Selling St Pete with Nicole Saunches

About Selling St Pete with Nicole Saunches

Your Go-To Resource for all things real estate and all things St Pete

Publisher

Nicole Saunches

Category

education

Language

en

Explicit

No

First episode

13 Sept 2019

Latest episode

1 Oct 2026

Latest episodes

82 episodes in the feed.

1. 

   1 Oct 2026

   E082: Sovereignty: Making St. Pete Real Estate Decisions From a Calm Place

   Fear or Fact? Your Nervous System and St. Pete Real Estate Decisions, with Shakti Rios Every real estate cycle has a version of the same sentence: "If I knew then what I know now, I would have bought." This episode is about the moment before hindsight, when the offer is on the table and your body takes over. Nicole opens with something she hadn't shared publicly: crying in a hospital hallway over a decision her mind had already accepted. Her body knew first. She sees the same thing at closing tables all the time. Shakti Rios, psychic strategist, shamanic healer, and author of Allowed, explains what's going on inside us when big decisions get hard, and gives listeners simple tools to come back to a calm, clear place. Key takeaways Your mind wants the status quo. It will say "no" to change, even good change. Expect that "no" and work with it. The kitchen-table meltdown isn't about that moment. It's often old, unprocessed experiences adding up until one decision tips the scale. Clear the feeling before the decision. When an emotion is loud, a sound decision can't come through. Grief, especially, has to be honored first. Shame is the most dangerous emotion in a financial crisis. It isolates people and keeps envelopes unopened. In Florida, there is often still time to sell before a foreclosure. "Waiting for the right time" can be a freeze in disguise. Shakti separates the "right" time from aligned action, which can still feel scary. Desperation makes bad decisions. Never waive an inspection unless you're tearing the house down. Happy moves are stressful too. New baby, empty nest, relocation, dream home: excitement and fear live side by side. Try this before you sign Shakti's 20-minute exercise: Set a timer for 20 minutes. Tap the center of your chest. Say every thought out loud. ("I'm scared of making the wrong choice.") When you feel a lump in your throat or tears, stay with that thought. When the timer ends, look at the contract again. Excitement means yes. A pit in your stomach means no. Memorable quotes "Feelings without facts create fiction." (Nicole, quoting a coach) "The unfamiliar is scarier to us than the possibility of something better." (Shakti) "What is for you can't miss you." (Shakti) "Your home decisions should belong to you, not to your fear." (Nicole) Resources mentioned Allowed by Shakti Rios (Amazon) Shakti on Instagram: @shakti.rios Shakti's website: therebelrich.com (https://therebelrich.com) Nicole's earlier episode with Shakti: Episode 69: How Human Design & EFT Transform Business Success (https://selling-st-pete-with-nicole-saunches.captivate.fm/episode/e069-how-human-design-eft-transform-business-success-with-shakti-rios/) If you're behind on payments: a real estate attorney, a HUD-approved housing counselor (https://www.hud.gov/counseling), or Nicole, who holds the Short Sales & Foreclosure Resource (SFR) designation and has guided sellers through short sales Work with Nicole Thinking about buying or selling in St. Pete? Nicole moves at the pace of a clear decision, not a panicked one. Call or text 719-201-5022 · nicole@nicolesaunches.com · sellingstpetefl.com (https://sellingstpetefl.com) This episode is for education only and is not legal, financial, or medical advice.

2. 

   25 Sept 2026

   E081: Hurricane Deductibles, Storm Damage & Flood Insurance: What Florida Condo Owners Get Wrong

   In Florida, your hurricane deductible doesn't work like any other deductible on your policy. It's likely a percentage of your dwelling coverage, and it applies once per calendar year, not once per claim. After Helene and Milton hit two weeks apart in 2024, a lot of homeowners learned that the hard way. In Part 2 of this conversation, Nicole Saunches is joined again by Jill Quinn of Florida All Risk Insurance, a licensed agent and former field adjuster. They break down how hurricane deductibles really behave in a bad storm season, and why you should document and report every storm, even when you know the damage won't reach your deductible. They also explain why flood insurance is always a separate policy, and what buyers relocating to Florida need to know about flood zones and wind pool coverage before they start touring condo buildings. In this episode: The difference between your all-other-perils (AOP) deductible and your hurricane deductible Why a hurricane deductible is a percentage, and why it applies per calendar year How damage from back-to-back storms (like Helene and Milton) can add up to meet one deductible Where to find your deductibles on your declarations page Why an adjuster's report on file can protect a future claim, even if the first one is denied What good storm documentation looks like: timestamped photos and dated receipts Second homes, absentee owners, and who's responsible for mitigating damage in a condo Why flood is never part of a standard homeowners policy, and why some coastal owners carry three policies What relocating buyers should ask about flood before they tour, not after they're under contract A pre-offer insurance checklist for condo buyers Common Florida hurricane deductibles today, from $500 to 10% of dwelling coverage Chapters / Timestamps 00:00 — The 2024 lesson: how hurricane deductibles really work 01:30 — Hurricane deductible vs. all-other-perils (AOP) deductible 03:00 — Why hurricanes get their own percentage deductible 04:15 — Two storms, one year: Helene and Milton 05:15 — Where to find your deductibles on your declarations page 05:45 — Does a quiet hurricane season change anything? 06:45 — Why you should document and report every storm 08:40 — What good documentation looks like 09:10 — Second homes and back-to-back storms 10:45 — Flood insurance: why it's always a separate policy 12:15 — Wind pool: when you may need three policies 12:50 — Flood questions to ask before you tour a condo 13:50 — Scenario: windows blown in at a downtown St. Pete high-rise 14:40 — Your pre-offer condo insurance checklist 16:20 — What current condo owners should review this year 17:00 — The biggest insurance misconception 17:40 — Common Florida hurricane deductibles: $500 to 10% 18:50 — How to reach Jill Quinn Quick Answers How does a hurricane deductible work in Florida? A Florida hurricane deductible is usually a percentage of your dwelling coverage, commonly 1% to 5% and sometimes up to 10%. It applies once per calendar year rather than once per claim. Florida law requires the dollar amount to be listed next to the percentage on your declarations page. What is an all-other-perils (AOP) deductible? It's the flat-dollar deductible, often $1,000 to $2,500, that applies per claim to non-hurricane losses such as a kitchen fire, a burst pipe, or theft. If two hurricanes hit in one year, do I pay two hurricane deductibles? No. The hurricane deductible applies once per calendar year, so damage from separate named storms (like Helene and Milton in 2024) can add up toward that single deductible. Should I report storm damage if it's below my deductible? Jill recommends it. An adjuster's photos and estimate stay on file even if the claim is denied, which can protect you if a later storm causes more damage. She also notes that your carrier can't drop you for filing a hurricane claim, as long as you took reasonable steps to prevent further damage. Does homeowners or HO-6 insurance cover flood? No. Flood (water coming from the outside in, such as storm surge, rising water, or overflowing canals) is excluded from standard policies. It's covered separately through the National Flood Insurance Program or private flood carriers. Resources & Links Part 1: Condo Master Policy vs. HO6 Insurance Explained Podcast: https://selling-st-pete-with-nicole-saunches.captivate.fm/episode/condo-master-policy-vs-ho6-insurance-florida/ (https://selling-st-pete-with-nicole-saunches.captivate.fm/episode/condo-master-policy-vs-ho6-insurance-florida/) Blog: https://www.sellingstpetefl.com/posts/condo-master-policy-vs-ho6-insurance-where-your-coverage-gap-really-is (https://www.sellingstpetefl.com/posts/condo-master-policy-vs-ho6-insurance-where-your-coverage-gap-really-is) This episode's blog post: https://www.sellingstpetefl.com/posts/how-your-florida-hurricane-deductible-really-works-and-why-flood-is-a-separate-policy (https://www.sellingstpetefl.com/posts/how-your-florida-hurricane-deductible-really-works-and-why-flood-is-a-separate-policy) Condo Series hub: https://www.sellingstpetefl.com/posts/buying-a-florida-condo-in-2026-the-complete-guide-to-financing-legal-red-flags-insurance (https://www.sellingstpetefl.com/posts/buying-a-florida-condo-in-2026-the-complete-guide-to-financing-legal-red-flags-insurance) Hurricane Season hub: https://www.sellingstpetefl.com/posts/the-hurricane-season-guide-for-tampa-bay-buyers-sellers-insurance-flood-risk-mortgage-closings (https://www.sellingstpetefl.com/posts/the-hurricane-season-guide-for-tampa-bay-buyers-sellers-insurance-flood-risk-mortgage-closings) Connect with Jill Quinn — Florida All Risk Insurance Phone: 727-315-1003 Email: jill@flarisk.com (mailto:jill@flarisk.com) Facebook: Jill Insures Florida Web: floridaallrisk.com Connect with Nicole Saunches — Selling St. Pete Phone: 719-201-5022 Email: nicole@nicolesaunches.com (mailto:nicole@nicolesaunches.com) Blog: sellingstpetefl.com/posts (sellingstpetefl.com/posts) This episode is for educational purposes only and isn't insurance or legal advice. Coverage depends on your specific policy. Talk with a licensed agent about your situation.

3. 

   18 Sept 2026

   E080: Condo Master Policy vs. HO6: The Insurance Coverage Gap That Catches Florida Buyers Off Guard

   If you own a Florida condo or you're buying one, there's a gap between what your association's master policy covers and what you're personally responsible for — and many owners don't find out where the gap is until it's too late to fix it. In this episode, host Nicole Saunches sits down with Jill Quinn of Florida All Risk Insurance — a 26-year insurance industry veteran with hands-on experience as a licensed catastrophe claims adjuster (including Hurricane Irma and Hurricane Michael) — to walk through exactly what a condo owner's individual policy needs to cover, line by line, and what's happening in the Florida insurance market right now. About the Guest Jill Quinn has spent 26 years in the Florida insurance industry — first as a licensed sales representative with Allstate and AAA, then as a state-licensed claims adjuster handling catastrophe property claims for carriers including State Farm and Tower Hill. She worked the field after Hurricane Irma (2017) and handled pre-litigation claims after Hurricane Michael (2018), later moving to the carrier side as a territorial sales manager overseeing 500+ agents across six Florida counties before returning to sales with Florida All Risk Insurance. Her background spans sales, claims, underwriting, and the carrier perspective — a rare combination in the industry. Contact Jill Quinn: Phone: 727-315-1003 Facebook: Jill Insures Florida Website: floridaallrisk.com What's Covered (Timestamps Approximate) [00:00] Why the gap between the association's master policy and your own coverage matters more in Florida than almost anywhere else [01:00] Jill's 26-year path from sales to catastrophe claims adjuster to territorial sales manager [04:00] The current Florida insurance underwriting climate — 20+ new carriers, Citizens down to ~2% market share [06:00] What people relocating to Florida don't know to ask about (separate policies for separate perils) [07:30] Why premiums keep rising even in quiet storm years (rebuild costs, materials, reinsurance — not just storm losses) [09:30] Regulatory changes: shrinking claim-settlement timelines and the move away from assignment-of-benefits litigation [12:00] Master policy vs. HO6: where the association's coverage ends and yours begins [14:00] Flood damage vs. water damage — and why the distinction catches people off guard [16:00] Personal liability coverage, explained through a real condo scenario [17:30] Medical payments to others vs. liability — what's the difference [18:30] Personal property coverage and when to schedule high-value items separately [20:00] Additional living expenses (loss of use) — what it reimburses and why to save receipts [21:00] Loss assessment coverage: a real example using a hypothetical Hurricane Milton scenario and a $1M association deductible split across 100 units [23:30] The #1 misunderstanding that derails condo purchases or catches existing owners off guard [24:30] Wind mitigation inspections — how they work and how much they can save a condo unit owner [28:30] Buying into a condo building that hasn't completed its state-required milestone inspection Key Takeaways The association's master policy covers the building's structure and common areas. Your own HO6 policy covers your unit's interior finishes, personal property, liability, and loss assessment. In a condo, water damage — not fire — is the most common claim, and it's frequently caused by a neighboring unit. Loss assessment coverage only responds to assessments tied to a covered loss, not every assessment your association issues — which is why knowing the master policy's hurricane deductible and the association's reserves matters. A wind mitigation inspection filed in the unit owner's name (not just the association's) can unlock discounts of $1,000 or more, especially tied to wind opening protection on doors and windows. Nearly 3,000 buildings statewide still haven't completed their post-Surfside milestone inspections — and that can affect whether a carrier will even write a policy on a unit in that building. Related Episodes in This Series This episode is the third in a three-part series on Florida condo ownership: Florida Condo Financing in 2026: Why Your Mortgage Can Be Denied After You're Approved (with Doug Wagner, CrossCountry Mortgage) Podcast: https://selling-st-pete-with-nicole-saunches.captivate.fm/episode/florida-condo-financing-2026-mortgage-denied/ (https://selling-st-pete-with-nicole-saunches.captivate.fm/episode/florida-condo-financing-2026-mortgage-denied/) Blog: https://www.sellingstpetefl.com/posts/florida-condo-financing-in-2026-why-your-mortgage-can-be-denied-after-you-re-approved (https://www.sellingstpetefl.com/posts/florida-condo-financing-in-2026-why-your-mortgage-can-be-denied-after-you-re-approved) What Changed Since SB 4D — and the Condo Red Flags Attorneys Actually Watch For (with David Reider, Berlin Patten Ebling) Podcast: https://selling-st-pete-with-nicole-saunches.captivate.fm/episode/what-changed-since-sb-4d-and-the-condo-red-flags-attorneys-actually-watch-for/ (https://selling-st-pete-with-nicole-saunches.captivate.fm/episode/what-changed-since-sb-4d-and-the-condo-red-flags-attorneys-actually-watch-for/) Blog: https://www.sellingstpetefl.com/posts/buying-a-florida-condo-in-2026-here-s-the-red-flag-checklist-an-attorney-actually-uses (https://www.sellingstpetefl.com/posts/buying-a-florida-condo-in-2026-here-s-the-red-flag-checklist-an-attorney-actually-uses) Coming Up A future episode with Jill Quinn will cover hurricane deductibles in depth — how they work differently from standard deductibles, why documenting every storm matters even below your deductible, and what buyers relocating to Florida need to know about flood insurance before they start touring buildings.

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