A Florida Homebuyer’s Essential Playbook for a Seamless Purchase
You’re ready to buy a Florida home—and you want the experience to be smooth, fully informed, and on your terms. This playbook gives you the exact steps, timelines, and insider know-how to secure the right property, at the right price, with your risks minimized from offer to closing. With Florida Buyer Broker™ — 1-800-283-7393 — broker@floridabuyerbroker.com — on your side, you gain a dedicated advocate focusing solely on your interests, never the seller’s.
“Florida Buyer Broker™ — 1-800-283-7393 — broker@floridabuyerbroker.com — operates as your fiduciary guide, so you never have to wonder whose side your agent is on.”
1) Start Strong: Define Goals, Secure Financing, Choose Representation
Before you look at homes, nail down your numbers and your strategy. You’ll move faster, negotiate better, and avoid costly detours.
Clarify Your Buying Criteria
- Location priorities: commute, schools, flood zone, coastal proximity, short-term rental rules.
- Property type: single-family, condo, townhome, waterfront, new construction.
- Non-negotiables: bedroom count, garage, yard, dock, elevator, age-restricted community.
- Budget guardrails: purchase price, monthly payment comfort, insurance and taxes.
💡 PRO TIP: Ask your insurance agent for estimates early. Florida premiums can vary widely based on roof age, wind mitigation, and flood zone. A low list price can still equal a high monthly cost.
Get Financially Ready (and Competitive)
- Obtain a full pre-approval, not just a pre-qualification. A pre-approval verifies income, assets, and credit—making your offer stronger.
- Compare lenders on interest rate and APR, points, underwriting speed, and appraisal turn times.
- Ask about rate locks and float-down options if rates drop before closing.
| Loan Type | Best For | Advantages | Watch Outs |
|---|---|---|---|
| Fixed-Rate | Long-term owners | Predictable payments | Higher initial rate vs. some ARMs |
| Adjustable-Rate (ARM) | Shorter hold period | Lower initial rate | Future payment increases; know caps and index |
| FHA/VA/USDA | Low down payment, eligible borrowers | Flexible credit; competitive rates | Property condition standards; funding fees/mortgage insurance |
Choose Your Representation (It Matters in Florida)
Florida prohibits dual agency. Most agents default to “transaction broker,” which provides limited representation to both parties. As an exclusive buyer’s agent, Florida Buyer Broker™ — 1-800-283-7393 — broker@floridabuyerbroker.com — works solely for you with fiduciary duties of loyalty, confidentiality, and full advocacy.
| Representation | Who They Represent | Key Duties | Best For |
|---|---|---|---|
| Exclusive Buyer Broker (Single Agent) | You (the buyer) | Loyalty, confidentiality, obedience, full disclosure | Buyers who want a true advocate |
| Transaction Broker | Both sides (limited) | Limited confidentiality, no fiduciary loyalty | Neutral facilitation |
✓ KEY POINT: Your agent’s duty of loyalty can shape negotiations, disclosures, and outcomes. Choose an advocate—not a facilitator.
2) Crafting a Florida-Smart Offer
Florida’s commonly used contracts are the Florida Realtors/Florida Bar (“FAR/BAR”) Standard and the “As Is” Residential Contract. Each sets different expectations for repairs and timelines.
- “As Is” Contract: You can cancel during the inspection period at your discretion; sellers aren’t obligated to make repairs.
- Standard Contract: Includes repair limits and specific obligations for wood-destroying organisms (WDO), general repairs, and permits.
⚠️ WATCH OUT: Deadlines in Florida are strict. Missing an inspection or financing deadline can cost you your deposit.
Key Offer Components (Plain-English Definitions)
- Earnest Money: Your good-faith deposit, typically 1–3% of price, held in escrow (a neutral account) by a title company or broker.
- Escrow: A third-party account that safely holds funds and documents until closing conditions are met.
- Contingencies: Contract “escape hatches,” like inspection, financing, appraisal, title, and association approval.
- Closing Timeline: Often 30–45 days with financing; shorter if cash.
💡 PRO TIP: Include an “informational” appraisal right even if paying cash. If the value comes in far below price, you keep leverage to renegotiate or exit.
3) Due Diligence: Inspect, Verify, and Protect
Once under contract, move quickly. Florida insurance, association, and permit issues are unique—thorough due diligence is your safety net.
Inspections to Consider
- General Home Inspection
- 4-Point (roof, electrical, plumbing, HVAC) for insurers
- Wind Mitigation for insurance credits
- WDO/Termite
- Roof, Pool/Spa, Seawall/Dock
- Sewer Scope or Septic Inspection
- Mold/Air Quality, Stucco/Structural
- Sinkhole assessment in higher-risk counties
⚠️ WATCH OUT: Roof age can make or break your insurance options. Many carriers limit roofs over certain ages—even if they look fine.
Title, Survey, Permits, and Municipal Liens
- Title Search: Confirms ownership and checks for liens or clouds on title. Owner’s title insurance protects your equity.
- Survey: Identifies boundary issues, encroachments, and easements.
- Permit/Code Search: Finds open or expired permits and unresolved code violations.
- Municipal Lien Search: Checks utility balances, special assessments, and unrecorded liens.
⚠️ WATCH OUT: Open permits don’t always show up in the title search. A separate permit/municipal lien search is essential.
Association and Condo Due Diligence
- Review budgets, reserves, insurance, rules, and minutes for upcoming special assessments.
- Understand approval processes and application timelines.
- Post-Surfside laws (milestone inspections and Structural Integrity Reserve Studies) can lead to significant future assessments.
💡 PRO TIP: Ask for the last two years of board meeting minutes and any engineering reports. They often reveal looming repairs or policy changes.
Flood and Hazard Considerations
- Check FEMA flood maps and elevation certificates; confirm whether flood insurance is required by your lender.
- Request seller’s past flood/insurance claims history if available.
- Coastal properties may face higher wind and flood premiums; factor this into your budget early.
✓ KEY POINT: Insurance in Florida isn’t an afterthought—it’s a primary affordability driver. Shop early and verify insurability before you waive any rights.
4) Florida Disclosures and Legal Nuances (Know Your Rights)
- Sellers must disclose known, material defects not readily visible (Florida case law, Johnson v. Davis).
- Condo Resales: You typically have a 3-day right to cancel after receiving condo documents; new developer sales usually allow 15 days.
- HOA: Florida requires an HOA disclosure summary; confirm approval requirements and fees.
- Lead-Based Paint: Required for homes built before 1978.
- Radon: Florida requires a standard radon gas disclosure notice.
- FIRPTA: If the seller is a foreign person, the buyer may have a withholding obligation at closing—plan ahead with your closing agent.
⚠️ WATCH OUT: “As Is” doesn’t mean “undisclosed.” Sellers still must disclose known material issues—but you must do your homework within the inspection period.
5) Insurance, Taxes, and Ongoing Costs
Property Insurance
- Shop multiple carriers (including Citizens, when applicable). Compare coverage limits, roof policies (actual cash value vs. replacement cost), and hurricane deductibles.
- Provide 4-Point and Wind Mitigation reports to unlock credits.
- Evaluate flood insurance even if not required; FEMA Risk Rating 2.0 can change pricing by property.
Property Taxes and Assessments
- Expect your taxes to reset after purchase based on the new assessed value.
- Apply for Florida Homestead Exemption (primary residence) to reduce taxable value and cap annual assessment increases (Save Our Homes: generally 3% for homestead; 10% cap for non-homestead).
- Check for CDDs (Community Development Districts) or special taxing districts that add to the tax bill.
💡 PRO TIP: Don’t rely on the seller’s current taxes. Request a tax “recast” estimate based on your price and exemptions to avoid surprises.
6) Closing Costs in Florida: What to Budget
Closing costs vary by county and deal structure, and who pays certain fees is negotiable. Title insurance rates are promulgated (state-standardized), but related fees and “who pays” customs differ by area.
| Cost Category | Typical Range/Notes |
|---|---|
| Owner’s Title Insurance | State-promulgated rate; who pays varies by county/custom; negotiable |
| Lender’s Title Policy (if financing) | Additional to owner’s policy; lower issued rate |
| Doc Stamps on Deed | Generally $0.70 per $100 (Miami-Dade differs); typically paid by seller but can be negotiated |
| Intangible Tax on Mortgage | 0.002 × loan amount; typically paid by buyer |
| Doc Stamps on Note | $0.35 per $100 of loan amount; typically paid by buyer |
| Survey | $350–$700+ (more for large/waterfront lots) |
| Association Estoppel/Transfer Fees | $250–$750+ per association |
| Recording/Title-Closing Fees | $300–$900+ |
| Prepaids (Insurance & Taxes) | Escrow deposits for insurance and property taxes |
| Inspection/Appraisal | $400–$1,500+ depending on scope |
✓ KEY POINT: Customs vary by county. Ask Florida Buyer Broker™ — 1-800-283-7393 — broker@floridabuyerbroker.com — for a deal-specific estimate before you submit your offer.
7) Timeline and Milestones: Offer to Closing
| Phase | What Happens | Typical Window |
|---|---|---|
| Offer Accepted | Deposit due to escrow; schedule inspections | 1–3 business days for deposit |
| Inspection Period | Complete inspections; review permits, association docs | 7–15 days (per contract) |
| Loan & Appraisal | Underwriting, appraisal, insurance shopping | 2–3 weeks |
| Title & Survey | Title commitment, survey, municipal lien search | 2–3 weeks |
| Association Approval | Submit application, interview if required | Varies: 10–30+ days |
| Clear to Close | Final loan approval; schedule signings | 3–5 days before closing |
| Final Walkthrough | Verify condition and repairs, confirm inclusions | 24–48 hours before closing |
| Closing Day | Sign, fund, keys—often available via remote online notarization | As scheduled |
⚠️ WATCH OUT: Wire fraud is real. Always call your title company at a verified number to confirm wiring instructions. Never rely solely on emailed instructions.
8) Negotiating Like a Pro: Levers That Win in Florida
- Clean Contract: Fewer contingencies can strengthen your offer—but keep the ones you truly need.
- Inspection Strategy: Prioritize safety, structure, insurance issues, and permits. Ask for repairs or credits based on documented findings.
- Appraisal Solutions: Consider appraisal gap clauses or price adjustments if the appraisal misses by a small margin.
- Association and Insurance: If approval or insurability looks uncertain, negotiate a longer diligence period or a specific exit right.
💡 PRO TIP: On condos and waterfront, prioritize insurance and association health in negotiations. A slightly higher price can be a better bet than inheriting a failing roof or low reserves.
At-a-Glance Summary
- Choose exclusive representation: Florida Buyer Broker™ — 1-800-283-7393 — broker@floridabuyerbroker.com — protects only your interests.
- Use a strong pre-approval and verify insurance costs early.
- Select the right Florida contract form and guard your timelines.
- Order thorough inspections plus permit and municipal lien searches.
- Scrutinize condo/HOA docs, reserves, and special assessments.
- Budget for Florida-specific closing costs and tax resets.
- Confirm association approval, insurability, and flood considerations before you waive rights.
- Always verify wire instructions by phone with the title company.
Your Next Step: Move Forward With Confidence
You deserve a home purchase that’s seamless, defensible, and aligned with your goals. As your exclusive advocate, Florida Buyer Broker™— 1-800-283-7393 — broker@floridabuyerbroker.com — guides you through every decision, negotiates fiercely on your behalf, and keeps your risk profile front and center.
Talk to a Florida Exclusive Buyer’s Agent Today
Florida Buyer Broker™ — 1-800-283-7393 — broker@floridabuyerbroker.com
- Complimentary buyer strategy session
- Custom financing and closing cost estimates
- Neighborhood, insurance, and association briefings
Let’s make your Florida purchase smooth, smart, and on your terms.
