Team Henning
Team Henning
A candid, candidate-ready guide to living in Hillsborough and Pasco counties, built for the talent teams who bring leaders here and the households who say yes.
Every candidate has a different commute, household and pace in mind. Compare the areas side by side, then ask me for a tailored shortlist.
Off-peak driving estimates from OpenStreetMap-based routing, measured from neighborhood centers (Wesley Chapel and Land O' Lakes; Hyde Park and Palma Ceia; New Tampa and Carrollwood). Rush hour, tolls and construction will add time. I provide route-specific times for each candidate's actual work address. Photos are illustrative stock images and may not depict the specific area named.
Pasco County, September 2026. Figures are county-wide and compare with September 2025. Individual neighborhoods and price ranges can differ, so ask me for a report on the specific area and budget your candidate is considering.
Source: Florida Realtors / Stellar MLS, September 2026 data released October 16, 2026; county-wide, not neighborhood-specific. Market data is historical and is not a prediction or guarantee.
Pick the description closest to your candidate. These are strategies to discuss, not guarantees, and every transaction is different.
Time frames below are the defaults in the standard Florida Realtors / Florida Bar "AS IS" contract. They are negotiable, and your signed contract controls.
Decide your price range, your move-in date and whether you will rent first. Ask your employer what relocation support exists, such as temporary housing or home-sale assistance, before you commit to a timeline.
A lender reviews your income, assets and credit and issues a pre-approval letter that sellers expect with an offer. The Freddie Mac 30-year fixed average was 7.40% on October 15, 2026 (6.71% for 15-year); your own rate depends on your loan, credit and down payment. Tell your lender about your new position early so they can explain what documentation they need.
Florida Realtors states that written buyer agreements are required before a buyer tours a home, and that the agreement must clearly state how the agent will be paid (effective August 17, 2024).
Florida law (s. 475.278) defines three relationships: single agent, transaction broker and no brokerage relationship. Licensees are presumed to be transaction brokers unless a different relationship is set up in writing. I will explain each one before you sign.
Use the area profiles to narrow where to look. For every address, check the FEMA flood zone, ask for homeowners and flood insurance quotes, and request any HOA or CDD fees in writing.
Most Florida offers use the Florida Realtors / Florida Bar contract. In the standard "AS IS" form, the initial deposit is due with the offer or within 3 days of the effective date if the box is left blank, and an additional deposit is due within 10 days by default.
The standard form's default is 15 days. If the buyer finds the property unacceptable in the buyer's sole discretion, the buyer can cancel by written notice before the period ends and the deposit is returned. The buyer pays for inspections and repairs any damage the inspections cause.
Insurers commonly ask for a wind mitigation inspection and, for older homes, a 4-point inspection (roof, electrical, plumbing, HVAC). Requirements vary by insurer, so confirm with your insurance agent early.
In the standard form's financing contingency, the buyer has 5 days by default to apply and 30 days by default to obtain loan approval. If approval is not obtained in time, the buyer can cancel by written notice before the period expires and receive the deposit back. Missing a required notice can change that outcome, so I track every date for you. The lender will also order an appraisal.
A closing agent handles title work and funds. Under the standard form, the seller pays documentary stamp tax on the deed (70 cents per $100), and the buyer pays taxes and recording fees on notes and mortgages (documentary stamps of 35 cents per $100). The default option has the seller designate the closing agent and pay for the owner's title policy, with the buyer paying for any lender's policy. Miami-Dade and Broward use a different option, and any of this can be negotiated.
Before closing you will review your closing disclosure and do a final walk-through.
If you own the home and make it your permanent residence by January 1, file for the homestead exemption with the county property appraiser by March 1 (Form DR-501).
Florida's motor vehicle agency says new residents should get Florida auto insurance within 10 days and a Florida driver license within 30 days of becoming a resident.
Enter your own numbers. The rate starts at the Freddie Mac 30-year average from October 15, 2026, and your actual rate will differ.
Example price is the Pasco County single-family median for September 2026. Tax, insurance and HOA/CDD start at $0 so you can enter real quotes; I can pull address-specific figures for any home.
Estimate only. It excludes mortgage insurance, intangible tax on the mortgage, title, lender and other closing costs, and changes in tax assessments. Not a loan offer or financial advice.
A starting point, not a ranking. I list options neutrally and link to each school's own information, so each household can decide what fits. Details were checked against each school's or district's own website in October 2026. Always confirm grades, calendar and admissions directly with the school.
Move the slider or choose a salary to estimate the state income tax a candidate may no longer owe in Florida.
Single filer, wage income only, before deductions and credits.
Illustrative estimate only, and not tax advice. It applies each state's published single-filer rate schedule to the full salary (NY: 2026 schedule; CA: 2025 schedule, the latest published; IL: flat 4.95%) before deductions and credits. New York's separate high-income computation can raise actual NY tax, so the NY figure is a floor. New York City resident tax (about 3.1%–3.9%) is not included. Florida has other costs, including property taxes, insurance and sales tax, covered below. Candidates should confirm with a tax professional.
Candidates trust a guide that tells them the whole story. These are the questions out-of-state households ask most, and the answers I give them.
Florida premiums have run well above the national average in recent years, per Insurance Information Institute analyses, and vary widely by roof age, construction, location and carrier. Budget for it early and get quotes before choosing a home.
Flood risk varies block by block. Before an offer, check the FEMA flood zone, ask about elevation and past claims, and get a flood insurance quote. Under Florida law (s. 689.302, enacted 2024), sellers of residential property must give buyers a flood disclosure at or before contract. I walk candidates through this for every property.
The Atlantic season runs June 1 to November 30 (NOAA). Most households prepare with a plan, supplies and the right coverage. Newer construction codes matter, and so does knowing your evacuation zone.
Florida has no state income tax, but property taxes apply, and homestead exemptions and assessment caps matter for a primary residence. Amendment 3 is on the November 3, 2026 ballot and needs 60% approval: it would raise the non-school homestead exemption over 2027–2028, with a longer wait for people who become Florida residents on or after January 1, 2027. The Save Our Homes cap is unchanged. Check the result and your county property appraiser's guidance (example FAQ) before buying.
Major corridors in the region can be congested at peak hours, and toll roads are common. Where a candidate works should shape where they live, and I map that first.
Many candidates rent for a few months to learn the area before buying. I coordinate short-term and furnished options and never pressure a purchase timeline.
General information based on Florida law, official sources and the standard Florida Realtors / Florida Bar contract. Your own contract and a licensed attorney or tax professional have the final word.
Florida Realtors says written buyer agreements are required before a buyer tours a home, and the agreement must state how the agent will be paid. Ask what the agreement covers, how long it lasts and how compensation works before you sign.
Under s. 475.278, a Florida licensee can be a single agent, a transaction broker or have no brokerage relationship with you. Licensees are presumed to be transaction brokers unless another relationship is established in writing. Dual agency is not allowed.
The standard "AS IS" contract defaults to 15 days. If the buyer finds the property unacceptable in the buyer's sole discretion, the buyer can cancel by written notice before the period expires and the deposit is returned. The buyer pays for the inspections.
In the standard form's financing contingency, the buyer has 30 days by default to obtain loan approval and can cancel by written notice before that period ends and receive the deposit back, if the buyer is not in default. A cash contract has no financing contingency.
Florida's documentary stamp tax on deeds is 70 cents per $100. Under the standard contract the seller pays it. Taxes and recording fees on notes and mortgages are paid by the buyer, and documentary stamps on a mortgage are 35 cents per $100. Parties can negotiate different arrangements.
The standard form's first option has the seller designate the closing agent and pay for the owner's policy, with the buyer paying for any lender's policy. A different option applies in Miami-Dade and Broward. Which option is used is set in your contract.
Under Johnson v. Davis, sellers must disclose known facts that materially affect a property's value and are not readily observable. "AS IS" does not waive that duty. Sellers must also give a flood disclosure at or before contract, and the standard contract includes the required radon language.
A wind mitigation inspection documents a home's wind-resistance features, mainly the roof and openings, and can support premium discounts. A 4-point inspection covers the roof, electrical, plumbing and HVAC systems. Many insurers ask for a 4-point on older homes, commonly those 30 to 40 or more years old. Ask your insurance agent what your insurer requires.
If you own the home and make it your permanent residence by January 1, you may apply with the county property appraiser by March 1 of that tax year (Form DR-501). Pending ballot measures may change future exemption amounts, so check current rules.
The IRS lets you exclude up to $250,000 of gain on the sale of your main home, or $500,000 on a joint return, if you owned and lived in it as your main home for at least 24 months of the last 5 years. Your situation may differ, so confirm with a tax professional.
Freddie Mac's weekly survey showed a 30-year fixed average of 7.40% and a 15-year fixed average of 6.71% on October 15, 2026. Rates change weekly, and your own rate depends on your credit, down payment and loan type.
Florida's motor vehicle agency says new residents should obtain Florida auto insurance within 10 days (needed to title and register vehicles) and a Florida driver license within 30 days of becoming a resident.
Services offered to relocating candidates and their households, at no cost to the employer.
A guided half-day (in person or virtual) matched to the candidate's work address, household and priorities.
Rental and purchase options sorted by the candidate's timeline, budget and commute, not by what's easiest to sell.
Introductions to community groups, childcare and school-enrollment steps, plus pointers to local job resources for partners.
Help finding furnished or short-term housing while the candidate and household settle in and decide where to land.
Share this guide as is, or ask me for a version tailored to a specific role, location or household. There is no obligation, no fee to your organization, and I follow your policies on vendor and referral relationships.
Tell me a little about the candidate (no names needed) and I'll reply with a plan for their visit.