A lot of hay was made over how the NAR settlement was going to change the real estate industry, and certainly it resulted in some adjustments. But more significant is how technology has and will continue to alter the scope of a real estate agent’s role.
Online listings and digital property tools have given the consumer a headstart on the property search – tasks that were traditionally the province of the real estate agent. As a result, the role of the agent has shifted to less house hunting and more consultation.
The modern buyer expects quick responses to questions as they chart their own course in the hunting process, leaving the real estate agent to focus on deep market analysis, negotiations, and contract problem-solving.
What hasn’t changed is the process of educating homebuyers and sellers on the particulars of the house itself, from helping the seller prepare the house for sale or working through the condition of the home to help homebuyers assess possible concessions from the seller but even more importantly what investments they may need or want to make, all of which plays into the investment value of the property into the future.
Home buyers are also more savvy about the plethora of costs associated with a real estate transaction and are asking more intelligent questions about the title, escrow and closing fees, as well as the lending costs and the impact of interest rates on their long-term investment.
In this environment, it is imperative that title agents play a strong role in educating agents and customers on the value and necessity of the closing process in protecting not only the transaction itself through the escrow process and cybersecurity protocols, but also in securing the new owners title rights through the title search process.
More critically, as a valued partner in the transaction process, title agents should stay abreast of how technology will remain a strong focus for real estate agents who want to be successful into the future, including:
Title agents who want to stay in the fast lane with agents on the rise must not only understand how the work of the real estate agent is changing, but also how they must mesh systems in a much more efficient manner to meet the expectations of both the real estate agent and the buyers and sellers whose expectations for speed, transparency and education are also elevated in this environment.
Identifying the changing needs of the real estate agents and retooling systems to respond to those needs will be an imperative for a title agency to successfully move into the future with their clients.
We can help you with that! At Florida Agency Network (FAN) we offer packaged business capabilities as building blocks to compose unique and differentiating digital initiatives to provide our title agents with agility, innovation and reduced time to market for all their initiatives. Contact us today to learn more!
As communities across the country seek to solve the problem of affordable housing, many are championing Accessory Dwelling Unit (ADU) development as one of a variety of solutions.
The growth of ADU sites has escalated most rapidly in states that have enacted legislation streamlining approvals and permitting, with Oregon and Washington pioneering the concept two decades ago, while California, Texas and Florida have risen to the forefront of the trend in recent years.
This new complexity in the buying and selling of real estate puts added responsibility on the shoulders of real estate agents representing both sides of the transaction to ensure their clients are in compliance and protected.
In addition, your title agent will require supplementary information when an ADU is involved and will have specific requirements that must be met under their own due diligence for providing title insurance.
Real Estate Agents Representing the Seller
Agents representing the seller of a property containing an ADU have a heightened responsibility to ensure the ADU was constructed with the appropriate zoning approval and building permits, and that a certificate of occupancy was procured. This documentation then becomes part of the disclosure process, to ensure the buyer has accurate information upon which to make their buying decision.
Valuation of a property with an ADU is quite complex and agents should ensure that the chosen appraiser has some experience and knowledge of the unique elements that must be taken into consideration.
For instance, appraisers often must establish whether the ADU has independent utility connections, for purposes of renting out the ADU, and assess the income potential of the unit in making its value determination. These unique elements make an apples-to-apples comparison difficult when looking for comparable properties.
And finally, if the ADU is occupied by a tenant, the agent should review the lease terms, rents and deposit amount and secure a tenant signed estoppel certificate confirming the details of the lease.
Real Estate Agents Representing the Buyer
Buyer’s agents face much of the same responsibility to verify the details, including reviewing local municipal codes to ensure the ADU is permitted correctly and meets all zoning law regulations. If the ADU does not meet the requirements, the buyer could be on the hook later for any violations, even to the extreme result of being forced to demolish a structure on the property that was built without the necessary permits.
ADU rental income can be a plus for buyers who are trying to qualify for a mortgage, and this added income can play in their favor when getting the mortgage approved, especially if the unit is currently occupied. Encouraging buyers to find a mortgage lender who has experience funding these properties will be key.
It is also critically important that buyers’ agents understand any restrictions that may apply to the usage of the property, so going through the local regulations with a fine-tooth comb is a necessity. It may be advisable for your client to meet with an attorney experienced in real estate law to ensure there are no surprises once the transaction is finalized.
At FAN, we maintain the highest standards in providing title, escrow and closing services throughout Florida. We offer a wide range of experience in managing complex transactions to ensure your clients are informed and prepared to bring the transaction to a successful close. Contact us today to learn how we can help you with your next transaction.
COO Mike LaRosa was recently featured in a RESPA News story about the impact of AI on joint ventures (JVs) in the title industry, and how regulators will likely react to its usage in a number of different situations.
The conversation focused on when an AI-generated recommendation crosses into RESPA territory, a question more of our industry will be asking as AI tools increasingly become part of everyday transactions. Mike drew a clear line, observing that if the recommendation comes from a generic AI query pulling from public data and reviews, there's likely no concern. If it comes from a closed, proprietary platform owned by a referral partner in a JV, the analysis changes significantly.
Mike also suggested that a consumer interacting with a closed-loop AI system is, in his words, “a captive participant.” That establishes a different risk profile than traditional advertising, where a consumer still has the ability to shop around and compare.
He also flagged something we think a lot of companies haven't fully considered yet, which is how these AI tools get trained in the first place. A system built or trained to quietly exclude non-affiliated providers creates substantial exposure, even if no one intended it that way. He then offered ways to avoid that risk.
We're proud to see Mike continuing to be a resource on compliance questions the industry is just starting to grapple with. As AI becomes more embedded in how referrals happen, we expect this conversation to keep evolving, and we're glad to have someone at FAN contribute!
Thanks to RESPA News editor Rae Harris for covering this story and for the thoughtful questions that pulled out such a straight forward and practical take on a genuinely tricky issue.
On July 9, the CFPB issued a Request for Information (RFI) seeking public input on a host of questions pertinent to potential changes to mortgage disclosure and rescission requirements under the Truth in Lending Act and the Real Estate Settlement Procedures Act.
Comments, which are due by Aug. 10, have already begun to flow in from title agents, lenders and appraisers covering a host of issues.
Origin of Request
The RFI emerged from Executive Order (E.O.) 14393, entitled “Promoting Access to Mortgage Credit” which opined that regulatory changes have increased the compliance costs of mortgage origination, contributed to a significant decline in bank participation in mortgage lending, and resulted in reduced access to credit for some creditworthy borrowers.
“The CFPB is considering whether revisions to the TRID Rule, the right of rescission, and reverse mortgage disclosures could reduce regulatory burdens and expand access to mortgage credit,” the CFPB noted in releasing the RFI.
22 Questions
In the RFI, the CFPB asks 22 specific questions under four headings: Timing requirements—TRID Rule and Right of Rescission; other TRID requirements such as tolerance thresholds, additional guidance and clarity; tailored requirements for small banks and credit unions; and reverse mortgages.
In announcing the RFI on his law firm website Garris Horn LLP, former CFPB Senior Counsel & Special Advisor Richard Horn said it is an opportunity for industry participants to bring specific issues to the attention of the CFPB.
“Areas of TRID (and to be fair, in some cases, Regulation Z generally) that have long been criticized, such as the narrowness of the ‘bona fide personal financial emergency’ exception, are up for comment,” Horn said. “The CFPB even has a general question about ‘other changes’ to the TRID rule, which opens the door for the industry to raise TRID issues outside of the specific questions.”
He cautioned against industry professionals hoping for quick changes, however, since he noted the CFPB is likely to conduct extensive consumer testing as it has in the past, but emphasized the importance of taking the time to provide feedback.
“Regardless of the potentially lengthy rulemaking timelines and a potential for a change in administration, comments could definitely support the CFPB’s future rulemaking in these areas,” he said. “Case in point, note how the CFPB referred back to comments it received to its 2018 and 2019 RFIs as a basis for questions in this RFI.”
Documents and the comment portal can be accessed at https://www.regulations.gov/document/CFPB-2026-0018-0001.
At FAN, we maintain the highest standards in providing title, escrow and closing services throughout Florida, and in addition, we are dedicated to protecting the integrity of the real estate transactions we manage. Contact us today to learn how we can help you with your next transaction.
Florida’s proposed homestead exemption expansion has been generating conversation across Florida’s real estate and housing industries, and our own Aaron Davis is part of that conversation. HousingWire reporter Jonathan Delozier recently tapped Aaron for his take on the proposal, which would raise the state’s homestead exemption from $50,000 to $250,000 and is headed to Florida voters on the November ballot.
Delozier’s piece explores whether dramatically reducing property taxes for primary homeowners would actually make Florida more affordable or set off a chain of unintended consequences for local governments, renters and businesses. We think Delozier does a solid job of bringing in perspectives from across the housing world as well!
Aaron believes that Florida’s existing advantages, no state income tax among them, have already made it a powerful draw for employers, residents and capital relocating from higher-tax states. Reducing or eliminating property taxes for primary homeowners could sharpen that edge and make Florida an even more compelling pitch to anyone weighing the cost of putting down roots here versus elsewhere. At the same time, he was clear that the practical implications, for local services, for tax structures and for the broader housing market, deserve careful consideration.
We’re thrilled to see Aaron serving (again!) as a reliable resource for one of the industry’s top trade publications, and we appreciate Jonathan Delozier for seeking him out on this story. Have a look at the full piece for yourself at HousingWire.com.
Real estate agents are tracking the market more closely these days, as the fits and starts of the early spring market have made it difficult to predict if the industry will see a growth spurt this year or settle down into a modest trot through the end of the year.
It is in uncertain times like these that real estate industry professionals across the spectrum of sales, lending and settlement services need to optimize their strategies for deepening their personal connections within the industry.
Here are a few strategies to consider as you navigate the challenging 2026 market.
Become an Information Source
Data informs decisions and providing your clients with valuable and updated information will help them move ahead more confidently as the market evolves.
For instance, in a recent housing market update, Florida Realtors Chief Economist Dr. Brad O’Connor highlighted one key metric worth watching: how long it takes homes to go under contract. In April, single-family homes sold in Florida spent a median of 44 days from listing to contract, very to data gathered in April 2019 and April 2025.
“In 2019, time on market kind of settled down into the summer and remained pretty consistent the remainder of the year, whereas last year, time on market grew significantly over the remainder of the year,” O’Connor said.
Watching how this data shifts in the ensuing months and pushing these metrics out to customers can alert them to changes in the marketplace and help them with their forecasting process. This practice of giving value with no expectation of return expresses a genuine interest in your client’s success.
Build on Your Connections
When you connect with an industry professional, no matter how brief the contact, create a notation of the meeting and anything you learned or shared with the person. In this way, you build a database of information that can help you communicate with the person in a more knowledgeable and meaningful way in the future.
Don’t engage in meaningless conversations. Be prepared to move quickly past small talk to discuss more momentous industry issues or learn more deeply about the person’s current challenges to establish a deeper rapport.
Follow up with new connections and existing clients regularly to ensure they know that you are deeply interested in their work. Offer assistance as well as valuable information that you believe will be helpful.
Ditch the Conference, Go for the Local Meeting
Big conferences are educational and fun, but sometimes the more helpful connections – especially in the real estate industry, are those that you make at community meetings, such as the Rotary, the Chamber of Commerce, city council, or school board.
And don’t limit yourself to in-person meetings. Local online seminars where you get to interact with other attendees or small meet-up groups at the local coffee shop are an effective way to deepen relationships within the community.
At FAN, we maintain the highest standards in providing title, escrow and closing services throughout Florida. Our extensive connections throughout the state help us keep our fingers on the pulse of what is happening in Florida’s real estate industry in every market. Contact us today to learn how we can help you with your next transaction.
At the 2025 Q4 real estate conferences, there was more than a little optimism that the real estate market would see significant improvement in 2026. All indications were positive for a growing market.
That didn’t turn out to be the case, however, as real estate professionals have experienced a less-than-stellar launch of the spring buying season.
The lackluster performance makes it more important than ever to pay attention to significant trends that may foretell where the market is headed as we navigate the coming months and to continue to adjust future expectations based on data, not optimism.
First Canary: Mortgage Applications
The real estate news outlets jumped on Rocket Mortgage CEO Varun Krishna’s pessimism about the summer buy/sell season after he noted that the normal Q2 pickup in sales is "simply not materializing” this year. His statement was dramatic coming on the heels of the company’s announcement that the Q1 revenues showed the highest profit the company has made in four years.
“Our real-time market indicators suggest that the mortgage market will not see the same sort of uplift in Q2 that historical seasonality would typically suggest,” Krishna told investors during a May 7earnings call, according to an article on TheStreet.com.
In line with this thinking, the company’s Q2 forecast fell far short of what industry pundits were anticipating.
Second Canary: Delinquency
Inflation is not only eating away at potential homebuyer downpayments, but it is also having a deleterious effect on current homeowners’ ability to keep up with their mortgage payments.
Earlier this year, the Mortgage Bankers Association announced that the delinquency rate for mortgage loans on one-to-four-unit residential properties increased to a seasonally adjusted rate of 4.26 percent of all loans outstanding at the end of Q4 2025.
“Mortgage delinquencies increased across all three major loan types – Conventional, FHA, and VA – in the last three months of the year,” said Marina Walsh, CMB, MBA’s Vice President of Industry Analysis. “The most pronounced uptick was with FHA loans, which reached a delinquency rate of 11.52 percent, the highest level since the second quarter of 2021. While earlier-stage FHA delinquencies remained relatively flat compared to the previous quarter, later-stage, 90+ day delinquencies increased by 76 basis points. The FHA foreclosure inventory rate also grew to the highest level since the first quarter of 2020.”
This is a cautionary tale for current homebuyers who must factor in ongoing inflationary trends when calculating what they can afford. If wages do not keep pace as the cost of living increases future homeowners may find it tough to pay their mortgage if they have calculated their costs based only on today’s costs.
Third Canary: Consumer Confidence
The University of Michigan Surveys of Consumers released on May 8 showed sentiment dropped again this month, remaining below data from the Great Recession and the pandemic. This is another important data point to watch because though employment indicators remain steady, the reality of inflationary trends and concerns fed by political volatility continue to weigh on consumers, keeping would-be homebuyers on the sidelines.
Prior to the Great Recession, similar indicators began to surface that were largely ignored given the euphoria over the hot real estate market.
But real estate agents, loan officers and title agents can all take lessons from the past and keep a weather eye out on trends as they emerge throughout 2026. It is especially imperative to keep potential homebuyers anchored in reality about home values, financial commitments, and the necessity of building in a financial buffer to protect their investment for the long term.
At FAN, we maintain the highest standards in providing title, escrow and closing services throughout Florida, and in addition, we are dedicated to protecting the integrity of the real estate transactions we manage. Contact us today to learn how we can help you with your next transaction.
Title insurance agents’ biggest concerns in 2026 center around compliance issues and economic uncertainty, according to The Title Report’s 2026 Voice of the Title Agent released in April, but many agents also placed cyberthreats and data and escrow security near the top of the list.
And for good reason.
The FBI Internet Crime Complaint Center (IC3) released its 2025 statistical report in April, noting that fraud complaints topped 1 million this year for the first time, while losses ballooned to $20.877 billion, a 26% increase from 2024.
What should concern real estate agents, loan officers and title agents is that phishing and spoofing represented by far the most complaints at 191,561, a perennial entry point for fraudsters in a real estate transaction. In addition, business email compromise losses, most often resulting from wire fraud, topped $3 billion.
While fraud attempts continue to proliferate, the IC3 Recovery Asset Team (RAT) and the Financial Fraud Kill Chain (FFKC) have been effective at creating a liaison between law enforcement and financial institutions to facilitate the freezing and recovery of funds stolen through cyber-enabled fraud.
The IC3 RAT team fielded 3,900 alerts in 2025 for a reported attempted theft of $1.16 billion. The FFKC was successful in freezing nearly $770 million in misappropriated assets, covering both domestic and international incidents.
The FBI reported that the majority of FFKC incidents initiated by the IC3 RAT have traditionally been a result of BEC, however in 2025 the FFKC process saw a rise in tech support and account takeover initiations as well.
Actions to Take to Address Wire Fraud
If your transaction has been usurped by a wire fraud scam, reacting quickly and decisively will give you the best chance of thwarting the attempt and/or recovering lost funds. Because time is so crucial, every participant in the transaction is encouraged to create a thorough plan of attack that is actively “rehearsed” with staff to optimize their success. Since title agents manage the escrow accounts for the transaction, here are steps they must take to prepare for potential fraud:
What to Do Today:
What to Do If a Scam Is Identified:
At FAN, we are dedicated to protecting the integrity of the real estate transactions we manage and collaborate closely with our clients to keep everyone on the alert for attempted fraud. Contact us today to learn how we can help you with your next transaction.
There is plenty of blame going around about why potential homebuyers are still staying on the sidelines including persistent inflation, high interest rates, escalating oil prices, economic uncertainty and a national debt that has just surpassed $39 trillion.
Optimists are quick to point out that all of this is temporary, and the U.S. will soon get back on track. But even if some of those issues are resolved, the underlying problem remains. According to the National Association of Realtors:
In March, NAR, which predicted a 14% uptick in home sales in 2026, reported that February pending home sales registered a bleak -0.8% decrease compared to 2025.
Real estate professionals who are in the trenches everyday understand the challenges homebuyers face but often feel helpless to change the current reality.
But as a consolidated group, real estate professionals, title agents, homebuilders, developers and lenders invested in the long-term health of their communities can do something.
Here are tactics that have proven fruitful in communities across the country.
Build a Coalition
Build a network of real estate professionals, urban planners, contractors, local nonprofits, and architects to pool expertise on strategies for creating affordable housing in your community.
Identify and support local organizations that are already involved in affordable housing projects, including Habitat for Humanity and other developers focused on affordable housing projects, assisting them with financing and zoning issues.
Support Local Reform and Initiatives
Work with local government to create new policies that allow accessory dwelling units (ADUs) and reduce minimum lot sizes to increase affordable options.
Become an advocate for Community Land Trusts (CLTs) and mixed-income developments to preserve affordability in areas that are undergoing regentrification.
Explore Investment and Development Opportunities
Recruit developers interested in addressing the “missing middle” of housing: starter homes, townhomes and multi-family units.
Work with local organizations whose mission is to renovate distressed properties to add to the affordable housing supply.
Investigate and support unexplored initiatives to convert underutilized commercial, office, or industrial space into residential housing.
Dwindling affordability does not bode well for anybody’s future in this industry. Those who have a stake in homeownership in their community must invest time and energy now.
Hope is not a strategy.
Hoping potential homebuyers will suddenly get rich enough to afford available housing stock, inflation will abate, interest rates will come down, the war will end, and gas prices will drop will not resolve the underlying problem.
Industry professionals who are willing to roll up their sleeves and get involved are the best way to ensure a stronger housing market for the future.
At FAN, we maintain the highest standards in providing title, escrow and closing services throughout Florida, and in addition, we are dedicated to collaborating locally with stakeholders to ensure future affordable housing stock for our neighbors. Contact us today to learn how we can help you with your next transaction.
