haines-and-haven-residential

Why Bundling Too Many Services Into Your Rental Can Hurt Your Listing

Wed, 13 May 2026 17:03:17 GMT

A lower “real” cost does not matter if tenants never see the property in their search results.

When preparing a rental property for the market, many owners try to make their listing stand out by including extra services in the monthly rent. Internet, lawn care, pest control, pool service, and even solar panel costs are commonly bundled together into one payment.

On paper, this can seem like a smart strategy. A tenant may technically save money overall by having these services included. The problem is that rental platforms and tenant search behavior do not always work that way.

Most renters begin their search by setting a maximum monthly budget. If a home that would normally rent for $2,000 per month is listed at $2,200 because multiple services are bundled into the price, it may never appear in searches from tenants shopping in the $2,000 range. Even if the home is ultimately a better value, many renters will never see it.

This is one of the most overlooked pricing mistakes in property management.

Tenants are often scanning quickly through listings on platforms like Zillow, Realtor.com, Apartments.com, and Facebook Marketplace. Most are comparing photos, bedroom counts, locations, and monthly rent before they ever read the full description.

If the listing price is outside their search range, the details about included services may never even be noticed.

In many cases, keeping the advertised rental rate as competitive and realistic as possible will generate significantly more visibility and inquiries.

That does not mean owners cannot recover costs for additional services. In some situations, separating certain expenses can be a more effective approach. For example, instead of advertising a property at $2,200 per month with solar included, the home may perform better at “$2,000/month + $100 solar contribution.” This allows the property to remain visible to tenants searching near the true market rent while still accounting for additional operational costs.

There are exceptions, of course. Some essential services may make sense to include depending on the property type, local market expectations, HOA requirements, or operational efficiency. However, stacking too many optional services into the advertised rental price can unintentionally reduce exposure and lead to fewer showings, longer vacancy periods, and more frustration for owners.

Pricing strategy is not just about what a property is worth. It is also about how tenants search, filter, and compare listings online.

At Haines & Haven Residential , we help owners structure pricing and marketing strategies that maximize visibility while still protecting long-term profitability.

Did You Know Haines City Has a Local Theatre?

Wed, 13 May 2026 12:15:02 GMT

Inside the Haines City Theatre Near Lake Eva Community Park

Last Friday, I had the opportunity to visit the Haines City Theatre after being invited out by director Mitch England to check out their production of 12 Angry Jurors.

And honestly, I think a lot of people in Polk County would be surprised to learn that we have a volunteer-driven community theatre producing shows of this quality right here in Haines City.

Located near Lake Eva Community Park at 303 Ledwith Avenue, the Haines City Theatre has been part of the community since 1981 and continues to provide live theatre performances, youth programs, and opportunities for local actors, directors, and volunteers to develop their talents.

The production I attended, 12 Angry Jurors, is an intense and dialogue-heavy show that relies heavily on the cast’s ability to keep the audience engaged almost entirely through performance and emotion. The cast did an incredible job bringing that tension and energy to life throughout the night.

One of the things that stood out most to me was how much work clearly goes into these productions behind the scenes. From the acting and lighting to the pacing and direction, it was obvious there is a passionate group of people dedicated to keeping local arts alive here in Haines City.

A lot of people immediately think they need to drive to Orlando or Tampa for entertainment, but places like the Haines City Theatre are a reminder that there are talented creatives and unique experiences right here in our own community.

The theatre hosts productions throughout the year, with upcoming shows including Joseph and the Amazing Technicolor Dreamcoat and Grease.

If you have never visited the Haines City Theatre before, it is definitely worth checking out one of their future events and supporting local arts in Polk County.

The “My Girl” House in Bartow, Florida: A Hidden Piece of 90s Movie History

Tue, 05 May 2026 11:48:06 GMT

If you grew up in the 90s, there’s a good chance My Girl left an impression on you.

Whether you remember it for its coming-of-age story, its emotional ending, or just the nostalgia of that era, it’s a film that stuck with a lot of people. What many don’t realize, though, is that part of this iconic movie was filmed right here in Polk County.

A Filming Location in Bartow, Florida

Located in Bartow, Florida, this historic Victorian-style home was used as the Sultenfuss family residence and funeral home in the film. It plays a central role throughout the story, serving as the backdrop to many of the movie’s most memorable moments.

Today, the home still stands as a quiet piece of movie history tucked into a residential neighborhood. If you didn’t know what you were looking at, you could easily drive right past it.

Not All of “My Girl” Was Filmed in Bartow

While the house itself is in Bartow, not all of the movie was filmed in Polk County. Many of the downtown scenes that viewers associate with the film were actually shot in Sanford, Florida.

That combination of locations helped create the small-town feel of the fictional setting, but it also means Central Florida played a larger role in the film than most people realize.

Why This Location Still Matters

Filming locations like this resonate because they connect real places to shared memories. For many, My Girl represents a specific moment in childhood—one that blends nostalgia with emotion.

Seeing the house in person adds a different layer to that experience. It takes something that once felt distant and fictional and places it right here in a familiar setting.

A Unique Part of Polk County’s Story

Polk County continues to grow and change, but locations like this are reminders of its quieter, more historic side. They also show how Central Florida has long been a backdrop for film and storytelling, even if it doesn’t always get the recognition.

If you’re exploring the area or looking for something a little different, this is one of those spots that’s worth knowing about—even if it’s just a quick drive-by.

Fort Meade Data Center: What’s Being Proposed and Why Residents Are Concerned

Mon, 04 May 2026 13:59:45 GMT

A major development proposal is drawing attention in South Polk County. The City of Fort Meade has approved plans for what could become one of the largest tech-related projects in the region—a hyperscale data center campus.

While projects like this are often framed as economic wins, the response locally has been more mixed.

What Is Being Proposed?

The project is described as a hyperscale data center campus , with a total potential buildout of approximately 4.4 million square feet .

The site is expected to be located off U.S. Route 98 near County Road 700 , just outside Fort Meade. Right now, the land appears mostly as open, reclaimed terrain from past mining activity.

If developed, this would be a large-scale, multi-building campus designed to support cloud computing, artificial intelligence systems, and digital infrastructure used by businesses and consumers every day.

Why Is This Getting Attention?

For a smaller city like Fort Meade, a project of this size is significant. Developments at this scale can bring:

Increased tax revenue
Infrastructure investment
Construction and long-term operational jobs
Regional economic visibility

However, those potential benefits are only part of the conversation.

Local Concerns and Pushback

Some residents have raised concerns about how a project of this size could impact the area.

One of the biggest points of discussion has been water usage . Reports and early estimates suggest the facility could require tens of thousands of gallons of water per day for cooling systems. That has raised questions, especially as many parts of Central Florida periodically face watering restrictions and drought conditions.

Other concerns include:

Infrastructure strain , including roads and utilities
Long-term environmental impact
Whether the benefits will directly reach local residents
Transparency and communication during the approval process

It’s also worth noting that, like many large developments, there has been visible public feedback both for and against the project .

Why Data Centers Are Expanding

Data centers are becoming more common across Florida and the U.S. as demand for digital services grows. From streaming and cloud storage to artificial intelligence and business operations, these facilities are a key part of modern infrastructure.

However, they are also different from traditional development. Unlike retail or residential projects, data centers often:

Require significant land
Use substantial power and water resources
Operate quietly with limited daily foot traffic
Provide fewer direct jobs relative to their size

That can make them harder for communities to evaluate at a glance.

What Happens Next?

Although the project has received approval at the city level, large developments typically move through multiple phases before construction begins. That can include:

Engineering and site planning
Utility coordination
Environmental considerations
Potential revisions or additional approvals

At this stage, the site itself remains largely undeveloped.

A Project Worth Watching

Whether viewed as an opportunity or a concern, this proposed data center represents a major shift in the type of development coming to areas like Fort Meade.

For residents, investors, and those watching growth across Polk County, it’s a project worth following closely.

One of the Closest Natural Springs to Polk County: Lithia Springs

Mon, 04 May 2026 13:51:49 GMT

If you live in Polk County and have been wanting to check out one of Florida’s natural springs without committing to a long drive, Lithia Springs Park is one of the most convenient options.

Located in the small town of Lithia in Hillsborough County, this spring is just under 40 minutes from Mulberry and typically less than an hour from Lakeland. That makes it one of the closest true spring experiences for Central Florida residents who don’t want to head hours north.

What makes Lithia Springs stand out isn’t just the proximity—it’s how easy and affordable it is to visit.

When I went, admission was only $2 per vehicle to enter the park, and an additional $2 per person if you want to swim in the spring itself. Compared to many of Florida’s more well-known springs, that’s about as low-cost as it gets.

The spring feeds into a designated swimming area where you can cool off in clear, mineral-rich water. The park also has shaded areas, picnic spots, walking trails, and open space, making it a solid option whether you’re going for a quick swim or planning to spend a few hours outdoors.

One thing to know before you go: Lithia Springs can get busy, especially on weekends and during the hotter months. If you’re looking for a quieter experience, earlier in the day is your best bet.

It’s also a bit more “park-style” compared to some of the larger, more natural-looking springs further north. So if your expectation is something like a remote, untouched spring in the woods, this isn’t that. But if you’re looking for convenience, affordability, and a quick escape from the heat, it delivers.

For Polk County residents, this is one of those spots that’s close enough to visit without overthinking it. No long road trip, no major planning—just an easy day trip when you want to get outside and cool off.

If you’ve never been, it’s worth checking out. And if you have, you already know how nice it is to have something like this so close to home.

Haines City City Hall Annex: What’s Being Built and Why It Matters

Wed, 22 Apr 2026 18:17:59 GMT

Haines City continues to grow, and one of the latest projects reflecting that growth is the construction of the new City Hall Annex.

If you’ve driven through the area recently, you’ve probably noticed the ongoing construction—but what exactly is this building, and why is it important?

The City Hall Annex is being developed to support the city’s expanding administrative needs. As Haines City experiences steady population growth and increased development activity, the demand on local government services continues to rise. This annex is designed to help accommodate that growth by providing additional space for city operations, staff, and public services.

Instead of overloading the existing City Hall, the annex allows the city to spread out departments, improve efficiency, and better serve residents. In practical terms, that means shorter wait times, improved access to services, and a more organized system as the city scales.

From a broader perspective, projects like this are a strong signal of long-term investment in the area. Cities don’t expand infrastructure like this unless growth is expected to continue. For property owners, investors, and anyone considering moving to Haines City, this is another indicator that the area is transitioning from a smaller town into a more structured and supported municipality.

It also aligns with the larger trend we’re seeing across Polk County—continued residential development, new commercial projects, and increased demand for housing and services. As more people move into the area, the city has to evolve alongside that growth.

While it may not be as flashy as a new retail center or restaurant, infrastructure projects like the City Hall Annex are just as important. They’re the foundation that allows everything else—housing, business, and community development—to function properly.

If you’re watching the growth of Haines City closely, this is one project worth paying attention to.

Meet the Founders of Haines and Haven Residential

Tue, 21 Apr 2026 22:12:23 GMT

Meet the Founders of Haines and Haven Residential

At Haines and Haven Residential, property management is not approached as a side service—it is treated as a structured, full-time operation built around performance, communication, and long-term results.

The company was founded with a clear objective: to provide a more responsive, transparent, and investor-aligned property management experience in Central Florida and beyond. This applies to property owners at every stage—from those with a single investment property to those managing large, multi-property portfolios.

Today, Haines and Haven works with property owners both locally and internationally, managing residential and commercial assets across Polk County and the greater Orlando and Central Florida area.

Lucas Oliveira | Co-Founder & Broker

Lucas Oliveira is a Florida-based real estate broker with a background in operations, property management, and real estate investment.

He has lived in Florida for most of his life, including Pensacola and Orlando, before relocating to Polk County in 2016 to begin his career in property management. He attended the University of Central Florida, where he completed his college education in 2015.

Before entering real estate, Lucas spent eight years working with Fortune 500 companies, where he was promoted five times into a range of operational roles, including logistics, receiving, sales, and management. These roles helped shape a systems-driven approach focused on efficiency, accountability, and team leadership.

Since entering the property management industry in 2016, Lucas has been involved in the growth and oversight of large residential portfolios, managing operations, onboarding, and leasing performance at scale. Over the course of his career, he has overseen the onboarding of several hundred properties and the placement of close to 1,000 tenants. His focus has consistently been on building efficient processes, improving communication, and maintaining strong relationships with property owners.

Lucas obtained his real estate broker’s license in 2021 and later co-founded Haines and Haven Residential, with the goal of creating a more structured, responsive, and investor-focused property management company.

He works with property owners both across the United States and internationally, including clients based in China, the United Kingdom, Canada, Brazil, and other parts of Europe. Fluent in English and Brazilian Portuguese, and conversational in Spanish, Lucas is able to communicate effectively with a diverse range of investors navigating the Central Florida market.

As a property owner himself, Lucas focuses on long-term rental investments and applies the same standards and expectations to client properties that he uses in his own portfolio.

Outside of real estate, he has a long-standing interest in skateboarding and continues to train in martial arts, with a focus on grappling.

Tricia Hohn | Co-Founder & Operations

Tricia Hohn brings a strong operational and maintenance-focused background to Haines and Haven Residential.

Before relocating to the United States, Tricia owned and operated businesses in Australia, including a service-based business and involvement in custom ski boat operations. Through these ventures, she developed experience in staff management, workflow coordination, and financial oversight, while also completing a formal trade apprenticeship that instilled a practical, detail-oriented approach to problem-solving.

After transitioning into property management in the United States, Tricia built hands-on experience in residential maintenance before moving into a Maintenance Coordinator role and obtaining her real estate license. With over five years of direct property management experience—and nearly a decade working closely within housing and maintenance environments—she plays a key role in ensuring properties are maintained efficiently and issues are resolved quickly.

Her approach is structured, proactive, and solutions-driven. From coordinating repairs to overseeing property condition and vendor performance, she focuses on minimizing downtime and protecting the long-term value of each asset under management.

A Process-Driven Approach to Property Management

Haines and Haven Residential is built on the belief that property management should be proactive rather than reactive.

The company operates with a strong emphasis on communication, transparency, and execution. Owners are kept informed, issues are addressed directly, and properties are managed with a long-term investment mindset.

This approach has allowed the company to work successfully with both local and out-of-state owners, as well as international investors who rely on consistent updates, clear reporting, and reliable on-the-ground management.

Rather than overpromising, the focus is on delivering a structured and dependable service—one that prioritizes occupancy, property condition, and overall performance.

Work With Us

Whether you are a local property owner, an out-of-state investor, or based internationally, Haines and Haven Residential provides full-service property management designed to simplify ownership and improve results.

To learn more or to discuss your property, contact our team at info@hainesandhaven.com or schedule a call directly!

Sun ‘n Fun Lakeland: One of Florida’s Largest Aviation Events Happens Right Here in Polk County

Fri, 17 Apr 2026 18:06:10 GMT

Every year, thousands of people travel to Lakeland, Florida for one of the largest aviation events in the country—Sun 'n Fun Aerospace Expo.

If you’ve never been, it’s easy to underestimate just how big this event really is. What started back in 1974 as a small fly-in has grown into a massive, week-long experience that brings in aviation enthusiasts, families, pilots, and tourists from all over the United States. And it’s all happening right here in Polk County.

What Is Sun ‘n Fun?

Sun ‘n Fun is an annual aerospace expo held in Lakeland, typically in April. The event features everything from small private aircraft to military planes, aerobatic performances, educational exhibits, and hands-on experiences. Throughout the week, planes are constantly flying in and out, creating a unique atmosphere that you really have to see in person to fully understand. It’s not just an airshow—it’s an immersive aviation event that draws serious attention on a national level.

More Than Just an Airshow

What many people don’t realize is that Sun ‘n Fun is more than entertainment. The event directly supports the Aerospace Center for Excellence, which focuses on aviation education and training future pilots. That means this event plays a role in developing the next generation of aviation professionals, right here in Central Florida.

A Major Impact on the Local Economy

Events like Sun ‘n Fun bring a noticeable boost to the local economy. Hotels fill up, restaurants stay busy, and local businesses see increased traffic throughout the week. For a growing area like Polk County, this kind of consistent annual event adds real value. It brings outside attention to the area while supporting local infrastructure and business activity.

Why It Matters for Polk County

Polk County continues to grow, and events like Sun ‘n Fun are part of that story. They highlight the region’s ability to host large-scale events, attract tourism, and support industries beyond just residential development. Between its location between Tampa and Orlando and assets like Lakeland Linder International Airport, the area is positioned well for continued growth in sectors like aviation, logistics, and education.

Final Thoughts

If you’re local and have never been to Sun ‘n Fun, it’s worth checking out at least once. It runs annually and continues to grow year after year.

More importantly, it’s a reminder that there’s a lot happening in Polk County that often goes unnoticed—and that growth isn’t slowing down anytime soon.

Expanding Our Commercial Footprint into Hunter’s Creek

Thu, 16 Apr 2026 12:28:12 GMT

At Haines and Haven Residential, we’ve continued to grow our presence not just in residential property management, but on the commercial side as well.

Our latest expansion brings us into the Hunter’s Creek area, where we’ve recently taken on multiple commercial units at The Village at Hunters Creek .

This marks an important step in the continued development of our commercial portfolio in Central Florida.

Hunter’s Creek is one of the more established and consistently active areas in the Orlando market. With its proximity to major roadways like SR-417 and John Young Parkway, the area sees steady traffic from both residents and visitors. The plaza itself is home to a mix of service-based businesses, retail, and professional offices—creating a reliable environment for long-term tenancy.

After onboarding these units, our focus has been simple: get on-site, meet the tenants, and understand the day-to-day operations of the property. Commercial management requires a different level of attention compared to residential. Each tenant operates a business, and that means their needs, expectations, and timelines can vary significantly. Being physically present early on allows us to build relationships and identify opportunities to improve operations from the start.

One of the advantages of working within a centralized plaza like this is consistency. When multiple units are managed under one system, it becomes easier to streamline communication, maintenance coordination, and overall property performance. This benefits both ownership and tenants, and it’s a model we look to replicate as we continue to grow.

While our foundation is in residential property management, expanding into commercial has been a natural progression. Many of the same principles apply—clear communication, strong systems, and proactive management—but execution is more nuanced. Our goal is to bring structure and reliability to commercial assets in the same way we’ve done with residential properties.

We’re looking forward to continuing our work in Hunter’s Creek and building on this momentum. As always, our approach remains hands-on, detail-oriented, and focused on long-term results.

If you own commercial property in the Orlando or surrounding areas and are exploring management options, we’re always open to a conversation.

Why Do People Move to Polk County?

Tue, 14 Apr 2026 13:00:14 GMT

One of the main reasons people move to Polk County is pricing.

That’s not the only reason—and it shouldn’t be framed that way—but it’s often what gets people to seriously consider the area in the first place. When buyers and renters start comparing options across Central Florida, Polk County consistently stands out for how much value you get at a given price point.

In areas like Avalon Park Orlando, you’re paying for well-planned communities, walkability, and proximity to major job centers. Those are real advantages, and for many people, they’re worth the cost. But that cost typically comes with tradeoffs—smaller lots, closer neighbors, and a higher price tag, especially for anything with water access.

Polk County enters the conversation because it offers a different balance.

For a similar budget, people often find they can get more space, a larger home, or reduce their monthly housing costs. That flexibility is powerful. It allows buyers to prioritize what matters most to them—whether that’s lowering expenses, upgrading their home, or simply having more breathing room.

From there, acreage becomes a major factor.

Polk County has a supply of properties with land that’s increasingly difficult to find in more densely built areas. Half-acre lots, full acres, and beyond are still attainable here. That translates to more privacy, more usable outdoor space, and fewer restrictions on how the property is used. For many, that’s a meaningful upgrade in quality of life.

Waterfront is another key driver.

In tighter markets, lakefront or even pond-front properties come at a significant premium. In Polk County, canal-front and lakefront homes are often more accessible. That doesn’t just mean better views—it means real, functional access to the water and a different pace of living that appeals to a lot of buyers.

Location also plays a role.

Polk County is positioned within commuting distance of Orlando and other major employment hubs. Not everyone wants that commute, but many are willing to make it in exchange for the additional space and value they get on the housing side. With ongoing growth in Central Florida, that balance continues to attract attention.

So why do people move to Polk County?

Pricing is one of the main reasons—it opens the door.

But what keeps people here is the combination of space, flexibility, and the ability to still stay connected to the larger Central Florida market.

Why Hasn’t This 7-Eleven in Davenport Opened Yet?

Tue, 14 Apr 2026 12:46:00 GMT

If you’ve driven down US-27 in Davenport recently, you’ve probably noticed it.

A brand new 7-Eleven—built, standing, and looking almost ready—but not open.

And if you’re like most people, you’ve probably asked the same question: what’s going on here?

To be clear, I haven’t researched the exact reason this specific location hasn’t opened yet. There hasn’t been any official public explanation that I’ve come across. But based on experience working in real estate and development in Central Florida, there are a few very common reasons projects like this get delayed.

It’s Rarely Just One Problem

When a project looks “done” but isn’t open, it’s usually not a single issue. It’s typically a combination of delays stacking on top of each other.

From the outside, it looks complete. Behind the scenes, it may still be waiting on approvals, inspections, or final sign-offs before it can legally operate.

Permitting and Final Inspections

Even late in construction, projects still need to pass multiple inspections before opening. That can include building, electrical, fire safety, and health-related approvals.

If anything fails inspection—even something minor—it can delay opening while it gets corrected and re-inspected.

Utility and Infrastructure Delays

One of the biggest hidden holdups is utilities.

Water, sewer, electric, and fuel systems all need to be properly connected, tested, and approved. For a gas station, fuel system approvals alone can be a lengthy process due to environmental and safety regulations.

If any part of that process is delayed, the entire project stalls.

FDOT and Access Along US-27

This location sits directly on US-27, which adds another layer.

Projects on major highways often require additional approvals related to traffic flow, access points, and safety. That can include turn lanes, driveway access, and coordination with the Florida Department of Transportation.

Those reviews can take time—and sometimes require revisions even after construction has started.

Contractor or Timeline Issues

Another possibility is a construction or contractor delay.

Over the past few years, many projects across Florida have faced labor shortages, material delays, and rising costs. Some builds slowed down or paused entirely while developers reassessed timelines or budgets.

Even if the structure is complete, finishing details or final phases can get delayed.

So… Is It Ever Opening?

In most cases, yes.

When a project is this far along, it’s very unlikely to be abandoned. It’s usually just stuck in the final stretch—the part of development that tends to take longer than expected and is largely invisible to the public.

That said, until it officially opens, it will continue to feel like one of those “almost done” projects that never quite gets there.

What Do You Think?

Have you heard anything about this location?

Drop a comment or reach out—I’m always interested in what people are hearing locally. There’s often more insight floating around in the community than what’s publicly available.

CAVA Is Opening in Davenport: A Fresh New Addition to Posner Park

Mon, 13 Apr 2026 14:54:54 GMT

CAVA Is Opening in Davenport: A Fresh New Addition to Posner Park

After years of rapid growth in Davenport filled with new subdivisions, car washes, storage facilities, and gas stations, something a little different is finally on the way. CAVA is preparing to open a new location in Posner Park, and based on current progress, it looks like this one is getting close.

If you’ve driven through Posner Park recently, you may have noticed the new storefront taking shape. The branding is already in place, and more importantly, hiring signs are up. That combination typically signals that a restaurant is entering its final phase before opening. While there is no officially confirmed grand opening date yet, hiring activity usually means the timeline is measured in weeks—not months.

CAVA is a fast-casual Mediterranean concept that has been expanding rapidly across Florida and the U.S. The easiest way to describe it is as a Mediterranean-style alternative to places like Chipotle, but with a heavier emphasis on fresh ingredients and customizable bowls. Customers can build their own meals by choosing a base like rice, greens, or pita, then adding proteins such as grilled chicken, lamb, or falafel, along with dips and spreads like hummus, tzatziki, and their well-known garlic sauce. The result is a menu that feels both flexible and relatively health-conscious compared to more traditional fast food options.

For Davenport, this kind of addition matters more than it might seem on the surface. The area has seen significant population growth over the past several years, especially with the continued expansion of residential communities throughout Polk County. However, commercial development has often leaned heavily toward convenience-driven businesses rather than experiential or lifestyle-oriented options. A brand like CAVA signals a shift, even if small, toward more variety in dining and everyday amenities.

Posner Park has increasingly become a central hub for retail and dining in Davenport, and adding a recognizable, fast-growing brand like CAVA strengthens that position. For residents, it means another quick, reliable option that isn’t the typical fast-food lineup. For visitors and potential homebuyers, it adds to the overall appeal of the area, contributing to the perception of continued growth and investment.

While we wait for an official opening date, all signs point to this location launching soon. If hiring continues and final preparations move forward as expected, Davenport could see its newest restaurant open its doors in the near future.

As always, we’ll keep an eye on progress and provide updates as more information becomes available. In the meantime, if you haven’t tried CAVA before, this new location at Posner Park may be worth checking out once it opens.

What Should Airbnb Owners Do With Furniture When Switching to Long-Term Rentals?

Wed, 08 Apr 2026 13:55:01 GMT

Converting Airbnb to Long-Term Rental? Don’t Remove the Furniture Yet

As more investors shift away from short-term rentals and Airbnb-style properties, one of the most common questions is what to do with the existing furniture.

The decision matters more than most owners expect. It can impact your days on market, tenant quality, and even the rent you ultimately achieve.

There are three primary options.

The first option is to remove the furniture entirely. In most long-term rental markets, including areas like Polk County, Davenport, and Haines City, the majority of tenants prefer unfurnished homes. In many cases, this is the cleanest and most straightforward approach.

However, removing the furniture is a commitment. If the home does not lease at your expected price, you’ve already incurred the cost and effort of removal and limited your ability to pivot back to a short-term rental strategy.

The second option is to leave the property furnished. While this may seem like a value add, it often has the opposite effect. Furnished long-term rentals typically attract a smaller pool of applicants, may take longer to lease, and in some cases achieve lower rent. Many tenants are not seeking furnished homes and may accept the furniture rather than pay a premium for it.

Furniture condition also plays a role. If the items are outdated or worn, they can negatively impact the showing experience. On the other hand, in a high-end or well-designed property, tenants may be more flexible.

The third option, and the approach we recommend whenever possible, is to make the furniture optional.

By leaving the furniture in place for marketing and showings, the property presents well and photographs better. At the same time, you maintain flexibility. If a tenant prefers a furnished home, you avoid the cost and effort of removal. If they prefer it unfurnished, you can remove the items after securing an approved applicant, reducing your risk.

This approach allows you to keep your listing competitive while preserving optionality, which is especially important in a shifting rental market.

If you’re converting a short-term rental into a long-term investment, structuring the property correctly from the start can make a significant difference in how quickly it leases and the type of tenant you attract.

You can watch the full video below for a breakdown of each option and how to decide what’s best for your specific property.

Should You Charge First, Last, and Security Deposit? (Why Most Landlords Shouldn’t)

Wed, 08 Apr 2026 13:26:46 GMT

Should You Charge First, Last, and Security Deposit?

If you’re a landlord trying to decide whether to charge first month, last month, and a security deposit, this video breaks down what actually works in today’s rental market.

In many Central Florida markets, charging first month and a security deposit keeps your listing competitive. For example, on a $2,000 rental, that’s typically a $4,000 move-in cost. If you add last month’s rent, you’re asking for $6,000 upfront, which is a 50% increase.

For qualified tenants, that higher barrier often pushes them toward other available homes with lower upfront costs. In a competitive market, that can lead to longer vacancy and fewer applications.

While you can charge last month’s rent, it’s typically not recommended unless the applicant presents higher risk. Even then, increasing the security deposit is often a cleaner and more effective approach.

There are also additional requirements for how last month’s rent must be handled, including escrow considerations, which add complexity without much upside in most cases.

If you’re looking to stay competitive and lease your property efficiently, first month’s rent and a security deposit is usually the best structure.

How to Apply for a Rental Home

Tue, 07 Apr 2026 21:42:55 GMT

How to Apply for a Rental Home with Haines & Haven

If you’re looking to rent a home in Polk County or the surrounding Central Florida area, understanding the application process ahead of time can save you time, money, and unnecessary delays.

At Haines & Haven Residential, we’ve streamlined our process to make applying simple and efficient. Here’s exactly how it works.

Start by visiting our website and navigating to the Rentals section. From there, you can browse available homes in areas like Haines City, Davenport, Lake Wales, and Winter Haven. Once you find a property that fits your needs, select it and click “Apply Now” to begin your application.

Before you apply, take a moment to review the rental qualifications. This step is important. Application fees are non-refundable, so you want to make sure you meet the criteria before moving forward.

We also strongly recommend viewing the home in person before applying, as outlined in our requirements. All homes are leased in their current condition at the time of showing.

Next, prepare your documentation. We require three months of bank statements or pay stubs, and these must be uploaded as PDFs. Screenshots are not accepted and can delay processing. Having these ready ahead of time will make the process much smoother.

Once everything is prepared, complete the application, upload your documents, and submit the $50 application fee.

One of the most common reasons applications get delayed is missing information.

A complete and accurate application allows us to move quickly, including verifying rental history and processing approvals.

It’s also important to note that every person over the age of 18 must submit a separate application, even if they will be living in the same home.

If you have questions at any point during the process, our leasing team is available to help guide you through it.

While this guide reflects how we process applications at Haines & Haven Residential, requirements can vary by brokerage and may be updated over time.

If you’re currently searching for rental homes in Polk County or Central Florida, you can view our latest listings directly on our website.

You can also watch the full video below for a step-by-step walkthrough of the application process.

Expanding Into Orlando’s Commercial Market: Haines & Haven Takes on Dr. Phillips

Thu, 02 Apr 2026 11:57:54 GMT

Haines & Haven Residential is continuing its growth across Central Florida with the recent onboarding of a portfolio of commercial units in one of Orlando’s most established and high-demand corridors—Dr. Phillips.

Located just off Sand Lake Road and Turkey Lake Road, this portfolio sits directly behind some of the area’s most recognizable destinations, including Ocean Prime, Eddie V’s, and Rocco’s Tacos. This is a prime commercial pocket known for strong traffic, affluent demographics, and consistent business demand.

This expansion represents a strategic step forward for our company. While we’ve built a strong foundation in residential property management throughout Polk County, we are now actively extending our systems, standards, and service model into the commercial sector—without losing the hands-on approach that has driven our growth.

Most property management companies choose a lane—residential or commercial. We’re deliberately building expertise in both, because many investors don’t operate in just one category.

If you own residential property in Polk County and are expanding into commercial assets in Orlando, or vice versa, you no longer need multiple management companies with different standards, communication styles, and reporting systems.

Our goal is simple: consistency across your portfolio.

That means:

Clear, responsive communication
Structured lease and renewal processes
Strong tenant placement and retention strategies
Clean financial reporting and accountability

Commercial management brings its own complexity—lease structures, escalations, CAM considerations, and longer-term tenant relationships. We’re approaching this space with the same attention to detail that has allowed us to scale quickly on the residential side.

If you’re an owner or investor looking for a management company that understands both spaces—and treats your portfolio like a business, not a side project—Haines & Haven is positioned to help.

The goal isn’t just growth.

It’s controlled, strategic expansion with results to back it up.

Crossroads Village Coming to Haines City: What It Means for the Area

Wed, 25 Mar 2026 16:55:55 GMT

Haines City continues to see steady growth, and one of the latest developments drawing attention is Crossroads Village.

Located in a rapidly expanding part of the city, this new project is another sign of how much the area is evolving. With new construction, infrastructure improvements, and continued population growth, Haines City is becoming an increasingly attractive place for both residents and investors.

I recently captured some aerial drone footage of the site, and you can already start to see the early stages of development taking shape.

While full details are still emerging, projects like Crossroads Village typically bring a mix of residential and possibly commercial opportunities. Developments like this tend to increase nearby property values over time, especially as more amenities, housing, and services follow.

For renters, this usually means more housing options in the future. For property owners and investors, it’s another indicator that demand in Haines City isn’t slowing down.

This kind of growth is something we’re seeing across Polk County, but Haines City in particular continues to stand out due to its location, affordability, and ongoing development pipeline.

If you’re considering buying, investing, or renting in the area, keeping an eye on projects like Crossroads Village is important. Growth like this doesn’t just happen, it signals where the market is heading.

We’ll continue to track updates as more information becomes available.

How Much Does Property Management Cost? Fees Explained for Landlords & Investors

Fri, 30 Jan 2026 19:41:14 GMT

Understanding Property Management Costs

One of the most common questions landlords and real estate investors ask is: how much does property management actually cost?

The short answer is that property management fees are fairly standard once you understand how most companies structure their services. The confusion usually comes from not realizing that management companies typically offer more than one type of service.

In this article, we break down the most common property management fees, what’s included, and what landlords should look for when comparing companies.

Two Types of Property Management Services

Most property management companies offer two primary service options :

Tenant Placement Only
This option is designed for landlords who want to manage their rental property themselves but need help finding and placing a qualified tenant.

Full-Service Property Management
This option includes tenant placement plus ongoing management after the tenant moves in, such as rent collection, maintenance coordination, and lease enforcement.

Understanding which service you need is the first step in understanding the cost.

Are There Upfront or Sign-Up Fees?

In most cases, property management companies do not charge onboarding or sign-up fees. Similar to a for-sale real estate listing, fees are typically only paid once the property performs and a tenant is successfully placed.

This performance-based structure helps align incentives between the landlord and the property manager.

How Much Does Tenant Placement Cost?

For tenant placement only , most property management companies charge the full first month’s rent based on the advertised rental price.

This fee usually includes:

Marketing the rental property
Hosting and coordinating showings
Tenant screening and background checks
Lease preparation
Move-in documentation and condition reporting

Tenant placement services are ideal for landlords who are comfortable with day-to-day management but want professional screening and leasing support.

How Much Does Full-Service Property Management Cost?

For landlords who choose full-service property management, the tenant placement fee is often discounted .

For example, many companies charge around 50% of one month’s rent for tenant placement when the owner signs up for full management, instead of the full 100%.

In addition to placement, full management includes a monthly management fee , which typically ranges from 8% to 10% of the monthly rent in many markets.

This ongoing fee covers the continued management of the property after the tenant moves in.

Other Property Management Fees to Be Aware Of

Beyond placement and monthly management fees, landlords should carefully review the management agreement for additional charges.

Common fees may include:

Maintenance coordination or repair markups
Annual or periodic property inspections
Lease renewals or administrative fees

It’s also common for property managers to retain late fees or notice posting fees charged to tenants. These policies vary by company, which is why reviewing the agreement in detail is important.

What Matters More Than the Percentage

When comparing property management companies, the lowest percentage isn’t always the best option.

Landlords should focus on:

What services are included
How tenant placement is handled
How maintenance is managed
How fees are structured and disclosed

A clear, transparent fee structure often matters more than a small difference in percentage.

Final Thoughts for Landlords and Investors

Property management pricing doesn’t have to be complicated. Once you understand the difference between tenant placement and full-service management, it becomes much easier to compare options and make an informed decision.

Whether you choose to self-manage or hire a property management company, knowing how fees work helps protect your investment and set realistic expectations.

Watch the Full Breakdown

Below is a video where we walk through property management fees step by step and explain how they work in real-world situations.

Selling a Rental With a Tenant: Smart Move or Costly Mistake?

Mon, 12 Jan 2026 18:02:00 GMT

Should You Sell a Tenant-Occupied Long-Term Rental?

Selling a long-term rental property comes with a big strategic question: should you sell it while a tenant is still living in the home, or wait until it’s vacant?

This is a topic many real estate investors and landlords wrestle with, especially when rent is being collected and vacancy feels like a loss. While selling a tenant-occupied property can be done, it often comes with trade-offs that aren’t obvious at first glance.

From buyer demand to marketability and control, the decision can have a major impact on both sale price and time on market.

Why This Question Matters for Investors

Tenant-occupied homes are typically marketed very differently than vacant properties. In many cases, they appeal to a narrower audience and introduce additional variables that sellers don’t always anticipate.

Some of the most common concerns investors face include:

Who the property can realistically be sold to
How showings and access are handled
How the home presents during marketing
How uncertainty affects buyer confidence
How long the property may sit on the market

These factors don’t automatically mean an occupied sale is a bad idea — but they do mean the strategy should be carefully evaluated.

Vacancy vs. Convenience

One of the biggest mental hurdles for owners is vacancy. It’s easy to view an empty property as a cost rather than part of a broader business plan.

In reality, vacancy can sometimes be a strategic tool that allows sellers to regain control of timing, presentation, and pricing. Understanding when vacancy helps — and when it doesn’t — is key to making an informed decision.

Start With a Plan, Not a Reaction

Every rental property is different. The right approach depends on:

Current market conditions
Rental income vs. market value
Buyer demand in your area
The condition of the property
Your long-term investment goals

This is why starting with an accurate comparative market analysis (CMA) and a clear exit strategy is critical before making any moves.

Watch the Full Breakdown Below

In the video below, I walk through this topic in detail and explain why I usually discourage selling tenant-occupied long-term rentals , what typically goes wrong, and how investors can position themselves for stronger results when selling.

Why Some Rentals Aren’t Leasing in NE Polk County

Mon, 12 Jan 2026 14:02:20 GMT

What landlords in Haines City, Davenport, and Winter Haven need to understand right now

If you own rental property in Haines City, Davenport, or Winter Haven , you may have noticed that some homes are taking longer to lease than expected — even when they appear to be in good condition.

This isn’t random, and it isn’t just “bad luck.”

Right now, the NE Polk County rental market is being influenced by a combination of seasonal slowdowns, increased inventory, shifting tenant expectations, and pricing pressure. In today’s environment, homes that would have leased quickly a year or two ago may now sit if even small details are overlooked.

Rather than guessing or relying on outdated advice, it’s important to understand what’s actually happening on the ground .

In the video below, I break down:

Why December and early winter tend to be slower for leasing
How inventory levels affect tenant behavior
Why execution and small details matter more than ever
How pricing — not emotion — ultimately determines whether a home leases

These are observations based on actively managing rental properties in NE Polk County , not theory or national headlines.

�� Watch the full breakdown here:

Make the most of the season by following these simple guidelines

duncan.shea@appfolio.com (Appfolio Websites) — Thu, 15 Aug 2024 16:58:18 GMT

The new season is a great reason to make and keep resolutions. Whether it’s eating right or cleaning out the garage, here are some tips for making and keeping resolutions.

Make a list

Lists are great ways to stay on track. Write down some big things you want to accomplish and some smaller things, too.

Check the list regularly

Don’t forget to check in and see how you’re doing. Just because you don’t achieve the big goals right away doesn’t mean you’re not making progress.

Reward yourself

When you succeed in achieving a goal, be it a big one or a small one, make sure to pat yourself on the back.

Think positively

Positive thinking is a major factor in success. So instead of mulling over things that didn’t go quite right, remind yourself of things that did.

Keep in touch with site visitors and boost loyalty

duncan.shea@appfolio.com (Appfolio Websites) — Thu, 15 Aug 2024 16:58:17 GMT

There are so many good reasons to communicate with site visitors. Tell them about sales and new products or update them with tips and information.

Here are some reasons to make blogging part of your regular routine.

Blogging is an easy way to engage with site visitors

Writing a blog post is easy once you get the hang of it. Posts don’t need to be long or complicated. Just write about what you know, and do your best to write well.

Show customers your personality

When you write a blog post, you can really let your personality shine through. This can be a great tool for showing your distinct personality.

Blogging is a terrific form of communication

Blogs are a great communication tool. They tend to be longer than social media posts, which gives you plenty of space for sharing insights, handy tips and more.

It’s a great way to support and boost SEO

Search engines like sites that regularly post fresh content, and a blog is a great way of doing this. With relevant metadata for every post so search engines can find your content.

Drive traffic to your site

Every time you add a new post, people who have subscribed to it will have a reason to come back to your site. If the post is a good read, they’ll share it with others, bringing even more traffic!

Blogging is free

Maintaining a blog on your site is absolutely free. You can hire bloggers if you like or assign regularly blogging tasks to everyone in your company.

A natural way to build your brand

A blog is a wonderful way to build your brand’s distinct voice. Write about issues that are related to your industry and your customers.

Tips for writing great posts that increase your site traffic

duncan.shea@appfolio.com (Appfolio Websites) — Thu, 15 Aug 2024 16:58:17 GMT

Write about something you know. If you don’t know much about a specific topic that will interest your readers, invite an expert to write about it.

Speak to your audience

You know your audience better than anyone else, so keep them in mind as you write your blog posts. Write about things they care about. If you have a company Facebook page, look here to find topics to write about

Take a few moments to plan your post

Once you have a great idea for a post, write the first draft. Some people like to start with the title and then work on the paragraphs. Other people like to start with subtitles and go from there. Choose the method that works for you.

Don’t forget to add images

Be sure to include a few high-quality images in your blog. Images break up the text and make it more readable. They can also convey emotions or ideas that are hard to put into words.

Edit carefully before posting

Once you’re happy with the text, put it aside for a day or two, and then re-read it. You’ll probably find a few things you want to add, and a couple more that you want to remove. Have a friend or colleague look it over to make sure there are no mistakes. When your post is error-free, set it up in your blog and publish.