Buyers Guide
Buying a home on Florida's Gulf Coast.
Whether this is your first home, your tenth, or your relocation from up north, the fundamentals are the same. Know your numbers, hire someone who has been on both sides of the transaction, and don't let anyone rush you.
Step 1: Get pre-approved before you fall in love.
Talk to a lender first. Not because the houses are going anywhere, but because knowing your real number — including taxes, insurance, and HOA — saves you from walking through homes that don't fit your life. I work with three lenders along the Gulf Coast who close on time and tell you the truth about what you can afford.
Step 2: Define your "must-haves" and your "would-loves."
Most buyers can articulate three or four things they need. The would-loves are where the real conversation happens — pool, lanai, water access, garage size, school zone, distance to the airport. The right home has all your must-haves and at least half your would-loves. Anything more is a unicorn. Don't wait for unicorns.
Step 3: Tour with intent.
I'd rather show you four homes you'll actually consider than ten you won't. Before we go out, I send you a curated list with my honest take on each one. That includes things the listing photos won't tell you: traffic noise, drainage, the neighbor's truck collection, what the comps say about whether it's priced right.
Step 4: Make a smart offer.
A "winning" offer isn't always the highest. It's the one with the right price, the right contingencies, and the right closing timeline for that seller. I write offers that anticipate what the listing agent and seller actually care about — and we win more deals at or below ask than over it.
Step 5: Inspect like you mean it.
Florida homes have some specific things to watch for: roof age (insurance carriers care a lot), four-point inspections, wind mitigation, settlement, prior insurance claims via CLUE report. I attend every inspection with my buyers. I've renovated thirty-plus properties — I know what's a real issue versus what looks scary on a report.
Step 6: Close, and then live in it.
The work doesn't stop at the closing table. I send my clients a list of vendors I personally use — handymen, painters, pool services, AC techs — because the goal isn't to sell you a house. It's to set you up to actually enjoy it.
Frequently asked
Buyer questions, answered.
How much do I need for a down payment in Florida?
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It depends on the loan. Conventional loans can go as low as 3% down for first-time buyers, FHA loans start at 3.5%, and VA loans require zero down for qualifying veterans. Most buyers I work with put 10–20% down, which keeps PMI off and gives them a more competitive offer. I can connect you with three lenders I trust to walk through your specific situation.
What are closing costs on a Florida home purchase?
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Plan on roughly 2–4% of the purchase price for closing costs, plus your down payment. That covers title insurance, recording fees, prepaid taxes and insurance, and lender fees. Florida is a title-insurance state, which is the biggest line item for most buyers. I'll give you a written estimate before you make an offer so there are no surprises at the table.
How long does it take to buy a home on the Gulf Coast?
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From accepted offer to keys in hand, expect 30–45 days for a financed purchase, 14–21 days for cash. The contract-to-close timeline depends mostly on the lender. Finding the right home can take anywhere from a weekend to several months — I'd rather take time and get it right than push you into a house you'll regret.
Do I need a buyer's agent in Florida?
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Yes — and especially after the 2024 NAR settlement changed how buyer compensation works. A good buyer's agent represents your interests, negotiates on your behalf, and catches problems with inspections, title, and contracts that can cost you tens of thousands. I'll explain how I'm compensated, what's negotiable, and what your options are at our first meeting.
What's the property tax situation in Florida?
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Florida has no state income tax, and property taxes are moderate — typically 0.8–1.2% of assessed value depending on the county. If you make Florida your primary residence, you qualify for the homestead exemption (which knocks $50,000 off your assessed value) and the Save Our Homes cap, which limits annual increases to 3%. I help every buyer understand what their actual tax bill will look like before they close.
Ready to start looking?
The first conversation is free, no commitment, no pressure. We'll talk through your timeline, your numbers, and the markets that fit.