Broker’s Corner with Tanya Chappell

July 2025

Broker’s Corner: Hello, Summer Heat—and Beach Volleyball Blisters!

Summer has officially arrived in Florida—and it came in HOT! We jumped straight into triple digits, with “feels like” temps hitting 107°F this past weekend in Jacksonville, where I played in a beach volleyball tournament. Let me tell you: it was brutal. The sand scorched our feet, the humidity was thick as fog, and strangely enough, the ocean remained ice cold. Maybe—just maybe—that’s a good sign for a quieter hurricane season?

Despite the heat, we made it to the semi-finals before the heat (and the competition) got the best of us. Running, diving, and serving in blistering sand isn’t for the faint of heart. Even with padded sand socks, we still ended up nursing toe blisters under a canopy while waiting two hours for playoffs to begin. I’ve got two more tournaments lined up in August, and I’m already praying for a cloudy day or two!

Real Estate in Full Swing

On the work front, summer also means peak season in property management. We’re deep into tenant move-outs, make-readies, and lease-ups—cleaning, painting, handling repairs, and getting new tenants settled in. Fortunately, our quarterly inspections throughout each lease help us avoid major surprises. By catching small issues early, we keep properties in great shape and minimize downtime between tenants—protecting our owners’ cash flow and keeping occupancy rates strong.

Gainesville Market Snapshot – July 2025

This month, Gainesville saw a 5% drop in new listings compared to June. Interestingly, about 70% of homes sold below asking price, with an average of 45 days on the market. The listings that move quickly are those priced competitively and presented well from the start. Homes needing significant work are sitting longer or being withdrawn altogether.

Fix & Flip Feature: Lessons from Our First Full Reno

This month’s feature article revisits the first full “Fix and Flip” project I completed back in 2020 with my business partner (and fiancé at the time), Jeff. I’d done plenty of light renovations for investor clients and on my own rentals, but this was our first full-scale personal investment project—and it was a wild ride.

Jeff owns a construction company, and I bring the real estate expertise—so on paper, we were a dream team. And while we made it work beautifully in the end, I’d be lying if I said there weren’t a few fireworks along the way (Type-A meets Type-A, with a side of romance). We named our LLC “Byrne and Haile”—a fun mashup of my maiden name and Jeff’s business name “Framers from Haile.” Our favorite closing agent, Libby Ferrell, got a good laugh out of it: “Say that five times fast!”

Pro Tips for Managing Your Fix & Flip Project

Here’s what helped us stay (mostly) sane and super organized during the project:

Digital File Organization

Set up folders in your preferred cloud storage tool:

• Main Project Folder: Named after the property

  • Purchase Docs: Subfolders for loan application materials and closing documents (HUD, deed, survey, title insurance, loan agreement)

  • Estimates: Clearly labeled (e.g., “Gainesville Carpet Estimate”)

  • Materials: Paint colors, flooring choices, fixture selections

  • Ideas Board: Create a Word doc with inspiration images and layouts to compare design elements. Use Pinterest for inspiration and easily save your favorites.

  • Receipts: Scan and label with clear naming conventions; track expenses in a spreadsheet (description, date, amount, payment method)

  • Photos and Videos: With “Before” and “After” subfolders for marketing and portfolio use

Maximize Supplier Discounts

I use Pro accounts at Lowe’s, Sherwin-Williams, Home Depot, Wayfair, and more. These accounts are free to set up and offer excellent discounts. I also use their apps to create property-specific shopping lists and mood boards.

Design Authority

Decide in advance who gets final say on design decisions. While collaboration is great, shared vision doesn’t always mean identical vision. One person leading the aesthetic ensures a cohesive look—and fewer disagreements.

Divide & Conquer

Jeff tackled 623 hours of work—land clearing, pump repairs, plumbing and lighting installs, door replacements, and much more. I managed the business side: setting up the LLC, financing, material procurement, and of course, the purchase and sale.

We contracted out the flooring, drywall, painting, countertops, and bathroom tile, while Jeff and I handled cabinetry, vanities, and some DIY projects together.

Renovation ROI: Invest in Quality

Don’t shy away from removing walls or upgrading materials. We spent an extra $25K on higher-end finishes, and that resulted in a $60K bump in resale value. That’s a win every time.

Details matter: open shelving, a stylish backsplash, custom fireplace mantle, designer lighting, tiled showers, and a backlit mirror in the primary bath all helped elevate the home. We also added custom walkways, a fire ring, and full-view glass doors—elements that helped us hit our desired price point.

Sure, you can flip on a budget and still profit—but for us, this project was about more than ROI. It was about unlocking a property’s full potential—and having fun doing it (well, most of the time). Keep in mind these pric es are from 2020. In today’s market we would have sold this property for closer to $400,000

Thanks so much for reading this month’s Broker’s Corner! I hope you enjoyed the stories, tips, and behind-the-scenes look at one of our favorite flip projects. Be sure to check out the before-and-after photos and videos—we had a lot of fun bringing this one to life. And if you’re thinking about renovating, selling, need a home rented or managed, or just want to explore how to maximize your home’s potential, I’d love to help. Feel free to reach out anytime.

Tanya Chappell

Broker/Owner

Psssssttttt!!!Mention this Newsletter and receive the first two months property management services for free with nothing due at sign up!

Check out our homepage for links to all of the property management services we provide. We service a 30 mile radius of the Gainesville FL area. Our website has information for all of our clients. Investors, Owners, Buyers, Sellers and Tenants. We strive to offer the superior service, and to keep and earn future business, and your referrals. Our featured article provides tips and insight to our current and future investors looking to fix and flip property or renovate and rent!  Both options are lucrative and if you have interest in these types of purchases please get in contact with us. You can reach out to us via our contact page, the sidebar contact form on this article or by texting and or calling 352-478-8029. We will be more than happy to provide you a free home evaluation. There is not any obligation to hire us for our services, and we are one of the top rental management companies Gainesville FL.