BEWARE: Florida Beach Coast Sunbelt LLC Sunbeltpros Real Estate SCAM

Sunbeltpros.com is an online real estate marketplace. The website provides a list of available rentals throughout the United States.

Image: Sunbeltpros.com

What Is Sunbeltpros?

The Contact Us page provides the address 449 W Silver Star Road #841 Ocoee, Fl 34761. A Google Maps search connects the address to a USPS post office box.

Sunbelt LLC
Image: Google Maps

We researched the properties on Zillow to discover they were listed by Sunbelt LLC. A business search via the Florida Division of Corporations Sunbiz.org validates Sunbelt as an active Limited Liability Company. The company was registered on Jun3 23, 2021. Spivey is listed as the manager.

Real Estate scam
Image: Florida SunBiz

Zillow Listing For Sunbelt LLC

Sunbelt’s Zillow listings provide the monthly rent as well as other fees. Tenants are required to pay a one-time fee of $250 for pets and an additional $30-pet is added to the rent each month. Qualifying tenants are required to pay an absorbent maintenance fee, leasing feel, portal activation fee, and government regulation fee. We focused on one specific home in Deland, Florida. To move into the home, the tenant is required to pay a $900 maintenance fee, $60 portal activation fee, $55 government regulation fee, $650 leasing fee, and additional service. The service fee is “$100 more than one month’s rent.” If the service fee is $100, the tenant would be required to fork out $2,105 before moving into the home. If the service fee is $900, the total would add up to over $3K.

real estate scam
Image: Zillow

The properties appear to be owned by various owners. Our targeted property is owned by Mountaintops LLC at 449 W. Silver Star Rd., #1300, Ocoee, Fl 34761, according to Volusia County Property Appraiser. The same property is listed on Realtor.com by RentLinx.

real estate scam
Image: Zilow

Mountaintops LLC

Mountaintops was registered on April 23, 2018, as a Florida LLC. The company utilizes the same address as provided above. The registered agent is listed as Danielle Burns. Documents show the address listed as 3405 NW 1st Court, Gainesville, FL 32607. A Google Maps search shows the address is a residential property, with no suite number.

real estate scam
Image: Volusia Co Florida Property Appraiser
real estate agent
Image: Florida SunBiz

Zillow Verified Source

Zillow claims to verify all real estate listings before they are available to the public. If this is the case, Sunbelt LLC is a Verified Source.

It appears Sunbelt LLC doesn’t own the properties, just working with the owners.

Rental Application

Sunbeltpros requires all interested parties to complete an application process, which costs $74 per adult applicant. Vermont residents are excluded from paying fees.

real estate scam
Image: Sunbeltpros.com

The properties appear to be legit, but many appear to be located in unsavory neighborhoods. Some of the properties also appear to be abandoned. A property search via the County Property Appraiser can help validate the properties.

$75 Wi-Fi Charges

According to a BBB complaint, Sunbelt LLC prohibits tenants from obtaining Wi-Fi installation from third parties. The tenant claims to have been charged a $75 Wi-Fi installation fee.

real estate scam
Image: BBB

BBB Rating “F”

BBB rates Sunbelt LLC an “F.” The BBB business filing provides the address, 449 W Silver Star Rd, #841, Ocoee, Florida 34761. Why would a real company utilize a USPS mailbox instead of a physical address?

real estate scam
Image: BBB

BBB has received eight customer complaints in the past 12 months for Sunbelt. The complaints are heartbreaking. Sunbelt is taking advantage of poverty-stricken consumers nationwide, according to the BBB complaints.

real estate scam
Image: BBB

A complainant claims Sunbelt imposed additional fees for an “incoming call/email charge.” Another complainant claims to have paid $4K to rent a “disgusting property.” The complainant claims Sunbelt’s maintenance fee doesn’t cover clogged sewers. After paying a $1,250 maintenance fee, the tenant discovered she would be charged additional fees to repair the sewage. The tenant also claims to have been charged $25 for a rusted, roach-infested refrigerator. The home is severely damaged and molded.

real estate scam
Image: BBB

A BBB complaint, filed on February 7, 2022, states the tenant paid a $1,965 deposit for a rental property. Sunbelt apparently rented the same property to another tenant. The complainant claims to have reached out to Sunbelt, regarding a refund, which turned out to be refundable. The tenant suggested transferring the lease to another property, with no response.

real estate scam
Image: BBB

Other BBB complaints claim Sunbelt’s properties are dilapidated, located in high-crime neighborhoods, and unsanitary.

Florida Beach Coast Homes

According to a Redditor, Sun Belt Pros was initially called Florida Beach Coast Homes. After being labeled a scam and multiple lawsuits, Ben Spivey, a former dentist, changed the name to Sunbeltpros.

A business search via Florida SunBiz doesn’t show a filing for Florida Beach Coast Homes. Ben Mac-Ryan Spivey was a practicing dentist in Florida until his license was revoked.

real estate scam
Image: Florida Department of Health

Court records show Spivey received certified mail at 2130 Southwest 22nd Place, Suite 102, Ocala, FL 34471, and 10537 Down Lakeview Circle, Windermere, FL 34786.

real estate scam
Image: WebMD

Florida Beach Coast LLC recently closed three lawsuits filed by Lake Down Homeowners Association, Arbor Contract Carpet, and Central Canal CO LLC.

Sunbeltproperties
Image: Orange County Fl Clerk

Ben M. Spivey and Gena Timmer Spivey were plaintiffs in the lawsuits, according to Orange County Circuit Court, Myorangeclerk.com. A Google search shows a Gena Timmer Spivey (74 years of age) at 10537 Down Lakeview Circle, Ocala FL 34471. Ben and Gena are listed as owners of the property, valued at $4.5 million.

Sunbeltproperties
Image: Orange County FL clerk

DHS Ventures LLC

DHS Ventures LLC is also linked to the Spivey family. A business filing, currently inactive, shows Gena Spivey as the manager and Erich Spivey at 9907 8th Street, Suite 1269, Gotha, FL 34734.

Sunbelt LLC
Image: Florida SunBiz
Sunbelt LLC
Image: BBB
Sunbelt LLC
Image: BBB

A BBB filing for Florida Beach Coast LLC is linked to DHS Ventures, Alabama LLC, and BMS Holdings LLC. A total of 93 BBB complaints were filed against DHS Ventures over the past three years. BBB rates the company an “F,” without an alert. The BBB complaints are virtually the same as Sunbeltpros and Florida Beach Coast.

Sunbelt LLC
Image: BBB

Trustpilot 2.9-Star Rating

Sunbelt has a 2.9-star Trustpilot rating. The reviews are similar to the BBB complaints.

real estate scam
Image: Trustpilot

Potential Identity Theft

Anyone providing their personal identifying information to any of the above companies should be concerned about identity theft.

real estate agent
Image: Reddit

Afterword – Sunbeltpros.com Scam

Is Sunbeltpros.com a scam? Is Sunbelt LLC a scam? Ben Mac-Ryan Spivey has been running a real estate scam for quite some time. Spivey recently operated his scam under Florida Beach Coast until he was faced with several lawsuits. Now, he is operating his real estate scam under Sunbelt LLC.

The Florida Attorney General needs to take action against Spivey. Why hasn’t Ashley Moody opened an investigation into Spivey’s real estate scam? It mainly has to do with his financial status. Spivey currently owns a Florida property valued at approximately $4.5 million. The government refuses to take action against wealthy scammers, including Spivey.

real estate scam
Image: Zillow

Spivey has been operating a real estate scam since, at least, 2017. As the population of the United States continues to grow, low-income citizens are facing even more housing limitations. The majority of Spivey’s victims will probably find themselves living on the streets or in their vehicles. The remaining won’t get their money back.

More public awareness is needed to ensure our most vulnerable citizens don’t fall prey to these scams. Florida Attorney General should implement an investigation into Sunbelt LLC, DHS Ventures LLC, BMS Holdings LLC, and Alabama LLC immediately. If the appropriate action isn’t taken, Spivey will spiral out of control if he hasn’t already.

If Spivey is found guilty, he needs to be left penniless and homeless.

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