01
Property History
Sales history, ownership timeline, days-on-market patterns, prior listing prices, and any history of being pulled and re-listed.
The Property X-Ray · Central Florida
Only tour the houses worth your Saturday.
Since 2010, I've sold homes in Central Florida — and before that, I worked in mortgages. Over those years I built a system I call The Property X-Ray. Send me any address — I research everything before we tour. You get the full picture in 48 hours. Free.
- ✓ Permits, flood zone, roof age, real insurance numbers
- ✓ Full research delivered within 48 hours
- ✓ 100% free — no obligation, no commitment, no spam
Send me an address.
I'll send the full X-Ray within 48 hours. No spam. No drip campaigns. Just the report you asked for.
🛡️
48-hour turnaround. Capped at 3 X-Rays per buyer per week.
48hr
Turnaround Promise
8
Data Sources Pulled
$0
Cost To Buyers
2010
Selling CF Homes Since
Gena Gilleland
Real estate, but with a system.
Central Florida Realtor®
The Origin Story
I was tired of watching buyers waste their weekends on houses with hidden problems.
Open permits nobody disclosed. Twenty-year-old roofs the listing photos hid. Flood zones the seller "wasn't sure about." A $9,000 insurance quote that turned a dream house into a maybe-not.
So I built a system. Before we ever tour a property, I research it — county records, permit history, FEMA flood maps, real insurance estimates, sales history, comps, HOA fees, special assessments. Every property. Same checklist. 48-hour turnaround.
I send you the full X-Ray. We tour the houses worth touring. We skip the rest. It's how I work — and most agents don't do this. Ask any agent if they do. Decide for yourself.
— Gena
The Methodology
Eight layers of due diligence. Before you tour.
Every X-Ray follows the same checklist. Every property gets the same depth. Whether you're a first-time buyer at $385k or a relocating exec at $1.4M.
02
Permit Trail
Every permit pulled — open, closed, expired. Unpermitted additions show up here. So do red flags around recent work the seller didn't disclose.
03
Roof & Systems
Roof install date, age vs. typical insurance threshold, HVAC age, water heater, electrical panel, and known plumbing risks for the build year.
04
Insurance Reality
A real Florida insurance quote — not a guess. In post-hurricane Florida this is where deals die. We surface the number before you fall in love.
05
Risk Factors
FEMA flood zone, sinkhole risk, claim history (where available), HOA fees, CDD bonds, and special assessments pending or recently passed.
06
Neighborhood Pulse
Last five comparable sales, average days on market, price-per-sqft trend, and which direction the neighborhood is moving — up, flat, or softening.
07
The Verdict
Green / Yellow / Red. A one-line summary. A list of questions to ask the listing agent. And my honest, two-sentence take.
08
Tour Recommendation
Worth your Saturday. Skip it. Or: tour it — but ask these three things at the door. No fluff. Just a clean call.
The Verdict
Every report ends with one of three calls.
No 40-page PDF. No buried summary. Just a clear recommendation at the top of the page, in plain English, the way a friend would say it.
Worth your Saturday.
Tour it — but ask these questions.
Skip it.
How It Works
Three steps. No hoops.
You don't have to commit to anything. You don't have to sign anything. Send the address. I'll do the rest.
1
Send any address.
Fill the form above with the property you're considering. Add a phone so I can text the report. That's it.
2
I do the research.
I pull every data source, run the checklist, and write the report in my own words. Same SOP every time. ~45 minutes per property.
3
You get the X-Ray.
Within 48 hours I text you a link. Read it on your phone. Decide if it's worth your Saturday. No follow-ups unless you want them.
See a real X-Ray before you commit.
I publish anonymized samples — same depth, same format, same verdict structure — so you can read one before you send your own address.
The Honest Part
Most agents don't do this. Ask any.
Property research before a tour is rare. When it does happen, it's usually after a buyer has already fallen in love and made an offer — when the bad news is most expensive.
"I do the research before you spend the Saturday. That's the whole system."
Honest Answers
Things buyers ask before sending an address.
Is this really free? What's the catch?
It's really free. The catch — if you want to call it that — is volume. I cap X-Rays at 3 per buyer per week because each one takes real time.
If you like the X-Rays and want me to be your buyer's agent, that's how I get paid (the seller pays the buyer's agent commission in most Florida transactions). If you don't, you don't. The X-Ray is yours either way.
Do I have to use you as my agent?
No. You can take the X-Ray and walk. Many people do. I'd rather build trust by being useful than by locking people into anything.
If you're already working with another agent, please respect that relationship and don't request an X-Ray. It's a tool I built for buyers I might work with.
What if the property has problems? Will you tell me?
Yes. The whole point of an X-Ray is to surface issues before you fall in love. If a property has open permits, a roof that won't pass insurance, or a flood-zone problem, you'll see it on page one.
Every report ends with a clear verdict — green, yellow, or red — so you don't have to interpret anything.
Where do you pull the data from?
Public sources: Florida county property appraisers, county permit portals, FEMA flood maps, Stellar MLS comps, Florida-specific insurance estimators, and the property's full sales history. Plus Google Street View and any disclosure docs the listing agent has uploaded.
Every report ends with a disclaimer noting it's based on public records and is informational only — buyers should always perform their own due diligence and a formal home inspection if they make an offer.
Which counties do you cover?
Volusia, Seminole, Orange, and Lake. The full Central Florida market.
If you're shopping outside that area, send a note anyway — I'll either refer you to someone I trust or do a lighter-weight version of the X-Ray myself.
What happens after I submit the form?
You'll get a quick text from me confirming I have the address, usually within a few minutes. The full X-Ray follows by text within 48 hours as a link to a clean web page — easy to read on your phone, easy to share.
If anything in the property changes my plan, I'll text you. Otherwise: no follow-ups, no sales calls, no spam.
Can I share the X-Ray with my spouse or partner?
Yes. Forward the link. Send it to your dad. Send it to your inspector. The X-Ray is yours.
The Brand Promise
Tour smarter. Not more.
Send the address. I'll send the X-Ray. You decide if it's worth your Saturday.
X-Ray My First Address →