over 3 decades I actually like what I see. The resort will be managed by an established property management company who have agreements with Virgin Holidays. As Virgin is for delivering on its products and is responsible for delivering tens of thousands of families to Orlando each, we feel that this opportunity, really is an opportunity.

With prices starting from $329,000 and including all of the furniture and furnishings Rosemont Woods allows prospective owners to see exactly what it will cost them to buy and they will know upfront how much they can expect in rental income.

The monthly rental income is fixed for 5 years, with an option to extend the agreement for 5 more years. For overseas buyers and out-of-state owners, this guaranteed income is not going to let you retire early, and you can get a higher return in a more conventional rental scenario, but it lets you sleep at night. With prices increasing in the short term rental arena, several of our clients have chosen to buy Rosemont Woods, with a view that in 5 years they can either renew the rental agreement or cash in on equity growth and purchase a property which better suits their future/ current requirements.

Veranda Palms Phase 2

Veranda Palms Phase II – Vacation Homes for sale

Veranda Palms is ready to meet its new owners. Park Square Homes is adding the finishing touches to the stunning model home and sales are about to start.

As of next week we will be writing contracts on these much awaited properties at Veranda Palms and we have already received loads of interest.

Don’t miss out on this great opportunity to get your hands on one of these fantastic vacation homes at Veranda Palms – one of the most rentable communities in Central Florida.

Veranda Palms phase 2 new vacation homes for sale


On the left-hand-side you will see the trees which make up the rear of this beautiful ‘Preserve Lot’

new vacation homes for sale at Veranda Palms phase 2


The current siteplan shows vacation homes which can be reserved marked with a green box.

Veranda Palms phase 2 siteplan



















 New models for Veranda Palms phase 2

Sabal Palm

Veranda Palms Resort pre construction vacation homes for sale in Orlando

  • 1.567 Sq.Ft
  • 4 bedrooms
  • 3 bathrooms
  • 2 car garage
  • $309,900

Everything you need in your resort home can be found in the fantastic Sabal Palm at Veranda Palms. Incredibly efficient and surprisingly comfortable, this lovely home includes an open living area overlooking the pool, four bedrooms served by three bathrooms and a covered lanai.

The Sabal Palm at Veranda Palms provides more than enough room to make your resort home dreams come true.

View floorplan

Enquire Here…

Beach Palm

Veranda Palms Resort pre construction vacation homes for sale in Orlando

  • 2.161 Sq.Ft
  • 4 bedrooms
  • 3 bathrooms
  • 2 car garage
  • $334,900

The Beach Palm at Veranda Palms conveys a remarkable sense of style and elegance. Arches, niches and volume ceilings create a sumptuous feeling of “more” in this beautiful home.

Spacious formal and casual gathering areas are separated by a fantastic island kitchen. The incredible owner’s suite has a tray ceiling and great private bath. Find the answer to your new home dreams in the elegant Beach Palm at Veranda Palms!
View floorplan

Enquire Here…

Queen Palm

Veranda Palms Resort pre construction vacation homes for sale in Orlando

  • 2.826 Sq.Ft
  • 6 bedrooms
  • 4 bathrooms
  • 2 car garage
  • $365,900

Designed to maximize your resort living experience, the spectacular Queen Palm at Veranda Palms presents so many advantages that it has become our most desired resort home.

A luxurious first floor owner’s suite overlooks the pool area. Spacious and airy, grand and impressive, this distinctive home offers the answer to your resort home dreams.

Multiple living areas, a breath-taking two-story family room, fantastic island kitchen, and the opportunity to have four en-suite bedrooms, the Queen Palm at Veranda Palms is a perfect blend of size and function.

View floorplan

Enquire Here…

Coconut Palm

Veranda Palms Resort pre construction vacation homes for sale in Orlando

  • 3.298 Sq.Ft
  • 6 bedrooms
  • 4 bathrooms
  • 2 car garage
  • $405,900

The Coconut Palm at Veranda Palms offers the perfect welcoming sanctuary which embraces both beauty and versatility.

Ideal for a large family and entertaining, this magnificent 6 bedroom, two-story home features an arched hallway, two spacious gathering rooms, and a large island kitchen. This space is enhanced by both a convenient bedroom on the first floor along with a room that can be used for either work or play!

After winding up the stairs to the second floor, you can enter the owner’s suite through the double doors and find a sumptuous retreat. A luxurious bath and enormous walk-in closet complete this impressive space.

Discover your dreams with the spectacular Coconut Palm at Veranda Palms!

View floorplan

Enquire Here…


Veranda Palms Resort Orlando Vacation Villas for Sale

Veranda Palms is a gated community in the Disney, Orlando short term rental zoned region which is now ready to launch phase II of these vacation home investment properties for sale.

Veranda Palms is just 4 miles from Disney, 3 miles from Celebration and 2 miles from Old Town, Orlando and makes an excellent option as an vacation home location.

Owners at Veranda Palms are permitted to rent out these vacation homes as short term rental properties and generate annual income to offset the costs of ownership. Vacation homes at Veranda Palms can also be rented long term or simply used as a family vacation home. Veranda Palms is one of our recommended vacation resorts and one you can add to your real estate search for vacation homes for sale.

Even though you are in the heart of everything at Veranda Palms it remains completely tranquil and peaceful thanks to beautiful conservation areas surrounding the community making this Veranda Palms an absolute gem!

Owning a new vacation home at Veranda Palms in Orlando means more than just basking in the Florida sun. Finally, you can own a vacation home in a gorgeous community designed with style, value and tranquility in mind.

A new vacation home at Veranda Palms offers a chance for everyone to enjoy what they love most about Orlando. Visiting the nearby attractions, a day at the golf course or the mall, or an evening out on the town – all of this and more is only minutes away from your extraordinary home in Veranda Palms.

These spacious new home designs offered in Veranda Palms provide maximum style and value, carefully crafted to meet your demanding standards. Choose from 4 to 6 bedroom homes with multiple ‘ensuite bedrooms’, a heated pool, tile flooring and many more outstanding features.

Turn the vacation of a lifetime into a lifetime of vacations with a new home at Veranda Palms!

Amenities at Veranda Palms include:

  • Clubhouse and Pool to be built
  • Private pools Included with Each Home
  • Gated Entry
  • Low-maintenance Lifestyle
  • Convenient Location
  • Community Parks and Gardens
  • Walking Paths
  • Peaceful Ponds
  • Next to County Park
  • Outdoor Recreation Areas
  • Volleyball Court