Buying, renting or selling in Florida, step by step

How each process works, what documents you need and which costs to plan for. If anything is unclear, write to us.

Buying a home

With a mortgage, a purchase usually takes 30 to 45 days from the accepted offer. Paying cash, it can close in two or three weeks.

Tell us what you need

  1. Set your budget

    Ask a lender for a pre-approval: it tells you how much you can borrow and makes your offer stronger. On top of the down payment, set aside 2% to 5% of the price for closing costs.

  2. Search and visit

    Tell us what you are looking for and we send you the homes that fit, including the ones not yet advertised. Before the showings we sign a short written agreement with you that explains our services.

  3. Make an offer

    We help you set the price with recent sales nearby. Once it is accepted, you place an escrow deposit, held by the title company or an attorney until closing.

  4. Inspections

    During the inspection period (usually 10 to 15 days) the home is checked: a general inspection, a 4-point and a wind mitigation report (for insurance), termites and, on the water, the seawall.

  5. Mortgage and insurance

    The lender appraises the home and approves the loan. You buy home insurance and, if the home is in a flood zone, flood insurance.

  6. Closing and keys

    You do a final walkthrough, sign at the title company and get the keys. If it is your main home, apply for the Homestead exemption before March 1.

Renting a home

For a yearly lease, plan on two to four weeks from application to move-in, longer if the building needs association (HOA) approval.

Tell us what you need

  1. Decide what you need

    Area, budget, bedrooms, furnished or not, pets, and for how long: a year or a season.

  2. Get your documents ready

    ID, proof of income and, in many cases, a credit report. If you come from outside the U.S., a passport and recent bank statements.

  3. Visit and apply

    Once you find the home, you send an application. The owner reviews it and, in many condos, so does the association.

  4. Sign the lease

    We go through the lease with you: length, what is included, pets and repairs. You usually pay the first month and a security deposit.

  5. Move in

    Take photos of the home on day one and keep a copy of the inventory. We recommend renter’s insurance. Florida law sets deadlines for returning your deposit when you move out.

Selling your home

A well-prepared sale usually gets offers within a few weeks. Closing comes 30 to 45 days after accepting an offer with a mortgage.

Ask for a free valuation

  1. Free valuation

    We prepare a pricing study with recent sales nearby and the current competition. No obligation.

  2. Get the home and the papers ready

    Small repairs, cleaning and, when it pays off, staging. We gather permits, the elevation certificate, wind mitigation report and insurance: buyers ask for them.

  3. Photos, video and listing

    Professional photos, video and floor plans. We list it on the MLS and the portals, or show it quietly to verified buyers, as you prefer.

  4. Showings and offers

    We run the showings and negotiate for you. Before accepting, we check the buyer’s pre-approval or proof of funds.

  5. Inspections and closing

    The buyer inspects the home and the lender appraises it. You sign at the title company and receive the funds. If you are a foreign owner, plan for FIRPTA withholding.

Questions

Frequent questions

Can I buy if I don’t live in the U.S.?

Yes. Anyone can buy in Florida. You can pay cash or use a mortgage for foreign nationals, which usually needs a larger down payment, around 25% to 40%.

How much do I need for the down payment?

It depends on the loan: from 3% to 5% on some loans for residents, 10% to 20% on conventional loans and more for foreign buyers. Add 2% to 5% for closing costs.

What does a home cost on top of the mortgage?

Property taxes (roughly 1% to 2% a year), home insurance, flood insurance if the home is in a flood zone, association (HOA) fees if any, and upkeep. We prepare an estimate for each home you are interested in.

What is the Homestead exemption?

If the home is your main residence in Florida, it lowers the value you pay taxes on and caps how much that value can rise each year. You apply at the county property appraiser’s office before March 1.

What does it cost for you to help me buy?

Before showing you homes we sign a written agreement with you that explains our services and how they are paid. In many purchases the seller pays the commission. We explain it all before we start.

Do I need flood insurance?

If the home is in a flood zone and you buy with a mortgage, the lender requires it. Even when it is not required, in Florida we almost always recommend it, especially near the water.

Words you will hear

Glossary

Pre-approval
A letter from a lender saying how much it can lend you. Sellers ask for it with the offer.
Escrow deposit
Money you put down when the offer is signed, credited to the price at closing.
Title company
The company that checks the home has no liens, holds the funds and runs the closing.
Closing
The day the sale is signed, paid for and the keys are handed over.
HOA
The homeowners association of a building or community. It charges a fee and has its own rules.
Flood zone
FEMA’s risk rating for each lot. It affects insurance.
Elevation certificate
A document showing how high the home sits above flood level. It can lower insurance.
4-point inspection
A check of the roof, electrical, plumbing and air conditioning that insurers ask for on older homes.
Wind mitigation
A report on windows, roof and hurricane straps. It can lower insurance a lot.
MLS
The database agencies share with homes for sale and closed sales.

Still have questions?

Tell us about your case and we will explain it, in English or Spanish, at no cost.

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