Central Florida · Since 2001

Cliff Clover, REALTOR®, serving Central Florida. I tell you what the listing doesn't.

HOA and CDD fees. Short-term rental zoning. What a lender never mentions. Since 2001 and 1,800+ transactions, I've learned where those land.

Talk to CliffTalk to Cliff Search homes

Renting now? See where you stand in 90 seconds

1,800+transactions $700M+sold 5.0on Google 2001working this market

Buying

First home, relocation, new construction, or lakefront. We start with what the payment actually is.

Where to start

Fishing beside a floatplane on a quiet lake

Selling

You see the comps and the full plan up front. We agree on price and prep. Then I run it, and you get back to your life.

The 89-step plan

Investing

Disney-area vacation homes, commercial, and land. Zoning first. Everything else second.

What to check

Who you'd be working with

One market since 2001.

I've worked Central Florida full time since 2001, from lakefront estates on the Butler Chain to vacation homes near Disney. More than $700 million in sales, and 1,800+ transactions.

I'm also a licensed commercial pilot and a former director at Kissimmee Gateway Airport. When a property involves land, lake access, or how a community really sits, I've usually seen it from the air. It isn't a service I sell. It's how I look at property.

U.S. Army veteran
Licensed since 2001 — FL #707230, eXp Realty
Lives in St. Cloud on acreage, with cattle, donkeys and dogs
Commercial pilot — fixed wing, rotorcraft, seaplane rated

For sellers

Priced and prepared together. Sold in 39 days, or I keep working for free.

I put my commission behind my marketing. If we agree on pricing and prepare the home properly and it hasn't sold in 39 days, I keep working at no cost until it does.

See the seller plan

What it requires

We agree on pricing from the comparable sales, not a hoped-for number
The home is prepared and shows the way we agree it should
Terms in writing before you list

If we can't agree on a price the market supports, I'll tell you that instead of taking the listing.

What clients say

“We were overwhelmed by the scam sharks and the hard hitters. Cliff was patient, explained every detail, and answered within minutes.”

Anthony B. — Google review

★★★★★

5.0 on Google

Read them all →

Vacation homes & investment

Zoning first. Everything else second.

Standard neighborhoods sit right next to short-term-rental communities and look identical from the street. Buy the cheaper one and the county ends your rental plan quickly.

Where short-term zoning actually is, and how to verify it
The furniture trap, and why a $90,000 price gap is a warning
Management costs, seasonality, and the four-bedroom sweet spot
Whether guests have to use I-4 at peak hours

Read the investor guide Browse Disney-area homes

Not every home in this search allows short-term rentals. I check the zoning on every address before you make an offer.

Commercial land from the air in Kissimmee

Where I work

Thirteen markets, each one different.

Fees, zoning, taxes and traffic change from one town to the next. These are the ones I know street by street.

OrlandoDowntown, Baldwin Park, College Park KissimmeeDisney corridor and vacation homes St. CloudAcreage, lakefront, Narcoossee Lake NonaMedical City and Laureate Park CelebrationPlanned town, strict standards Winter GardenHistoric downtown, Horizon West WindermereButler Chain of Lakes, luxury ClermontRolling hills and heavy growth DavenportReunion, ChampionsGate, rentals Four CornersShort-term rental communities HarmonyEco-friendly golf community Winter ParkEstablished, walkable, Park Ave

Golden OakUltra-luxury on Disney property

Written locally

Seventeen guides to what the listing doesn't say.

Each one comes from doing this here since 2001, not from somewhere else on the internet.

KissimmeeShort-term rental zoning next door to regular neighborhoods St. CloudAcreage, lake access, and the Narcoossee commute CelebrationStrict standards, and no short-term rentals at all Winter GardenHistoric downtown, new builds, Orange County taxes ClermontRolling hills, lakes, and where the dirt is moving Lake NonaMedical City, newer construction, HOA and CDD WindermereThe Butler Chain, and lakefront versus lake view Vacation homes near DisneyZoning, the furniture trap, and the I-4 problem Selling your homeWhat sellers get wrong before they ever list Moving to Central FloridaInsurance, roofs, HOAs, and hurricanes inland First-time buyer programsWhat's open now, and what's a loan rather than a grant New construction vs. resaleIncentives, and who the sales rep actually works for HOA vs. CDD feesWhy two homes at one price cost different amounts Choosing a realtor in St. CloudWhat to ask before you hire anyone Kissimmee vs. St. CloudVacation homes and lake living, or full-time and the Turnpike HarmonyGreen-certified, quiet lakes, dark skies, and growth all around Davenport & Four CornersMore house for the money, and the I-4 drive guests remember

On YouTube

Three hundred videos about this market.

Neighborhood walkthroughs, aerial tours, and the things buyers find out too late.

▶ Central Florida new construction: the hidden costs builders hide from you Base price $399,990. Final cost $612,540.

▶ How investors lose $100k on short-term rentals near Disney Zoning, fines, and the mistakes that cost most

▶ The $40,000 mistake every family makes moving to Central Florida What relocating buyers find out too late

See all 330 videos on YouTube

Common questions

Answered straight.

How much do I need for a down payment in Central Florida?

It depends on the loan. FHA is 3.5% down. VA is zero down for eligible veterans. USDA is zero down in eligible areas, including parts of St. Cloud and Harmony. Florida also runs down payment assistance programs whose funding opens and closes through the year, so confirm what's currently available with a participating lender.

How long does it take to sell a home here?

Properly priced, well-prepared homes often go under contract within the first few weeks. If there's no activity at all in the first two to four weeks, that's a pricing or presentation problem worth fixing quickly rather than waiting out.

Which areas near Disney allow short-term rentals?

Short-term rental zoning is generally on the west side of Osceola County and in parts of Polk County, community by community. Standard neighborhoods sit right beside them and look identical. Always verify zoning for the specific address with the county before making an offer.

What is a CDD fee, and do I have to pay it?

A Community Development District paid for the roads, utilities and amenities in many newer Florida communities, and it's usually billed on your property tax bill. Part of it ends once the bonds are paid. Part usually continues. Two homes at the same price can have very different payments because of it.

Do you work with veterans and VA loans?

Yes. I'm a U.S. Army veteran and I work with VA buyers across Central Florida. VA loans offer zero down and no PMI for eligible buyers. If you've been told a VA loan makes you a weaker buyer, that's worth a conversation, because it isn't the whole picture.

What makes you different from other agents here?

Full time in this market since 2001, with 1,800+ transactions, so I've seen every cycle we've had. I'm a licensed commercial pilot and a former director at Kissimmee Gateway Airport, which shapes how I read land and lake access. And I put things in writing, including the 39-day guarantee and its conditions.

Start the conversation

Bring the address, the question, or the goal.

Text me an address and I'll tell you the fees, the zoning, and what the payment really looks like. Buying, selling, relocating or investing — it starts the same way.

Call (321) 320-7129 Send a text Book 15 minutes