Licensed real estate professional · Florida · Greater Orlando
From the first question — “how much can I get?” — to the signature at closing, you follow all of it in your own language. The paperwork, the negotiation and the English calls are on me.
Most people who land here came on a referral and are hunting for a reason to disqualify. The reason comes first — and nothing here asks you to take my word for it.
Orange · Osceola · Seminole — where I walk the houses
Three different conversations, with different maths and different obstacles. Each one has its own page.
Rent climbing every year and the bad feeling of paying someone else's mortgage. Five things decide whether you can buy this year — and four of them have nothing to do with your salary.
See the path →
ITIN, FIRPTA, foreign national financing, taxes without homestead — and the question that decides the deal: which homes can actually be rented short term.
See the process →
Bought in the last few years and thinking about selling? Free valuation, no obligation, nothing to sign first. And if you live abroad, FIRPTA is in the middle of it.
See how it works →The numbers that change your maths, with the source next to them. I keep this updated — and when I don't know, I write that I don't know.
Citizens cut 8.7% on this spring's renewals, and Florida law mandates a wind mitigation discount (§627.0629) — a cheap report almost nobody pulls before closing. What still decides is the roof: under §627.7011(5) a carrier cannot refuse a roof under 15 years old; above that it requires an inspection proving five more years of useful life. Patching doesn't reset the clock. A house ten thousand dollars cheaper with a 2009 roof can be the most expensive house you ever buy.
HOA is the association fee. A CDD is a unit of government (Chapter 190) and appears as a non-ad valorem assessment on your property tax bill — not on the HOA statement. It has two parts: debt, which eventually ends, and operations, which is perpetual. In Lake Nona the observed range is $1,500 to $4,000 a year. Two identical houses in neighbouring communities can carry very different costs because of it, and listings rarely highlight that.
Property tax in the region runs between 1.20% and 1.81% of value, depending on the municipality's millage. Someone living in the home gets homestead (§196.031) and the 3% Save Our Homes cap. Someone who doesn't gets a 10% cap (§193.1554) — and no cap at all on the school portion, which is roughly 40% of the bill in Orange. It isn't a trap, it's public rule. It just has to enter your maths beforehand.
§509.032(7)(b) bars municipalities from banning short-term rental — except those that already banned it before 1 June 2011. That's why the map is a mosaic with no visible logic. In the City of Orlando, renting a whole house for 1 to 29 days is not permitted: only home share, with the owner living on site. In Osceola, only inside overlay districts, with two licences. And the HOA declaration can prohibit it even where the law allows — the preemption reaches government, not private contract.
The fear was the opposite. In the first full year, 88% of buyers and 91% of sellers used an agent, and for-sale-by-owner fell to 5%, the lowest on record. Commission left the MLS and became a written negotiation before any showing, in the buyer agreement, with language stating it is fully negotiable. The effect was formalisation, not disintermediation.
There is no immigration status requirement to buy property in the United States. But buying doesn't create a visa or a green card either. EB-5, the investment visa that always comes up in this conversation, requires a new commercial enterprise in operation and ten jobs created — a residential house doesn't qualify. That's an immigration lawyer's territory. If someone sells you a house claiming it solves a visa, walk away.
A short list, on purpose. Zillow has forty thousand and does that well — if you want to scroll house photos at eleven at night on the sofa, use it, genuinely. What I have is a different thing: homes I've walked through and looked at what the photos don't show. If none of them fit — and often none do — tell me what does: a good share of what I sell never made it onto this page.
No short-term rentalWindermere · Orange County
$ 615.000
4 · 3 · 2,480 sq ft
What I saw when I walked itRoof redone in 2021 — the insurance quote came back well below what I expected. The $95 HOA only covers the entrance and the gate. The street doesn't flood: I went back in September, after heavy rain, precisely to check.
Ask me about this home →
No short-term rentalWinter Garden · Orange County
$ 402.000
3 · 2 · 1,640 sq ft
What I saw when I walked itBuilt in 2005 with a 2018 roof, so it clears underwriting. The AC is original and will need replacing in the next few years — I put that in the maths before saying the price is good. Quiet street, well-rated school three blocks away.
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Short-term rental allowedChampionsGate · Osceola County
$ 549.000
5 · 4 · 2,600 sq ft
What I saw when I walked itThis one is genuinely short-term: zoning and HOA covenants both allow it, and I confirmed both in writing before listing. The $385 HOA is high because it includes pool and common-area management. There is a CDD, and it runs a few more years — that's in the maths.
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No short-term rentalLake Nona · Orange County
$ 489.000
3 · 2 · 1,910 sq ft
What I saw when I walked itKitchen redone in 2024, and done well. The HOA prohibits leasing for the first two years — that matters a lot if you're buying for income, and it's the line nobody reads in the covenants. New build, easy insurance.
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No short-term rentalClermont · Lake County
$ 445.000
4 · 2 · 2,100 sq ft
What I saw when I walked it2012 roof, so the replacement window is coming — I used that in the negotiation and I didn't hide it from the buyer. Real lake view, not listing-copy “lake view”. It's further from the parks, and for someone who's going to live there that's an advantage.
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No short-term rentalKissimmee · Osceola County
$ 365.000
3 · 2 · 1,520 sq ft
What I saw when I walked itIt's the cheapest on the list and the one that needs the most work: period plumbing and electrical panel. That changes the insurance, so I pulled a quote before recommending it. For someone who's going to live there and has patience to renovate gradually, the maths works well.
Ask me about this home →Nobody enjoys messaging a realtor and becoming a “lead”. You answer one listing and the next day three people are calling you from three different numbers. So here it is, in writing, what I do. If I do anything different, you can hold me to it.
Not a bot, not a receptionist, not “the Moisés team”. Me, on my own number — and whoever answers you is who walks into the house with you.
I'll want to know three things: when you want to move, how much you can comfortably commit each month, and whether you've spoken to a bank. If you can't answer any of the three, that's fine — that's exactly what I'm here for.
Pre-approval is free and, done in the right window, it doesn't damage your score. I earn nothing from that referral and I'll tell you so again at the time.
Required in Florida since 2024. The document states, in writing and before anything else, what I earn and who pays it. I read it with you, line by line, before you sign. If you'd rather not sign, no problem — we just don't tour.
Through that stretch I send you a voice note after each stage, explaining what just happened and what comes next. Nobody reads the title company's English email. Everyone listens to two minutes of audio in their own language.
Something you'll notice: there are no testimonials on this site. I could have filled it with five generic sentences and five little stars — you'd have no way to know whether they were real, and I would. So ask again the person who gave you my contact, and ask what went wrong. Something always goes wrong, and what you want to know is how I behaved when it did. When I have testimonials recorded by real people, with names and faces, they'll go here.
You do fine in English. You order food, you handle work, you watch a series without subtitles. But buying a house in the United States isn't a conversation in English — it's deciding, inside 48 hours, what to do about each of these, with thirty thousand dollars of yours in the middle and a contract that, signed wrong, loses the deposit and doesn't get you the house.
I don't translate these terms. I decide with you, in your language, and execute in English on the other side of the table.
Lake Eola, downtown Orlando — I live and work here
I'm the one who answers, the one who walks the house before you do, and the one who sits at the closing table. No team, no assistant, no bot — and that's exactly why I work with few families at a time.
Tuesday morning, Saturday afternoon, and the closing meeting — same phone
Since 2024 this changed, and in your favour: the buyer's agent commission is no longer published in the MLS and is no longer automatic. It's discussed and written down before any showing, in the buyer agreement. In most purchases the seller still pays my side — but that stopped being guaranteed and is now negotiated case by case. I show you the document with the number before you sign. No surprises arrive at closing.
No. There is no immigration status requirement to buy property in the United States. What changes with status is financing: people with a Social Security number and credit history get ordinary market terms; people without go through foreign national or ITIN programmes, which usually ask for a much larger down payment. It's different. It isn't impossible.
You can build it faster than you'd think, and you can buy before you have it with a larger down payment. That's one of the three things I ask about in the first conversation, precisely because it changes the whole path. If you message me today and the right answer is “wait eight months and do it this way”, I'll tell you that — even though it earns me nothing.
Because I work with few families at a time, and your call is answered by me. An agent with a hundred clients hands you to an assistant — and you won't find that out until you need them on a Saturday. Everything I lack in track record I make up in two things you can check today: the license, which is public, and the brokerage, which answers alongside me. And a third you only discover later: I walk the houses before you do.
Message me anyway. Plenty of people come to me just to understand how it works, and buy nothing that year. That's fine. I don't work in a hurry and I won't call you every week. If you go quiet, I don't chase.
Portuguese, English or Spanish, whichever you prefer. If I don't answer immediately it's because I'm inside a house with someone — I come back the same day.
