How to Buy a House in Florida

A lot of people search "how to buy a house in Florida" because they already know how to buy a house. They just don't know how Florida does it.

That is a fair question. The basic path is the same everywhere: get your money lined up, find an agent, find a home, make an offer, inspect it, close. But Florida adds a few twists. Insurance can make or break a deal. Flood risk is a real line item, not a footnote. Condos come with their own stack of reports. And the closing statement has state taxes on it that buyers from other states have never seen.

I got my Florida real estate license in 2026 with Florida Homes Realty & Mortgage, and I wrote about that in How to Get Your Florida Real Estate License. This post is the plain-English buyer roadmap I'd want someone to hand me.

Quick note before we start: I'm a Realtor, not a lender, insurance agent, tax advisor or attorney. Use this to ask better questions, then get the final word from the pros on your deal.

Step 1: Get your money and your loan lined up first

Before you look at a single listing, figure out what you can actually afford. Not what a lender says you can borrow. What you can comfortably pay every month.

In Florida, that monthly number needs to include more than principal and interest:

• Property taxes, which are based on the assessed value after you buy, not what the seller was paying
• Homeowners insurance, which can vary a lot by home age, roof, location and construction
• Flood insurance, if the lender requires it or you decide you want it
• HOA or condo fees, if the property has them

Then get pre-approved with a lender. A pre-approval tells you your real price range and makes your offer stronger, because sellers want to know you can close.

Look at Florida's homebuyer programs

If you work in certain jobs, check the state's Hometown Heroes Program through Florida Housing Finance Corporation. For 2026, it is limited to eligible first-time, income-qualified buyers who work full time for a Florida-based employer in roles like health care, school staff, first responders, public safety or court jobs, and child care, plus military servicemembers, and veterans who work full time for a Florida-based employer.

Eligible buyers can get up to 5% of the first mortgage amount, with a minimum of $10,000 and a maximum of $35,000, toward down payment and closing costs. Read the fine print, though. It is a 0% deferred second mortgage, not a grant. Florida Housing says it is due in full if you sell, refinance, transfer the deed or stop living in the home as your primary residence.

Florida Housing also warns that there is no cost to apply, and that scammers sometimes charge upfront fees. If someone asks you to pay to apply, walk away.

Step 2: Pick a buyer's agent and know what you're signing

You can technically buy a home without an agent. Most people don't, and in Florida I think the insurance and inspection side alone makes a good agent worth having.

One thing that changed nationally: as of August 17, 2024, agents who are MLS participants and are working with a buyer have to sign a written agreement with that buyer before touring a home, in person or by live video. The National Association of Realtors explains it in its consumer guide to written buyer agreements. You don't need one just to walk into an open house on your own or to ask an agent about their services.

So when an agent hands you that agreement, read it. It should spell out what they will be paid and say that compensation is negotiable. Ask how long it lasts and what happens if it isn't working out.

I wrote a whole post on choosing well: How to Choose a Real Estate Agent. The short version is to pick someone who knows the specific area you're buying in and who answers your questions clearly before you sign anything.

Step 3: Shop for homes with Florida eyes

When you start touring, look past the paint and the kitchen. In Florida, I'd pay close attention to a few things that affect what the home will cost to own.

• Roof age and type. Insurers care a lot about the roof. Ask how old it is and whether there is a permit record for the last replacement.
• Electrical, plumbing and AC age. These come up again in the insurance inspection, so learn about them early.
• Wind features. Hurricane shutters, impact windows, roof straps and roof shape can all matter for insurance pricing.
• Flood risk. Ask about it on every home, not just the ones near water.
• HOA rules. Some communities restrict rentals, parking, pets, fences, boats and more. Read them before you fall in love.

The flood question

Florida requires sellers of residential property to give buyers a flood disclosure at or before the time the sales contract is signed. The form, set out in section 689.302 of the Florida Statutes, asks whether the seller knows of flooding that damaged the property while they owned it, whether they filed a flood insurance claim, and whether they got flood assistance, such as from FEMA.

The form also says something many buyers don't realize: standard homeowners policies do not cover flood damage. Flood coverage is separate. Ask your insurance agent about it even if the lender doesn't require it.

Step 4: Make an offer that protects you

When you find the one, your agent will help you write an offer. In Florida, residential deals are often written on standard contract forms, and your agent should walk you through the terms that matter most:

• Price and earnest money, and when the deposit is due
• Inspection period, which is your window to inspect and decide
• Financing terms, including how long you have to get loan approval
• Closing date
• Who pays which closing costs, which is negotiable

Don't skip reading the contract because the agent "does this every day." It is your money. Ask what each deadline means and what happens if you miss it.

Step 5: Inspect it, including the insurance inspections

A regular home inspection looks at the whole house. In Florida, you may also need two inspections that are really about insurance.

The four-point inspection. The Florida Department of Financial Services' four-point inspection guide explains that insurers commonly require one when issuing a policy. It covers the roof, electrical, plumbing and HVAC, and its purpose is to judge whether the home is insurable. The guide notes that an insurer may want proof of at least five years of remaining life for shingle roofs older than 15 years or tile and metal roofs older than 20 years, and that the report usually has to be recent, often within 30 days of the insurance application. Each insurer sets its own rules, so check with yours.

The wind mitigation inspection. This documents features that help a home hold up in a windstorm. Florida law requires insurers to tell policyholders about discounts available for those features, and the state's mitigation inspections page says a completed wind mitigation form is valid for up to five years as long as nothing material changes. If the seller already has a recent one, ask for a copy.

Here's my practical tip: get insurance quotes during your inspection period, not the week before closing. If the roof or electrical panel makes the home hard to insure, you want to know while you still have options.

Buying a condo? Ask for the reports

Florida condo rules got a lot stricter after the Surfside collapse. Many buildings three stories or taller now need milestone inspections and structural integrity reserve studies. The Florida condominium division's inspections page explains the requirements.

As a buyer, ask for the latest milestone inspection summary, the reserve study, the budget, recent meeting minutes and any planned special assessments. These documents tell you whether big repair bills are coming, and those bills can land on you after you buy.

Step 6: Line up insurance before closing

Your lender will want proof of homeowners insurance before closing. If flood insurance is required, the timing matters.

Flood policies through the National Flood Insurance Program normally have a 30-day waiting period. But according to the Florida Department of Financial Services' flood insurance FAQ, there is no waiting period when the policy is bought in connection with making a loan, as long as the application and premium are submitted at or before closing. A seller can also transfer an existing flood policy to the buyer, so ask whether the current owner has one.

Shop more than one insurance quote. Prices can vary a lot from company to company in Florida.

Step 7: Understand Florida closing costs

This is the part that surprises people moving here. Florida charges taxes on real estate documents, and they show up on the closing statement.

According to the Florida Department of Revenue:

• Documentary stamp tax on the deed is 70 cents per $100 of the sale price in every county except Miami-Dade, which has its own rate.
• Documentary stamp tax on the mortgage is 35 cents per $100 of the loan amount.
• Nonrecurring intangible tax on the mortgage is 2 mills, or 0.2% of the loan amount, under the Department of Revenue's intangible tax page.

Here's how that math works on an example $400,000 home with a $320,000 loan:

• Deed doc stamps: $400,000 ÷ 100 × $0.70 = $2,800
• Mortgage doc stamps: $320,000 ÷ 100 × $0.35 = $1,120
• Intangible tax: $320,000 × 0.002 = $640

Who pays which of these is set by the contract and local custom, and it can be negotiated. The Department of Revenue notes that all parties to the deed are legally liable for the deed tax no matter who agreed to pay it, so make sure your contract is clear. You'll also see lender fees, title insurance, recording fees, prepaid interest, and escrow deposits for taxes and insurance. Your lender has to give you a Loan Estimate early and a Closing Disclosure before closing. Compare them line by line.

Step 8: Close, then file your homestead exemption

At closing you sign, the money moves, the deed is recorded and you get the keys. Great day.

Then there's one more Florida job that nobody does for you. If the home is your permanent residence, file for the homestead exemption with your county property appraiser. You must own it and live in it as of January 1, and the deadline to apply is March 1 of that year. I broke the whole process down in How to File for Homestead Exemption in Florida, including documents, portability and what happens if you miss the deadline.

Also expect your first property tax bill to look different from what the seller paid. In Florida, a sale resets the assessed value, and the seller's homestead savings don't transfer to you. Florida voters are also deciding Amendment 3 on November 3, 2026, which would change homestead exemption amounts starting in 2027 if it passes, so check the current rules with your county property appraiser.

Common mistakes Florida buyers make

• Budgeting with the seller's tax bill. Your taxes will be based on the new assessment.
• Getting insurance quotes too late. Do it during the inspection period.
• Ignoring flood risk because the home isn't on the water. Ask about flood on every home.
• Skimming condo documents. Reserve studies and assessments can change the math on a unit.
• Missing the homestead deadline. Put March 1 on your calendar the day you close.

Final thoughts

Buying a house in Florida isn't harder than buying anywhere else. It just has its own checklist. Get your real monthly cost figured out, pick an agent who knows the area, inspect for insurance as well as for condition, read your closing numbers, and file homestead.

If you're buying in Central Florida and want someone to walk you through it, you can find me on my Florida Realtor page. And if you're on the other side of the deal, read How to Prepare Your House to Sell in Florida.

FAQ

How much do you need to buy a house in Florida?

It depends on the price, your loan type and your closing costs. Plan for your down payment, closing costs that include Florida's documentary stamp and intangible taxes, and cash for inspections, insurance and moving. A lender pre-approval will give you real numbers for your situation.

What taxes do buyers pay at closing in Florida?

Buyers with a mortgage usually see documentary stamp tax on the mortgage at 35 cents per $100 of the loan and nonrecurring intangible tax at 0.2% of the loan. The deed has its own documentary stamp tax of 70 cents per $100 of the price outside Miami-Dade. Who pays each one is set by the contract and local custom.

Do I need a four-point inspection to buy a house in Florida?

Not always, but many insurers require one, especially on older homes. It covers the roof, electrical, plumbing and HVAC so the insurer can decide whether to cover the home. Ask your insurance agent what they require before your inspection period ends.

Do I need flood insurance in Florida?

Your lender may require it if the home is in a high-risk flood zone. Even when it isn't required, standard homeowners policies don't cover flood damage, so it's worth asking your insurance agent about it.

Is there down payment help for first-time buyers in Florida?

Yes, for eligible buyers. Florida Housing Finance Corporation's Hometown Heroes Program offers up to 5% of the first mortgage, from $10,000 to $35,000, to qualifying first-time, income-qualified buyers in certain occupations, plus servicemembers and veterans. It is a deferred second mortgage that has to be repaid, not a grant.

When should I file for homestead exemption after buying?

File with your county property appraiser by March 1 of the first year you owned and lived in the home on January 1. If you close in the middle of the year, your first homestead year is usually the next one.