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.
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.
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.
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.
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.
Image: Volusia Co Florida Property Appraiser
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.
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.
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?
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.
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.
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.
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.
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.
Image: WebMD
Florida Beach Coast LLC recently closed three lawsuits filed by Lake Down Homeowners Association, Arbor Contract Carpet, and Central Canal CO LLC.
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.
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.
Image: Florida SunBiz
Image: BBB
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.
Image: BBB
Trustpilot 2.9-Star Rating
Sunbelt has a 2.9-star Trustpilot rating. The reviews are similar to the BBB complaints.
Image: Trustpilot
Potential Identity Theft
Anyone providing their personal identifying information to any of the above companies should be concerned about identity theft.
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.
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.
Jay Skelton is an independent crime journalist with a passion for covering the uncovered and the under covered.
This is terrible! I am supposed to move in on 08/01 and they already have some money down. What the hell do I do?
File a BBB complaint if you face any issues. Good luck!
I’ve begun reporting all listings by sunbeltpros that I see. Realtor.com appears to actually be taking this seriously and removing the listings after being reported. Zillow on the other hand does not care whatsoever and appears to be letting this “company” run rampant on their site. Ben Spivey deserves to rot in jail.
I would love to know why Florida officials haven’t stepped up to protect our vulnerable citizens. Our government doesn’t do nearly enough to bring aware to online scams. We need more people like you to force these fraudsters out of business.
Definitely scammers I live in one of their homes now they are also operating under mountaintops LLC with Daniella & Jacob Burns as supposed home owners. I’ve dishws out over $7k just to move in. There’s got to be a way to stop these predators.
Share your story with others through every outlet possible. This scam needs to stop.
Did you get to move in your place because I seen a place they have that I would pursue if it’s not a scam
It would be in your best interest to look for another rental source. There is evidence of a major scam network involving Florida Beach Coast Sunbelt.
I’m so glad you made this page. Ben Spivey is running such a scam. My mother and I applied for a property that’s still listed on his website back in April. We spent $2950 in fees to live in and when we arrived to the property it was a mess. The roof was falling apart. There was mold all throughout the house. This property was inhabitable to say the least. When I reported everything, they stated the property is as is and since I had already signed a lease, there was nothing that could get done. I never moved in and they replied with an eviction notice. This was such a nightmare and I hope this man gets caught. He’s taking peoples money and it should be illegal. I don’t understand how his site is still up. Not to mention the same property is listed on the site as well. 1104 W 24th St.
Jacksonville, FL——do not apply for this property please!!!!!
Spivey and his family need to be imprisoned. You can get a refund by filing a BBB complaint. Some government agency needs to step up to the plate and do something with this scam network. Do not stop until you get your money back. Post it everywhere. Good Luck!
Good for you, share your experience with others.
I’m at my place no and there is black mold who do I call
File a compliant with your local health department. If the mold is severe, they must require you to vacate. If so, you should be your money back. File a BBB complaint and leave reviews everywhere. This scam network needs shut down sooner than later. Good Luck!
very unsatisfied with this company. my wife child and i where looking for a new home and found one for 995 a month for a 4 bed 2.5 bath. we thought it would be perfect for are family, we where unable to take a tour of the house until we signed the leas and we where unable to get the leas until after we put the money down. after sending them the money and getting the leas and signing we where where informed that people where still living in the home and we could not enter the home. this was back in April 2022. are leas was to begin September 1st but when the move in day arrived we where told that the current renters have not moved out yet. we where forced to pay for extra days for storage and U-Haul expenses as well as being forced to sleep in my car while we waited to move in. by the time the 7th of September came around we where informed that the home was left a mess and we would need to wait to move in until after they where able to clean it. at this point we where out of money and told sunbelt that we would clean the home so we could move in asap. they agreed but the condition of the home was unlivable. dog urine and feces covering every inch of the home. 2 dumpsters worth of trash left in the home, broken pluming and electrical, no working ac, broken out windows and damage to the screen room roof with ripped and missing screens. we invested a week of are time getting the home in a livable condition. spent what little money we had left on cleaning supplies the date now is 9/19/22 and all that sun bels has done is fix the pluming issue, pick up the trash we had to move outside and from around the yard and replace one of the broken windows. we have summited multiple maintenance requests and have seen very little effort in repairing this home. we recached out to have the time we where unable to live here deducted from the rent as well as being reimbursed for are inconvenience, time and labor we provided. we have not heard anything back.
We are sorry, you and your family were forced to deal with this fraudster. Unfortunately, no politician, attorney, or government agency is willing to take on the case. You should reach out to the Health Department, FTC, attorney general, and anyone else willing to listen. File a BBB complaint to get Sunbelt’s attention. Something needs to be done sooner than later. Good luck!
I’ve paid my $78 application fee is it refundable I visited the property and seems to be condemned and not even rentable
Crazy; I had applied for this place back in august as well. Glad I changed my mind!!
File BBB complaint, it probably won’t work because Sunbelt doesn’t respond to customer complaints. Just count yourself lucky for not paying the full deposit, fees, and first months rent. Good luck!
Wow I’m so happy I read these messages they would have took my money I only pay the $78 application fee but I’m NOT going forward 😩
This is why it pays to do research before investing. Thanks for review.
Florida Beach Coast Sunbelt is not the property owner. They are only utilizing the properties to scam consumers and fill their pockets with fraudulent money.
I rented a home from there the next month i got a eviction notice i payed 2500. I never moved into property and when i asked for a refund they charged me for phone calls.