SOUTH FLORIDA TOLL ROADS

Every day at our Visitor Centers we deal with confused and worried tourists having just run the Sunpass lanes and not knowing what to do. I know that many of you now have to answer the same questions from those confused by the new system.  Below is some information that may help you.

Toll by Plate option…..www.tollbyplate.com

The Sunpass transponder works everywhere in south Florida where there is electronic tolling from Tampa south to Miami to include the turnpike and I-95, ect...

Toll by plate is an option that only works on the Turnpike and the expressways around Miami….it does not include I-95 or where there would be sunpass parking lots (like at the airports) ect…  Most importantly, where there are still toll booths on the turnpike and on the 836, the toll by plate does not work at these locations.  This customer must stop and pay.

Advantage:  When you run a toll, the picture of your car plate takes about 24 hours to process.  Once it has processed the picture, then the system checks to see if you have an account.  In about 2 hours after an account is set up on tollbyplate.com,  your vehicle is active, meaning when the system checks and finds your account, no violation is sent to the car rental company.  You are safe if you set up an account within 24 hours of running your first toll in your rental car.

Advantage:  you can set up your rental car on this system,  add money via a credit card or debit and never have to worry about the car rental administrative policies or per-day rate, and you will not fall into any violation with the car rental company….however, remember the use area restrictions mentioned above.  With Toll-by-plate they must stop and pay wherever there is still a Toll booth.

How to set Up.  Go to www.tollbyplate.com

Click top button:  “Create Account”

Then click:  “Create Personal Account”

Then fill out basic account information

Next page:  security question

Last page:  vehicle registration which would be the information about the car being rented and it also asks for a start and end date for the lease.

Final page: add money

Commonly overlooked home tax deductions

PARSIPPANY, N.J. – March 8, 2012 – Many tax breaks accompany homeownership, and noting each can add thousands of dollars to an IRS tax refund.
“There are a wide variety of tax breaks available to existing homeowners and first-time homebuyers,” says Mark Steber, chief tax officer, Jackson Hewitt Tax Service, Inc. “Speaking with a local, knowledgeable tax preparer can help ensure taxpayers take advantage of all the home ownership-related credits and deductions for which they are eligible.”
Mark Steber, chief tax officer for Jackson Hewitt Tax Service Inc., notes several tax breaks available covering home-related areas:

• Mortgage Interest. The amount of mortgage interest paid on a principal residence or second home is deductible and generally reported on Form 1098. Taxpayers can also deduct all the points paid to purchase the residence, even if the seller has paid some. If certain requirements are met, the points may be deducted in full in the year paid. Otherwise, they may be deducted over the life of the mortgage. Seller-paid points that taxpayers claim as an itemized deduction reduce the cost basis of the home.

• Buying a Home. Most of the expenses incurred when buying a home are not deductible. However, there are certain closing costs added to the basis of a residence. Keeping track of the basis is important because, when selling, it’s needed to calculate any gain or loss.

• Property Taxes. Taxpayers may deduct real estate property taxes in the year paid, reported on Form 1098, the annual statement from the financial institution holding the mortgage. Taxpayers may also be able to deduct some of the taxes paid during closing. The taxes must be the responsibility of, and paid by, the taxpayer.

• Energy Credits. Taxpayers get energy credits available for making energy efficient changes to a home. For 2011, the credit is limited to 10 percent of the cost of improvements, up to a lifetime total of $500. The credit will be further limited for each category of Improvement.

• Home Improvements. Home improvements are not generally deductible on a tax return. However, the cost of improvements is added to the basis of the home and helps keep any gain, at time of sale, below the $250,000 ($500,000 if married filing jointly) exclusion amount.

There are also tax breaks for owners facing a foreclosure or short sale. Foreclosures and short sales are treated as both a home sale and a canceled debt. When the house is a taxpayer’s primary residence, and they have lived in and owned the home for two of the last five years, any gain up to $500,000 on the disposition is tax-exempt. In addition, the canceled debt (mortgage still owed) is excluded from taxable income for 2011, as long as it is less than $2 million and is for the taxpayer’s principal residence.

© 2012 Florida Realtors®

4 Tips to Determine How Much Mortgage You Can Afford

By knowing how much mortgage you can handle, you can ensure that home ownership will fit in your budget.

Homeownership should make you feel safe and secure, and that includes financially. Be sure you can afford your home by calculating how much of a mortgage you can safely fit into your budget.
Instead of just taking out the biggest mortgage a lender qualifies you to borrow, consider how much you want to pay each month for housing based on your financial and personal goals.
Think ahead to major life events and consider how those might influence your budget. Do you want to return to school for an advanced degree? Will a new child add day care to your monthly expenses? Does a relative plan to eventually live with you and contribute to the mortgage?
Still not sure how much you can afford? You can use the same formulas that most lenders use, or try another of these traditional methods for estimating the amount of mortgage you can afford.

1. The general rule of mortgage affordability

As a rule of thumb, you can typically afford a home priced two to three times your gross income. If you earn $100,000, you can typically afford a home between $200,000 and $300,000.
To understand how that rule applies to your particular financial situation, prepare a family budget and list all the costs of homeownership, like property taxes, insurance, maintenance, utilities, and community association fees, if applicable, as well as costs specific to your family, such as day care costs.

2. Factor in your downpayment

How much money do you have for a downpayment? The higher your downpayment, the lower your monthly payments will be. If you put down at least 20% of the home’s cost, you may not have to get private mortgage insurance, which costs hundreds each month. That leaves more money for your mortgage payment.

The lower your downpayment, the higher the loan amount you’ll need to qualify for and the higher your monthly mortgage payment.

3. Consider your overall debt

Lenders generally follow the 28/41 rule. Your monthly mortgage payments covering your home loan principal, interest, taxes, and insurance shouldn’t total more than 28% of your gross annual income. Your overall monthly payments for your mortgage plus all your other bills, like car loans, utilities, and credit cards, shouldn’t exceed 41% of your gross annual income.
Here’s how that works. If your gross annual income is $100,000, multiply by 28% and then divide by 12 months to arrive at a monthly mortgage payment of $2,333 or less. Next, check the total of all your monthly bills including your potential mortgage and make sure they don’t top 41%, or $3,416 in our example.

4. Use your rent as a mortgage guide

The tax benefits of homeownership generally allow you to afford a mortgage payment—including taxes and insurance—of about one-third more than your current rent payment without changing your lifestyle. So you can multiply your current rent by 1.33 to arrive at a rough estimate of a mortgage payment.

Here’s an example. If you currently pay $1,500 per month in rent, you should be able to comfortably afford a $2,000 monthly mortgage payment after factoring in the tax benefits of homeownership.

However, if you’re struggling to keep up with your rent, consider what amount would be comfortable and use that for the calculation instead.
Also consider whether or not you’ll itemize your deductions. If you take the standard deduction, you can’t also deduct mortgage interest payments. Talking to a tax adviser, or using a tax software program to do a “what if” tax return, can help you see your tax situation more clearly.''

Published: March 11, 2010 By: G. M. Filisko

Mile Markers in the Florida Keys

By Jerry Wilkinson

     Mile Markers (MM) is a relative location of a site in reference to the number of miles north of Key West. The business center of unincorporated Key Largo is at about MM 100; therefore, about 100 miles northeast of Key West. The Florida DOT tries to maintain small rectangular green with white number mile marker signs every mile on both sides of the highway.
     Generally except Marathon, addresses along the highway is the MM expressed as a four, five or six digit number. For example, a business with an address of 100511 Overseas Highway would located at about MM 100.5. If the extreme right digit (least significant) number is an even number, it is on the west or Bay/Gulf side. If an odd number it is on the east of ocean side.
    Subtracting two MM's gives the approximate number of miles between two known locations.
    If the MM's are getting smaller, one is traveling south or southwest. These are listed from north to south. Note: the farther south in the Keys one is, the more east and west the highway runs.
    Business/commercial location may change or even disappear. This was compiled early 2003.
     I assume this practice began with Henry Flagler who numbered every mile of railroad beginning at Jacksonville and ending at Key West. They were white and black concrete Mile Post signs along the railroad track and on the printed timetables.
     This list of MM's are approximate as I have recorded them.
     Items listed in italics are historical locations and may not still physically exist.

127.5 = Florida City - Junction with Fla. Turnpike and U.S. 1..
126.5 = Junction U.S. 1 with CR-905 to/from Card Sound Bridge and Ocean Reef Club, Oceanside. Also an alternate route,  $1.00 bridge toll, if southbound. 
126.0 = End/Begin two-lane "18 Mile Stretch." If southbound, please drive carefully.
123.5 = Florida Sand and Gravel site, Oceanside
123.0 = Dade Correctional Institution, gulfside
118.0 to 121.0 = Four-lane passing zone
119.5 = Dirt road turn-off, gulfside
116.3 = C-111 Aerojet canal bridge 
114.1 = to 116.0 Four-lane passing area.
114.0 = South Dade Marina & boat storage, Oceanside
112.5 = MONROE COUNTY LINE - Leave Dade County if southbound.
110.8 = FKAA Water Pump Station, Oceanside. Little Black Water Sound Boat Ramp, gulfside
109.3 = Osprey bird nest, Oceanside
108.0 = Osprey nest, Oceanside. 
107.2 = Jewfish Creek drawbridge. Exit/enter Key Largo. Begin "18-Mile Stretch." If northbound, please drive carefully.
106.6 = Lake Surprise 
106.5 = Card Sound Bridge turnoff to/from Ocean Reef via CR 905 Oceanside. Also an alternate route, $1.00 bridge toll, northbound to Homestead.
     If taking CR905, the following MM's apply and are labeled "C". At C-5 soundside is the solid waste transfer facility. At C-7 oceanside is the former Carysfort Campground. At C-7.5 soundside was the former Nike missile launch site. At C-8.5 oceanside is the remains of the Nike missile radar site. At C-9.25 is a three way stop. Straight goes to the Anglers and Ocean Reef Clubs gated communities. Left goes across the Cardsound toll bridge to Homestead. At C-11 to the left is the Angler's Club and straight ahead is the Ocean Reef Club. Now back to MM's.
106.0 = Key Largo Chamber of Commerce, gulfside;  FKEC Power sub-station oceanside
105.9 = County Animal shelter, oceanside
105.6 The location of the railroad depot and the center of the community of Key Largo from about 1910 to 1940. The depot was in the highway median. The community was gulfside.
105.5 = St. Justin Catholic Church, gulfside
105.4 = Winn-Dixie Shopping Center, gulfside
105.3 = Stillwright Point community entrance, gulfside
104.8 = Key Largo Elem. School, oceanside 
104.5 = Taylor Creek Village, oceanside; Tamarind Park, gulfside 
104.1 = Caribbean Club, gulfside. The set for the 1948  movie Key Largo was modeled for this location.
104.0 = Jimmy Johnson's Big Chill, gulfside
103.5 = The 1920s Key Largo Rock Castle, End of Oceana Drive, Oceanside.
103.4 = Marvin Adams Waterway Bridge (The Cut), a canal that connects Atlantic to Florida Bay
103.8 = Central (Pink) Plaza Shop Center, gulfside
102.8 = John Pennekamp State Park entrance, oceanside 
102.0 = Telephone microwave towers, gulfside
101.5 = Tarpon Basin Road, Key Largo Library, Tradewinds Shopping center, oceanside
101.2 = Hibiscus Park, Oceanside. The was the center of the 1880s community of Newport. 
99.8 = Key Largo Post Office- ZIP 33037, gulfside
99.5 = Waldorf Plaza,  oceanside.
98.0 = Landings of Largo, gulfside; Moose Lodge oceanside; Everglades Park Ranger Station, gulfside.
1st Baptist Church, oceanside; Shell World (center road); Rock Harbor Club, gulfside.
95 to 100 = This was the early community of Rock Harbor. A small railroad depot was also here.
97.0 = Hilton Hotel, gulfside
96.0 = Silver Shores community, oceanside; Winken Blinkin and Nod Estates, oceanside. Buttonwood Bay gulfside 
95.3 = Key Largo Ocean Resorts, oceanside. Key Largo Prof. Center., gulfside.
95.2 = Florida Keys National Marine Sanctuary building.
94.8 = Seaside community, oceanside. The 1900s Thompson line packing house was in this area.
94.0 = Red Cross Center, gulfside; Glander Boats oceanside, Sunset Hammock, gulfside.
93.8 = Wild Bird Center, gulfside
93.1 = Hammer Point community, WFKZ Radio tower and offices, gulfside.
92.9 = Jewish Center, oceanside
92.8 = Burton Memorial United  Methodist Church, oceanside
92.6 = Burton Drive, Harry Harris Park oceanside. The early community of Planter included the park area, but the community center was about 1,000 feet south.
92.2 BPOE Lodge, Bank of America, gulfside; Driftwood Trailer Park, oceanside
91.9 Old Tavernier Post office; Old Settlers Park, oceanside Tavernier Hotel, oceanside. This was the center of the early community of Tavernier. Its depot was in the median just south of the post office.
91.8 = Reporter Newspaper; FKEC Power Station, Oceanside; FKAA, gulfside 
91.3 = Tavernier Town Shopping Center, Mariners Hospital, Post Office - ZIP 33070, gulfside 
91.0 = Tavernier Creek Bridge; enter Islamorada; Tavernier Creek Marina, Plantation Marina, gulfside
90.8 = Turek Building, gulfside
90.1 = Plantation Key Colony community entrance, gulfside; Immanuel Lutheran Church, oceanside. A large Indian mound existed in the center of the subdivision.
90.05 = End 4-lane highway if going south.
90.0 = Coral Isles Church; Coral Shores High School, Oceanside; Plantation Key Elementary School
89.5 = San Pedro Catholic Church, gulfside
88.5 = Plantation Key Government Center, Sheriff, Courthouse, Building/Zoning/Tax Collector/ Assessor; Convalescent and Children's Center; Old Mariner's Hospital, gulfside
88.0 =  Futura Yacht Club, gulfside; Plaza 88; Plantation Key Professional Building, oceanside
87.5 = St. James Fisherman Episcopal Church, Executive Bay Club, Gulfside
87.0 = Founders Park (Plantation Yacht Harbor), gulfside
86.8 = Rainbarrel, gulfside
86.0 = Weigh station for trucks, oceanside WXOS Radio station and tower, Venetian Shores subdivision 
85.5 = Snake Creek Draw Bridge; Coast Guard Station, gulfside Enter Windley Key
85.3 = Windley Key State Fossil Reef Geological Site, gulfside
84.3 = This was the center of the community of Quarry that thrived during the construction of the railroad.
84.2 = Theater of the Sea; Holiday Isle Resort oceanside. 
84.0 = Whale Harbor Bridge.
83.4 = Island Christian School, gulfside; Whale Harbor Inn, oceanside
82.6 = Islamorada Post Office- ZIP 33036, oceanside
81.5 = Islamorada Library and park, gulfside; Hurricane Memorial; Cheeca Lodge, Oceanside. The library was constructed as a Hurricane Refuge School after the 1935 Hurricane. During construction, the Florida Keys Memorial, know as the Hurricane Monument, was also constructed and dedicated.
81.2 = Worldwide Sportsman; gulfside
81.3 = Green Turtle Inn; Oceanside. Part of the structure survived the 1935 Hurricane.
80.0 = Roadside park, gulfside
79.8 = Tea Table Relief Bridge. Papa Joe's Marina, gulfside; Bud and Mary's, oceanside. The north 
approach washed out during Hurricane Donna, 1960.
79.1 = Tea Table Channel Bridge
78.0 = Indian Key Bridge. Lignumvitae Key Botanical Site (State) gulfside in distance. Lignumvitae Key Boat Ramp gulfside; Indian Key Archaeological Site, San Pedro Underwater State Park and Alligator Lighthouse, oceanside at a distance. This is area is of historic significance. The islands of Indian Key, Lignumvitae Key and Alligator Lighthouse are prominent artifacts.
77.1 = Lignumvitae Bridge 
77.0 = Robbie's Marina, gulfside; Star of the Sea motel, oceanside 
74.0 = Angelo's Country Store, Port Antigua community, gulfside
74.3 = Safety Harbor community entrance, gulfside
73.6 = Boy Scouts Sea Base, gulfside; Calusa Cove Marina. Oceanside. Gulfside was the location of Camp 3 for the WW-1 veterans. Many perished in the 1935 hurricane. 
73.4 = Anne's Beach, Oceanside. Gulfside is Veteran's Island, which is the grown over approach to the veteran's bridge piers.
73.0 = Off shore on the gulfside can be seen the remains (8) of the concrete bridge piling built by the WW-1 veterans.
72.8 = Apogee of Channel #2 bridge
71.8 = Craig Key. Rowland Craig built his resort of Craig at the north end of this railroad fill. The drawbridge tender for the Channel 5 railroad bridge lived at the south end.
71.4 = Apogee of Channel #5 bridge
70.0 = Fiesta Key campground and FKAA pumping station
68.9 = Tower, oceanside
68.5 = Layton, Long Key Post Office - ZIP 33001
68.0 = Solid waste transfer station
67.5 = Long Key State Park, Oceanside
66.0 = Outdoor Resorts camp ground
65.8 = Henry Flagler's Long Key Fishing Camp occupied the southwest end of Long Key. American author, Zane Grey, vacationed and wrote while at this location in the early 1900s.
64.0 = Middle of Long Key Bridge, If southbound, entering the Middle Keys.
62.9 = Conch Key, fire station
62.2 = Walker's Island (Little Conch Key)
61.2 = Tom's Harbor Cut Bridge
61.1 = Entrance to Duck Key; Hawk's Cay resort, Oceanside
60.6 = Tom's Harbor Channel Bridge
59.9 = Enter/leave City of Marathon
58.9 = Grassy Key, Dolphin Research Center
56.2 = Curry Hammock State Park
54.6 = Coco Plum
54.5 = Begin/end 4-lane
53.5 = Entrance to Village of Key Colony Beach, Oceanside
53.1 = Vaca Cut Bridge, entering the business district of Marathon next 8 miles.
52.0 = Marathon County Airport, bayside
50.0 = Museum of Natural History, Crane Hammock, gulfside; Shopping; High School; Sombrero Beach, oceanside
48.7  = Fisherman's Hospital, Oceanside; Library, Sheriffs substation, Oceanside; Fla Highway Patrol, FKAA bayside;
48.3 = Post Office ZIP 33050 oceanside.
48.0 = Coast Guard, gulfside; turnoff to Boot Key.
47.5 = Knight's Key
47.0 = Begin/end of Seven Mile Bridge, Marathon City limits. To Pigeon Key (old 7-Mile Bridge), gulfside. Pigeon Key visitor's center
44.8 = Pigeon Key, gulf side
43.9 = Moser Channel, apogee of Seven-Mile Bridge. Sombrero Light House seen at a distance, oceanside
41.7 = End of original steel truss railroad bridge and begin concrete arch bridge
40.0 = End/begin Seven Mile Bridge
39.9 = Veterans Memorial Park, oceanside
39.5 = Missouri-Little Duck Channel Bridge 
39.0 = Ohio-Missouri Channel Bridge
38.8 = Sunshine Key Trailer Park
38.7 = Ohio- Bahia Honda Channel Bridge
37.0 = Begin/end a short section of 4-lane highway.
36.8 = Bahia Honda State Park entrance, oceanside.
36.0 = Bahia Honda Bridge (4-lanes) old railroad camelback bridge, ocean
35.0 = End/begin 4-lane 
34.7 = Steel Tower
34.5 = Translator TV tower site, gulfside.
34.5 = Girl Scout Camp, oceanside.
34.1 = Camp Sawyer, Boy Scouts, oceanside.
34.0 = West Summerland Key
33.0 = Spanish Harbor Bridge west end. This potion cut away for good cross-section view. 
31.0 = Lower Keys Chamber of Commerce, Old F.E.C. railway marker, oceanside
30.2 = Big Pine Key traffic stop light; gulf to Key Deer Rd. and Wilder Road. Shopping Ctr, Prison, Preserve, No Name Key turnoff, gulfslde. Continue to No Name Pub, if you can find it. Bogie Channel Bridge (Old Wooden Fishing Bridge) Camp Big Pine Fishing Lodge on oceanside before bridge.
30.0 = USPO- ZIP 33043
29.3 = North Pine Channel Bridge
28.1 = Little Torch Key. 
28.0 = Torch Channel Bridge
27.9 = Middle Torch Key. Entrance to Big Torch Key, turnoff gulfside.
27.7 = Torch-Ramrod Channel Bridge 
27.0 = Aqueduct Authority on Ramrod Key, oceanside
26.6 = South Pine Channel Bridge, east end of bridge, oceanside 
27.0 = Ramrod Key.
26.0 = Niles Channel Bridge, middle.
25.5 = East end of bridge, oceanside.
25.0 - 24.0 = Summerland Key community
24.8 = Summerland Key Post Office - ZIP 33042
24.0 = Summerland Key Sea Base
23.5 = Kemp Channel Bridge,  east end of bridge, oceanside.
21.5 = Cudjoe Key Transfer station
21.0 = Cudjoe Key Subdivision on oceanside. U.S. Navy "Fat Albert" site, gulfside
20.2 = Bow Channel Bridge to Sugarloaf Key.
20.0 = Mangrove Momma's gulfside, KOA Campground oeeanside
19.3 = Crane Blvd. to gulfside, Sugarloaf School 
18.6 = Upper Sugarloaf Key
18.8 = Park Channel Bridge
18.5 = Park Key Landfill
17.8 = North Harris Channel Bridge 
17.6 = Harris Gap Channel Bridge
17.5 = Lower Sugarloaf Key
17.0 = Blinking light, Sugarloaf Blvd ocean, gulfside; Sugarloaf Airport and Bat Tower.
Before blinking 1 light, Gulfside to Sugarloaf Lodge, USPO-ZIP 33040; Fire station.
Sugarloaf Vol. Fire Dep't, Gulfside.
16.3 = Harris Channel Bridge
15.8 = Lower Sugarloaf Channel  Bridge
15.0 = Gate on gulfside to old U.S. Army transmitter site. Now Radio Marti. Bay Point Park.
14.6 = Saddlebunch #2 Bridge, Bay Point Subdivision entrance, Oceanside
14.3 = Saddlebunch #3 Bridge, Saddlebunch Shrs./Bluewater Dr., ocean.
13.1 = Saddlebunch #4 Bridge
12.8 = Saddlebunch #5 Bridge
11.4 = Shark Channel Bridge
11.2 = Shark Key
11.0 = Big Coppitt Boat Ramp, oceanside.
10.5 = Seaside Park, Fire house; SR 941 AKA Old Boca Chica Road, Ocean, to Geiger Key.
10.4 = Porpoise Point entrance, gulfside
10.0 = Big Coppitt Key
9.7 = Rockland Channel Bridge
9.2 = East Rockland Key
8.5 = Tourist welcome center
8.4 = Begin/end 4-lanes
8.0 = NAS Boca Chica Overpass, entrance to N S, ocean. Turnoff from both directions US-1. 
7.0 = Back gate to NAS, closed, oceanside
6.1 = Boca Chica bridge, middle
5.2 = Key Haven, ocean turnoff
5.0 = Stock Island, gulf turnout to Jr. College Road: Dump, FKMH, FKCC, Golf Course, jail
4.1 = Cow Key Channel Bridge and bear right for 
3.9 = Traffic light. End/begin 4-lane.  Bear left for Flagler Street; Airport; Martello Towers, Higgs Beach and Casa Marina. Bear right for N. Roosevelt; Truman Avenue, Fort Taylor
3.0 = Sears Town shopping plaza
2.3 = Salt Run Bridge, N. Roosevelt, Key West
1.7 = Palm Ave; U.S.C.G. Group; NAS Trumbo
1.0 = About South Street
0.0 = Jackson Sq. County Seat; Key West Post Office-ZIP 33040.

Buyers: It’s time to commit

WASHINGTON – April 20, 2012 – It’s an old investment adage that remains true: “Buy low, sell high.”
National Association of Realtors® (NAR) President Moe Veissi, who served as Florida Realtors president in 2002, explains why conditions have never been better to buy a home in an online radio interview.
The Real Estate Today interview can also be forwarded through Facebook and Twitter to friends, family and clients.
Veissi, broker-owner of Veissi & Associates Inc. in Miami, says today’s real estate market has “less folks looking, less inventory and more contracts working. … We’re just now seeing appreciation in real estate prices in some areas of the country. … This is a wonderful time to take advantage of interest rates that are lower than they’ve ever been.”
Veissi quotes investor Warren Buffet’s outlook on the current real estate market: “Warren Buffet appeared on CNBC about two weeks ago, and the young lady that was interviewing him asked where you should invest your money. Warren said, ‘If I had the capabilities, I’d buy 200,000 homes across this county … I think that housing in America today will outstrip the investment capabilities of the Wall Street blue chips over the longer term.”
To hear the five-minute radio interview and forward to friends and clients, visit the Real Estate Today website at: http://retradio.com/?p=4916.
© 2012 Florida Realtors®