Considered answers to the questions our clients ask most.

Ionetz Luxury Real Estate is the practice of REALTOR Mary Ellen Ionetz, who is licensed in Georgia (License #GA-454641) and Florida (License #SL3512673). Florida transactions are conducted under Bastion Realty, LLC (Broker/Owner: Kelly Sipes, #BK3445352). Mary Ellen's Georgia license is active and a sponsoring-broker affiliation is currently being arranged; Georgia inquiries are accepted on a referral basis in the interim. We represent buyers, sellers, and investors along Florida's Emerald Coast (Destin, Miramar Beach, 30A, Niceville, Fort Walton Beach) and the Panhandle.

For all Florida listings, Mary Ellen Ionetz's supervising broker is Kelly Sipes, Broker/Owner of Bastion Realty, LLC (Destin, FL · (850) 420-1959 · bastionrealty850.com · License #BK3445352). All Florida transactions are conducted under Bastion Realty's supervision. Mary Ellen's Georgia salesperson license (#GA-454641) is active, and a sponsoring-broker affiliation is currently being arranged; until then, Georgia inquiries are accepted on a referral basis.

Mary Ellen Ionetz's Florida sponsoring brokerage is Bastion Realty, LLC, located at 15000 Emerald Coast Parkway, Destin, FL 32541. The Florida brokerage office can be reached at (850) 420-1959 or kelly@bastionrealtyhomes.com. Georgia sponsoring-broker affiliation is currently being arranged; until finalized, Georgia inquiries are accepted on a referral basis. All sales inquiries to Mary Ellen should go to Sales@ionetz.com.

Pre-qualification is a preliminary estimate of what you may be able to borrow, typically based on self-reported financial information. Pre-approval is a more rigorous process in which a lender verifies your credit, income, assets, and employment and issues a written commitment for a specific loan amount and rate. Sellers of luxury homes — and most listing agents — require a verified pre-approval letter before granting private showings.

Yes. In the seven-figure market, sellers and listing agents typically require a verified mortgage pre-approval letter or a recent proof-of-funds statement before scheduling a private showing. This protects sellers' privacy and ensures their time is spent with serious, qualified buyers.

A jumbo loan is a mortgage that exceeds the conforming loan limits set annually by the Federal Housing Finance Agency. Because jumbo loans are not eligible for purchase by Fannie Mae or Freddie Mac, they typically require stronger credit, larger down payments (often 20%+), and more extensive documentation. Most luxury home purchases require jumbo financing.

From the start of your active search to closing, expect roughly 10–12 weeks. After an offer is accepted, the typical escrow period is 30–45 days under normal conditions; cash purchases can close in as little as two weeks, while complex transactions with extensive due diligence may run longer.

Plan for closing costs of approximately 2%–4% of the purchase price, which include lender fees, title insurance, attorney fees, recording fees, and prorated property taxes. Recurring costs include property taxes, homeowner's insurance (and flood or windstorm insurance in coastal Florida), HOA dues if applicable, and ongoing maintenance — typically estimated at 1%–2% of home value annually.

In Georgia, property tax is based on 40% of the fair market value (assessed value) multiplied by the local millage rate; the state's effective property tax rate is roughly 0.81% on average. In Florida, taxes are based on the assessed value with a homestead exemption available to primary residents, plus the Save Our Homes cap on annual assessment increases; Florida's effective rate is roughly 0.91%. Always consult a local tax professional for your specific property and tax year.

No. Florida has no state income tax, which is a meaningful factor for many luxury buyers relocating from higher-tax states. Georgia, by contrast, has a state income tax with a flat rate of approximately 5.39%. Always confirm current rates with a tax professional, as state tax law changes frequently.

Earnest money is a good-faith deposit submitted with your offer to demonstrate serious intent. In the luxury market, earnest money typically ranges from 1%–5% of the purchase price (some sellers expect 10%+ on highly desirable properties). The deposit is held in escrow and applied to the down payment at closing, or returned to the buyer if the contract is terminated under approved contingencies.

Common contingencies include financing (loan approval), appraisal (the home must appraise at or above the purchase price), inspection (the right to inspect and negotiate repairs), title (clear, marketable title), and sometimes the sale of an existing home. Luxury offers may also include surveys, environmental assessments, and review of HOA or club documents.

Absolutely — and we recommend several. Beyond a general inspection, luxury buyers commonly commission specialist inspections for the roof, HVAC, pool and spa, smart-home systems, septic or well, dock and seawall (waterfront), and a four-point or wind-mitigation inspection in coastal Florida for insurance purposes.

Title insurance protects the buyer (and lender) from financial loss caused by defects in the property's title — undisclosed liens, ownership disputes, forgery, or recording errors. Unlike other insurance, it is a one-time premium paid at closing and protects you for as long as you (or your heirs) own the property.

Our marketing program includes professional architectural photography, drone and twilight imagery, cinematic video, 3D Matterport tours, custom property websites, full MLS syndication, targeted social and digital campaigns, dedicated print collateral, and curated private previews with our network of qualified buyers and cooperating luxury brokerages.

Commissions for luxury representation are negotiable and structured based on the property, market, and scope of service. Following the 2024 NAR settlement, buyer-agent compensation is also negotiated separately and disclosed in writing. We will walk you through our representation agreement in detail before you commit.

Yes, and many of our clients do — particularly in Naples, Miami, and the 30A corridor. Investment considerations include local short-term rental ordinances (which vary significantly by city and HOA), HOA restrictions, financing differences (investment-property loans carry higher rates and down-payment requirements), insurance, and management. We can introduce vetted property managers in each market we serve.

Leverage matters more than urgency. A strong offer combines a verified pre-approval (or proof of funds), a meaningful earnest deposit, a clean contingency profile, flexibility on closing date or post-occupancy, and a price grounded in local comparables. We craft offers strategically rather than simply higher.

A 1031 exchange (named for IRS Code Section 1031) allows an investor to defer capital gains taxes by reinvesting proceeds from the sale of one investment property into another "like-kind" property within strict timeframes — 45 days to identify and 180 days to close. It is a powerful tool for investment portfolios and requires a qualified intermediary.

Yes. We routinely represent buyers relocating from New York, California, Illinois, and internationally, particularly along Florida's Emerald Coast. We coordinate virtual showings, escorted property tours, and the entire transaction remotely when needed, and can connect you with vetted attorneys, accountants, and concierge services. Nosotras hablamos español — we are happy to serve Spanish-speaking clients directly.

The most effective first step is a confidential consultation. We will understand your goals, timeline, and preferences, walk you through current market conditions in your target areas, and outline a tailored buying or selling strategy. Use the inquiry form on our Contact page, call Mary Ellen directly at (850) 325-0788, or email Sales@ionetz.com. For Florida properties you may also call the Bastion Realty office at (850) 420-1959. Georgia inquiries are accepted on a referral basis pending broker affiliation. We respond within one business day. Nosotras hablamos español.