STR Agent Referral Network · Nationwide · Florida
Buying, selling, or completing a 1031 exchange into a vacation rental property outside the Pinellas Gulf Beaches? Cyndee Haydon connects investors with vetted STR-specialist agents who understand rental rules, income documentation, and the STR buyer pool in their specific market.
Request an STR Agent ConnectionSandbars to Sunsets Team with Future Home Realty was featured in 700-plus media outlets reaching 200M-plus readers for expertise on vacation rental investment.
The right STR specialist depends on what you are trying to accomplish. Each transaction type has different requirements, timelines, and agent expertise needs.
You need an agent who understands STR registration requirements, HOA rental eligibility verification, income underwriting, and the local STR buyer pool in the target market. A general buyer's agent may not know which buildings allow short-term rentals, what the registration process requires, or how to evaluate projected versus verified income.
You need an agent who knows how to document and present rental income to investor buyers, manage the guest transition, verify STR eligibility for the listing, and reach the right buyer pool. A seller's agent without STR experience will market your property to the wrong audience and leave income documentation value on the table.
A 1031 exchange into a vacation rental property has specific timing requirements, property identification rules, and STR eligibility verification needs that make having the right agent in place before the exchange closes essential. Missing the 45-day identification deadline or selecting a property that does not qualify for STR use can invalidate the exchange entirely.
The short answer: A 1031 exchange into a short-term rental or vacation rental property requires the replacement property to qualify as investment use under IRS guidelines, the STR registration or HOA eligibility to be confirmed before closing, and the full exchange to close within 180 days. An agent unfamiliar with STR rules can cause an exchange to fail at any of these steps.
The IRS requires that both the relinquished property and the replacement property be held for investment or productive use in a trade or business. A vacation rental that is primarily for personal use does not qualify. The replacement property must also close within 180 days of selling the relinquished property, and the buyer must identify the replacement property within 45 days of that sale.
In markets where STR eligibility is governed by HOA Declarations rather than city ordinance, the eligibility verification step is particularly critical. An agent who does not know to request the Declaration, read the rental restriction language, and confirm current board interpretation before the 45-day identification deadline can cost a 1031 investor their entire tax deferral.
1031 Exchange Timing Reminder: You have 45 days from the close of your relinquished property to identify up to three potential replacement properties, and 180 days total to close. Do not wait until the identification deadline to connect with a specialist in the replacement market. The agent should be in place and actively searching before you close on the sale. Always work with a qualified intermediary (QI) for the exchange mechanics. Source: IRS Publication 544; IRC Section 1031.
Complete the form below with your target market, transaction type (buy, sell, or 1031 exchange), property type, and timeline. Include any specific questions about the market or transaction.
Cyndee reviews every request personally and identifies the best-matched STR specialist for your market, transaction type, and goals. This is not an automated matching service.
You receive a direct introduction to the recommended specialist, typically within one to two business days. From there, you work directly with that agent on your transaction.
Complete the form below. Cyndee Haydon reviews every request personally and responds within one to two business days with a direct introduction to a vetted STR specialist in your target market. Call (727) 710-8035 with any questions.
Cyndee Haydon has completed 150-plus vacation rental and STR transactions and 435-plus residential sales totaling $230M-plus since 2005. She has been a Gulf Beaches resident since 1991. She is ranked in the top 1.5% of real estate agents nationally by RealTrends Verified 2026.
Her practice is focused exclusively on the Pinellas Gulf Beaches. For buyers, sellers, and 1031 exchange investors in other markets, she connects investors with vetted STR specialists who bring the same depth of local expertise to their market that she brings to the Gulf Beaches.