I'm Sherlyn Arauma — a licensed Florida real estate broker and property manager. Most realtors hand you the keys and disappear. I'm the one who knows what happens after closing, because I manage the rentals too. Pick what you're trying to do and get a straight answer.
Each one gives you a real number or a real plan — no obligation, no pressure.
There's a wall in this business. Agents sell houses and move on. Property managers inherit whatever the agent sold and live with the consequences. I work both sides every week, which means I see the part of a deal most people don't find out about until it's already theirs.
The roof that won't pass insurance. The HOA that won't approve a tenant. The "great rental" that sits empty because the rent was set on hope instead of comps.
You get the full picture before you sign — not a surprise after the keys change hands.
The difference isn't service with a smile. It's knowing the part of the deal that only shows up after you own it.
The real answer is about your numbers, not a headline about "the market." In Central Florida a deal isn't won on price alone — it's won on insurability, the CDD bond nobody mentioned, the flood zone, the roof's age, and whether the comps actually support the list price. I price sellers to sell, not to flatter them, and I walk buyers away from houses that show beautifully and inspect badly.
I manage rentals across all five counties, so I'm not guessing at rent. I set it on what's leasing this month, not last year's automated estimate. Screening that holds up under Florida law, lease enforcement, maintenance that doesn't bleed your margin, and owner statements you can actually read. Want a number before you commit a dollar? That's a free rental analysis, not a pitch.
Some do. Plenty don't. The difference is almost always insurance and the costs people skip. I'll run a property the way an owner should: real rent, real vacancy, real insurance quotes — not the seller's old policy — taxes after a non-homestead reset, and management. If it cash-flows, I'll show you the math. If it doesn't, I'll tell you that before you wire a deposit.
Start before you fall for a house. What blindsides out-of-state buyers here isn't the weather — it's the insurance market, four-point inspections, roof-age rules, CDD fees stacked on top of HOA dues, and the March 1 homestead deadline that saves real money if you don't miss it. Winter Garden isn't Mount Dora isn't New Smyrna Beach. I'll match you to the county that fits how you actually want to live.
None of these show up in the pretty pictures. All of them can change your payment, your loan, or whether the property works at all.
Get a quote before you write the offer. Roof age, the four-point inspection, and a carrier's appetite can swing your payment by hundreds a month — or make a financed purchase fall apart entirely.
A Community Development District bond can add hundreds to thousands a year on top of HOA dues, sometimes for decades. You want that line in front of you before the inspection, not after closing.
File by March 1 and you cap your assessed value and cut your tax bill. Buy a non-homestead investment property and the assessed value resets to market — budget for the jump in year two.
Plenty of inland parcels sit in or beside flood zones thanks to lakes, creeks, and low ground. The zone changes the insurance math, and sometimes the loan terms with it.
A property rents for whatever comparable units are leasing for right now. I'd rather hand you a sober number up front than watch a unit sit empty proving an optimistic one wrong.
Send me the address. I'll tell you what I'd flag before you spend a dollar on an inspection.
Ask about a property →Every month I publish what's really happening in each county: median price, days on market, and what's leasing and for how much. No "now's the time to buy." Just the figures, so you can make your own call.
Placeholder figures — wire these to your live monthly report. Showing the source and the month-over-month change builds trust and earns AI citations.
From historic Winter Garden to master-planned Lake Nona — the widest range of price and lifestyle in Central Florida.
The family-relocation sweet spot — strong school zones and easy access back into Orlando.
Rolling hills, real lakes, and some of the fastest-growing value in the region — plus 55+ living done right.
Where buyers stretch their budget further and investors find newer inventory south of the metro.
Beaches, walkable downtowns, and room to breathe — for relocators who want the water without the metro price.
Tell me how you want to live and what you want to spend. I'll point you to the right county before you book a single showing.
Ask Sherlyn →"[ Replace with a real client review — the specific, plain-spoken ones convert best. ]"
[ Client name ]Bought in [ City ]"[ Replace with a real review — an owner who switched management to Sherlyn is ideal here. ]"
[ Owner name ]Rental owner, [ City ]"[ Replace with a real review — an out-of-state relocation story works well in this slot. ]"
[ Client name ]Relocated from [ State ]Yes — both, in the same office. I'm a licensed Florida broker and a property manager, so I can list and sell your home, help you buy or invest, and manage the rental afterward. Most people in this business do one or the other. I do both, which is the entire point of working with me.
Five counties: Orange, Seminole, Lake, Osceola, and Volusia — from Winter Garden, Windermere, and Lake Nona to Mount Dora, Clermont, Kissimmee, and the Volusia coast around DeLand and New Smyrna Beach.
It depends on the property and the level of service, and I'll quote it plainly before you commit to anything. The fastest way to real numbers is a free rental analysis — I'll tell you what your property should rent for and what management would cost, with no obligation to use me.
Some properties cash-flow well and some don't. The deciding factors here are insurance cost, property taxes after a non-homestead reset, and setting rent on current comparable leases. I'll run any property with real numbers and tell you which one you're actually looking at — before you buy, not after.
Start with insurance and a budget, not listings. Then we match you to the right county and community. I'll walk you through four-point inspections, CDD fees, flood zones, and the March 1 homestead deadline so none of it surprises you after closing.
That's exactly the kind of move I'm built for. I can sell your current home, help you buy the next one, and put your old place — or a new investment — into management. One person who already knows your situation, instead of three who don't.
An HOA covers community upkeep and rules. A CDD is a Community Development District bond that repays the infrastructure of newer communities — it can add hundreds to thousands a year on top of HOA dues, often for 20 to 30 years. I check both before you offer, because that line changes your real monthly payment.
In Florida, insurance can make or break a deal. Roof age, the four-point inspection, and the carrier's appetite for the area can swing your payment by hundreds a month — or stop a financed purchase cold. That's why I have you price insurance before you write the offer, not after the inspection.
No answer matches that yet. Ask Sherlyn directly → and I'll answer it personally.
Buying, selling, renting out a property, or planning a move — start with a straight answer. No script, no pressure, no "now's the time" nonsense.
386-801-3859 · skyconsultantsllc@hotmail.com · Serving Orange, Seminole, Lake, Osceola & Volusia counties