The 10-Minute Homeowner - Chris Cusimano

Chris Cusimano
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Your daily dose of simple, smart home advice from house hacks to insurance tips, buying/selling insights, and home maintenance must-knows.Chris Cusimano, S. Florida Realtor based in Boca Raton & Coral Springs, Florida gives you quick, friendly guidance that saves time, money, and stress… all before you finish your morning coffee.

Episodes

  1. JAN 20

    8. The Hidden Traps in Florida Real Estate Contracts That Cost Buyers Thousands

    Florida may be paradise, but buying a home here can be a legal minefield. In this episode, Chris Cusimano breaks down the “as-is” contract that dominates the Florida housing market—and uncovers how small mistakes can quietly kill deals or cost you thousands. Whether you're a first-time buyer, investor, or real estate pro, you’ll learn how to: Use the inspection period loophole to your advantageAvoid the invisible fuse of missed acceptance datesNavigate escalation clauses and kickout clauses like a proProtect yourself from surprise expenses like missing appliancesClose with confidence by handling permits and title negotiations rightDon't get burned by the fine print. This episode is your behind-the-scenes guide to mastering Florida real estate contracts. 📍 Chapters: 00:00 – Florida Real Estate is the Wild West 00:40 – What “As-Is” Really Means 01:10 – The Power of the Inspection Period 01:45 – The Invisible Fuse: Acceptance Dates 02:20 – Bidding Wars & Escalation Clauses 03:00 – Kickout Clause Explained 03:50 – The Appliance Trap 04:40 – Permit Pitfalls 05:30 – Title Strategy for Big Savings 06:30 – The Real Cost of Not Knowing the Contract 📌 Save this episode and revisit it before your next Florida real estate deal. 👉 Visit www.coachingbycusi.com to learn about Chris’s real estate training and coaching programs. Get an instant home value estimate HERE See how The Homes By Cusi Team works HERE email: chris@homesbycusi.com cell: (561) 289-9305 Agents: Apply to Chris' Coaching HERE

    7 min

  2. JAN 13

    7. Buyers - 7 First-Time Homebuyer Mistakes That Cost Thousands (Especially in Florida)

    Most first-time homebuyers don’t lose money because of bad luck — they lose it by following outdated advice. This episode reveals 7 costly mistakes buyers make, including the 20% down payment myth, credit score surprises, Florida property tax reassessments, and insurance inspection failures that can kill a deal. If you’re planning to buy a home, listen before you make these expensive mistakes. grab the contract analysis tool HERE: contractcoachapp.com Get an instant home value estimate HERE See how The Homes By Cusi Team works HERE email: chris@homesbycusi.com cell: (561) 289-9305 Agents: Apply to Chris' Coaching HERE

    5 min

  3. JAN 2

    6. Buyers: Permanent Rate Buydown vs 3-2-1 Buydown in 2026: The Mortgage Strategy That Saves Buyers More Money

    If you’re buying a home in 2026, there’s a mortgage strategy that can lower your monthly payment by hundreds of dollars—but the most popular option isn’t always the smartest one long-term. In this episode, Chris Cusimano breaks down the 3-2-1 temporary rate buydown versus the permanent rate buydown, using real numbers and real buyer scenarios. You’ll learn why the option that feels less exciting upfront can actually save more money over time, and how smart buyers are structuring offers to get sellers to pay for it. This isn’t about timing the market or guessing where interest rates are headed. It’s about understanding how mortgages really work, how interest is front-loaded, and why offer structure matters more than purchase price in 2026. If you’re a home buyer, seller, or investor who wants to make financially smarter decisions—and avoid costly mistakes—this episode will change how you look at mortgage negotiations. 🎧 Topics covered:  • 3-2-1 temporary rate buydown explained  • Permanent rate buydown explained  • Real payment and interest comparisons  • Why long-term savings beat short-term relief  • How to negotiate seller-paid rate buydowns  • Smart offer strategies for 2026 buyers 📍 Buying or selling in Southeast Florida? Reach out to plan the right strategy for your situation.    Permanent Rate Buydown vs 3-2-1… Get an instant home value estimate HERE See how The Homes By Cusi Team works HERE email: chris@homesbycusi.com cell: (561) 289-9305 Agents: Apply to Chris' Coaching HERE

    6 min

  4. 12/22/2025

    5. Investors: Accelerated Depreciation: The Tax Strategy That Lets Real Estate Investors Beat Time

    If you own, or plan to own residential rental property, depreciation isn’t just accounting. It’s strategy. In this episode, we break down accelerated depreciation and why it’s one of the most powerful — and misunderstood — tools available to residential real estate investors. We start with the basics: why the IRS spreads depreciation over 27.5 years, how Congress experimented with faster write-offs in the past, and why they eventually pulled the brakes. Then we walk through the workaround investors still use today — cost-segregation studies — and how bonus depreciation turned them into a cash-flow accelerator. You’ll learn: Why depreciation became a real estate strategy (not just a tax rule)How cost segregation works for residential rentalsHow bonus depreciation supercharges first-year deductionsWhat recent tax changes mean for investors buying or renovating propertyWhy accelerated depreciation isn’t free money — and how smart investors plan exits to manage recaptureThis episode isn’t about loopholes or hype. It’s about timing, planning, and understanding how the tax code quietly rewards long-term residential investors who know how to use it. If you care about cash flow, tax efficiency, and smarter real estate decisions — this one matters. Get an instant home value estimate HERE See how The Homes By Cusi Team works HERE email: chris@homesbycusi.com cell: (561) 289-9305 Agents: Apply to Chris' Coaching HERE

    3 min

  5. 12/15/2025

    4. No Property Taxes in Florida? The Market Reaction No One Talks About

    What would actually happen if Florida eliminated property taxes? In this episode, Chris Cusimano breaks down the real-world housing market consequences behind a proposal that sounds simple—but isn’t. While eliminating property taxes feels like it would make housing more affordable, real estate markets don’t respond to intentions. They respond to math. Chris explains why buyers shop monthly payments—not prices—and how removing a major ownership cost would likely lead to a rapid repricing of home values. He also explores Florida’s unique “lock-in” effect created by Save Our Homes, and why eliminating property taxes could unlock inventory while simultaneously pushing prices higher. Midway through the episode, Chris responds directly to a thoughtful message from a late Millennial listener, addressing the emotional reality behind the debate: the desire to truly own your home outright, the growing role of inheritance in homeownership, and why many younger buyers feel permanently locked out of the market. The episode closes with a grounded discussion on renters, replacement taxes, and why many economists view full property tax elimination as regressive—before outlining more realistic paths toward improving access to homeownership for Millennials and Gen Z. This is a fact-driven, non-political conversation about housing, fairness, and how policy choices actually play out in the real world. Get an instant home value estimate HERE See how The Homes By Cusi Team works HERE email: chris@homesbycusi.com cell: (561) 289-9305 Agents: Apply to Chris' Coaching HERE

    6 min

  6. 12/12/2025

    3. Buyers: What Your Monthly Mortgage Payment Really Includes (Taxes, Insurance & More)

    What Your Monthly Mortgage Payment Really Includes (Principal, Interest, Taxes & Insurance) Most home buyers think their monthly mortgage payment is just the loan and the interest. In reality, your payment usually includes taxes and insurance too and those costs can change after you buy. In this episode, I break down what your monthly payment really includes, explain why payments often increase after tax reassessment, and share the exact questions every buyer should ask their lender before closing especially in South Florida. Principal This is the part of your payment that actually pays down the amount you borrowed. It’s the piece that slowly chips away at your loan balance, month after month. Interest This is the cost of borrowing the money. Think of it like the “rent” you pay to the bank for giving you the loan. Early on, more of your payment goes toward interest than principal. That’s normal and part of how mortgages are structured. Property Taxes This is where many buyers get caught off guard. Your property taxes are usually rolled into your monthly payment. Your lender collects that money and pays the tax bill on your behalf when it comes due. Here’s the part many people aren’t told: 👉 Your monthly payment will likely increase after your home is reassessed following the purchase. Cities and counties often reassess a property’s value in the next tax cycle. When the assessed value goes up, taxes go up—and when taxes go up, your monthly payment increases too. Before moving forward, ask your lender: “Can you estimate what my payment might look like after my first tax reassessment?” Insurance Your payment may also include: Homeowner’s insurance, which protects the propertyMortgage insurance, if you put less than 20% downBoth are commonly bundled into your monthly payment. What This Means for Buyers When budgeting for a home, don’t focus only on the loan amount. Focus on the full monthly payment—and be prepared for small increases over time, especially after tax reassessment. A transparent lender should walk you through this upfront. If they don’t, that’s your cue to ask questions. Action Step Before committing to any mortgage, ask your lender: What is included in my monthly payment?How much of my payment is taxes and insurance?Can you estimate what my payment might be after the next tax reassessment?A two-minute conversation now can save you from a financial surprise later. If you’re buying a home in South Florida and want clarity around your real monthly payment, feel free to reach out or explore your options before moving forward. https://www.homesbycusi.com 561-289-9305 chris@homesbycusi.com Get an instant home value estimate HERE See how The Homes By Cusi Team works HERE email: chris@homesbycusi.com cell: (561) 289-9305 Agents: Apply to Chris' Coaching HERE

    4 min

  7. 12/10/2025

    2. Breaking: Fed Cuts Rates + Mortgage Rates Drop Again

    The Fed made a move today, and mortgage rates are already reacting. We are currently sitting at a 6.19% average for a 30-year fixed—that is significantly lower than the 6.69% average we saw last December. In this 5-minute breakdown, I explain why we are in a rare "buyer window" where rates are falling but competition hasn't skyrocketed yet. Don't wait until the spring rush—listen now to see how much purchasing power you've gained in the last week alone. Get an instant home value estimate HERE See how The Homes By Cusi Team works HERE email: chris@homesbycusi.com cell: (561) 289-9305 Agents: Apply to Chris' Coaching HERE

    4 min

  8. 12/10/2025

    1. Sellers: The #1 Reason Your Home Isn’t Selling (No One Wants to Admit This)

    Why do some homes fly off the market while others sit, collect dust, and become the “forever listing” of the neighborhood? In this episode, Chris Cusimano breaks down the real reason homes don’t sell—and it’s not bad photos, bad luck, or an agent who “isn’t doing enough.” The truth most sellers don’t want to hear is simple: the price doesn’t match what buyers are actually willing to pay in today’s market—not last year’s market, not your neighbor’s sale, and not the number in your head. This quick, no-fluff episode explains how buyers really shop for homes today and why pricing correctly from day one makes or breaks your sale. Inside this episode, you’ll learn: Why the first two weeks on the market matter more than anything elseHow buyer search filters instantly hide overpriced homesWhy “testing the market” almost always backfiresWhat buyers actually care about (hint: not your memories or effort)The one pricing factor that determines whether a home sells—or sitsHow to tell exactly when the market is rejecting your listingIf you’re thinking about selling in the next 12 months—and want to avoid becoming the stale listing buyers ignore—this is a must-listen. ➡️ Want a pressure-free look at what your home might realistically sell for today? Click HERE for instant access. If you'd like a human to do it manually (me) call/text me at 954 280-8961 or email me at chris@homesbycusi.com Follow the show for more 10-minute tips that help you buy, sell, and take care of your home without losing your mind. Get an instant home value estimate HERE See how The Homes By Cusi Team works HERE email: chris@homesbycusi.com cell: (561) 289-9305 Agents: Apply to Chris' Coaching HERE

    8 min
  • 8 Episodes

Ratings & Reviews

About

Your daily dose of simple, smart home advice from house hacks to insurance tips, buying/selling insights, and home maintenance must-knows.Chris Cusimano, S. Florida Realtor based in Boca Raton & Coral Springs, Florida gives you quick, friendly guidance that saves time, money, and stress… all before you finish your morning coffee.

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