The answers
The questions we answer most.
Every answer below reflects how we actually work the market: with real numbers, current costs, and the details that decide outcomes. If your question is not here, ask us directly.
How much do I need for a down payment to buy a home in Florida?
Conventional loans commonly allow 3% to 5% down, FHA loans allow as little as 3.5%, and some programs offer down payment assistance. Luxury purchases often use larger down payments or all-cash structures. The right answer depends on your credit, income, and property type, and we model your real numbers before you shop.
What are the typical closing costs for a Florida buyer?
Buyers typically pay closing costs in the range of 2% to 4% of the purchase price, covering lender fees, title insurance, recording, and prepaids. We itemize these costs before you make an offer so there are no surprises at the table.
Should I buy a condo or a single-family home in Florida?
It depends on your budget, lifestyle, and market. Condos offer entry points and amenities with association fees; single-family homes offer land and privacy with more maintenance. We lay out the real monthly cost of each in the neighborhoods you like.
How is a luxury home priced for sale?
From comparable sales in the same building or street, adjusted for condition, views, upgrades, and the current market. The goal is a price that draws activity immediately, because the first weeks on market set the trajectory of the sale.
Should I sell my home publicly or off-market?
It depends on what you value. A public listing maximizes exposure; an off-market approach maximizes discretion and control, reaching qualified buyers without a public price or timeline. We advise on the strategy that fits your property and your goals.
What do I have to disclose when selling a home in Florida?
Florida has specific seller disclosure obligations covering known defects, association and flood matters, and more. A complete disclosure protects the sale, and we make sure yours is handled fully.
What is a 1031 exchange and how does it work?
A 1031 exchange lets you defer capital gains tax by reinvesting sale proceeds into a like-kind replacement property. You have 45 days from closing to identify candidates and 180 days to close, with a qualified intermediary holding the funds throughout.
What are the 45-day and 180-day deadlines in a 1031 exchange?
The 45-day rule requires you to identify replacement properties in writing within 45 days of closing your sale. The 180-day rule requires the replacement to close within 180 days. We source candidates before you sell so the deadlines are met with ease.
Are short-term rentals legal in Florida?
The answer is city by city and building by building. Florida law generally favors short-term rentals, but local ordinances and condo association rules vary widely. We verify the rules for the exact property before you commit.
How do Florida insurance costs affect buying and owning?
Insurance is the fastest-moving cost in Florida real estate. Wind, flood, and condo master policy costs vary by elevation, exposure, and building, and they can change the monthly reality of a purchase. We estimate current costs on every property you consider.
Can I buy a Florida home remotely before I move?
Yes. Out-of-state and international buyers purchase Florida homes remotely every week, with virtual tours, remote inspections, and closings that work around your schedule.
How long does buying a home in Florida take?
With financing in place, a well-organized purchase typically closes in six to ten weeks from contract. The timeline depends on the property type, the loan, and how quickly the inspection and association reviews move.
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