John Wieland

In the last two weeks I've answered 6 calls from folks interesting in - ok, needing to - getting out of NY and down to SoFlo before 2026 ends.

Calls go like this, "Hey John, I've been watching your YT channel and your demeanor connects with me. About me, I NEED to get out of here. Tired of ___ and ____ and _____. I'll be there in August/Sept... so can you carve our a day with me then?"

These are folks leaving high taxes, politics... whatever. People who no longer want to push off their dreams of living in the tropics, wearing flip flops during the winter months.

If that's you, I'm here to help. Reach out. Let's grab a coffee. Or better yet, a glass or two of Spanish Tempranillo and chat.

Summer fun and "bad PR" continues in downtown Delray:

Last Saturday for the Summer GreenMarket, neighbors — get out to Old School Square this morning before it wraps! 🌿

Last night brought a free Sunset Concert honoring Boston and Foreigner, and tonight Arts Garage turns up the volume with a Rolling Stones tribute, 8-10pm. 🎸

You can find Delray Beach included in this essay on :The 30 Most Expensive Beach Towns in America." Some think this isn't good PR - you decide: https://moneyinc.com/the-30-most-expensive-beach-towns-in-america/

The 30 Most Expensive Beach Towns in America: Where Coastal Living Comes at a Premium America's coastal real estate market features some of the nation's most desirable and costly places to live. Beach towns attract affluent buyers seeking

A downtown Delray City Walk condo for "just" $829k? Have a look inside:

https://www.youtube.com/watch?v=RX0V1UlZ3SU

After 29 years in real estate, this is some of the best advice I got and and still use when buying property:

Before or right after you're under contract stop by the property at:

* 7am - is there parking? What does morning traffic look like? Quiet or chaos?

* 3pm - This is when school is let out and some parents are returning home. You'll get a much better idea of how busy the area is - or not.

10pm - How does it look at night? Ample street lights? Well lit? Quiet or are folks hanging around? Does it feel like somewhere you'd be comfortable coming home to every night?

A house can be perfect, but your not just buying the house, you're buying the area around it too.

And a 30-minute showing won't tell you everything. Spend a few moments there at various times of the day might.

This has saves me, and many customers, from make a poor home buying decision.

This idea is the kind I share in my weekly newsletter that comes out each Wednesday. I focus on Delray Beach - primarily the downtown area. If you're contemplating this area for a future purchase, get my newsletter here: https://mrdowntowndelray.com/weekly-eletter-2/

It won't cost you a dime...

"What's on the Delray Beach Market This Weekend?"

Exceptional modern masterpiece shows like a magazine model home located in the heart of Downtown Delray Beach.

This magnificent heated pool home with spa features on one of the largest lots in Delray Lakes, one of the only gated communities in Downtown with some of the best amenities. This home features a massive eat-in island kitchen with additional breakfast bar area, Miele kitchen appliances, two (2) subzero refrigerators.

Complete impact doors and windows including garage door, floor to ceiling tile in both bathrooms, wall-to-wall Porcelain tile flooring throughout, including in the garage, large master bedroom, closet built-ins in all three (3) rooms, Toto and Eridanus bidet toilets in bathrooms, Bluetooth bathroom speakers, upscale lighting and recessed lighting with dimmer switches and timers throughout.

40-year double underlayment aluminum roof in 2026, resurfaced pool & spa with new gulf stream heater, marble pavers at entry and pool deck with decorative turf inline design, landscape lighting and irrigation on timers with lush landscape redesign.

Low HOA fee! Community amenities include pool, playground, parks, tennis/pickleball, boat and RV storage area, boat ramp access to popular Lake Ida, private gated community. Community located within the Delray Beach Freebie Zone. Furniture negotiable.

$1,350,000

https://bit.ly/3TaLVEb

That $500 handyman shortcut could become a $15,000 problem.

A lot of homeowners neglect the home building permit process. Common mindset mistakes are, "It's Not a Big Enough Project", or "No One Will Ever Know", or... "Thinking You Can Just Permit It Later."

False. The solution is simple and getting a permit doesn't cost much... if you get it up front.

Here's my Permit Checklist you may find useful: https://mrdowntowndelray.com/homeowner-permit-checklist/

And a quick read to get your current below...

Home Building Permit “shortcuts” that could cost you double This why you should not bypass the home building permit process...

In my latest Delray Beach Real Estate Update video - https://lnkd.in/eZVN9W2Y - I show evidence to support my claim that a sellers market is returning to our city.

* Active Listings are down 23% over the last year.

* In March of 2025 we had almost 10 months of inventory – a strong buyers market. It’s down over 50% to 4.5 Months of Supply!

Below 6 months is a sellers market.

* Sellers are getting over 96% from their original list price or only discounting 4% - that's strong. One year ago the STL was just 89!

And, the median price is up over 22% YOY from $662k to $809k!

Then, in my weekly newsletter I follow South Florida’s real estate supply. Supply is now down 47 of the last 60 weeks. That’s down 78% of the weeks in just over the last year.

Buying a home for your first time doesn't need to be hard.

There's a process to follow. With this process, you can begin 3, 6, 12 months in advance with confidence.

Here's a brief overview:

1. Don't skip the pre-approval process - this is your road map. This defines your budgetary capabilities.

2. Extra Costs - planning to move? Your monthly expenses? As for closing costs, I have simple guide for you to marinate on: https://mrdowntowndelray.com/what-are-closing-costs/

3. Home Inspection - for about $400 you get to know about all issues in advance

4. Location - near school? Work? Commute?

5. Big purchases before the process. New debt will drop your credit.

Get prepared. Be mindful of these ideas... and don't make it harder on yourself than it needs to be.

What's on the Delray Beach Market This Weekend?"

Located in Cannery Row in the heart of Delray Beach's Pineapple Grove Arts District, this beautiful, modern townhome offers the perfect combination of luxury, comfort, and location. 3 bedrooms, 3 full bathrooms, and 1 half bath, the open-concept floor plan is designed for both everyday living and entertaining.

The gourmet kitchen has Viking stainless steel appliances, quartz countertops, and custom cabinetry, while hurricane-impact windows and doors provide peace of mind. Additional highlights include spacious walk-in closets, elegant wood and tile flooring, and a large two-car garage.

Ideally situated on a quiet street just a few blocks from Delray Beach's pristine beaches and only moments from the renowned restaurants, boutiques, galleries, and nightlife of Atlantic Avenue. This exceptional residence offers the very best of South Florida living. Furniture is negotiable.

$1,650,000

https://johnwieland.exprealty.com/property/793-B26051116-362-w-cannery-row-circle-delray-beach-FL-33444