How to Buy a House in Florida 2026: Step-by-Step Guide

Check Your Finances and Set Your Budget Weeks 1–2

Before talking to any agent or lender, get a clear picture of your financial position:

• Credit score: Pull your free reports at annualcreditreport.com. Conventional loans want 620+ (best rates at 740+). FHA: 580+ for 3.5% down, 500–579 for 10% down. VA: no VA minimum but most lenders want 580+.
• Debt-to-income (DTI): Conventional lenders cap total DTI at 43–50%. Add up all monthly debt payments (car, student loans, credit cards, future mortgage) ÷ gross monthly income. If over 43%, pay down revolving debt first.
• Down payment + closing costs: In FL, budget 2–5% of purchase price for closing costs on top of down payment. On a $350,000 home: FHA buyer needs ~$12,250 down + $7,000–$17,500 closing costs. See the FL closing costs guide for a full breakdown.
• Insurance budget: FL home insurance costs 3–4x the national average. Factor $2,500–$6,000+/year into your monthly payment before choosing a price range. See the FL home insurance guide.

Get Mortgage Pre-Approval Weeks 2–3

Pre-approval is a lender's written commitment to lend you up to a certain amount, subject to appraisal and underwriting. It's required before most FL sellers will accept your offer seriously — especially in competitive markets.

• Apply with 2–3 lenders within a 14-day window (multiple pulls = one FICO inquiry). Compare Loan Estimates side-by-side — interest rate, origination fees, APR, and closing costs vary significantly.
• Documents needed: Last 2 years of W-2s (or 2 years of tax returns if self-employed), last 2 pay stubs, last 2 months of bank statements, government ID. VA buyers: also need DD-214 or statement of service.
• Loan types for FL buyers: Conventional (Fannie/Freddie), FHA (FL Housing-approved lenders for DPA stacking), VA (zero down, no PMI — see VA loan FL guide), and USDA (rural FL counties only — Citrus, Highlands, Hardee, and parts of other counties qualify).

See the full guide: FL mortgage pre-approval.

Hire a Florida Buyer's Agent Week 3

In Florida, buyer's agents are compensated through the transaction (typically via seller-offered compensation) — at no direct cost to the buyer in most cases. The August 2024 NAR settlement changed how compensation is disclosed, but FL buyers still typically pay nothing out of pocket for buyer's agent services.

• Choose an agent with active FL license (verify at myfloridalicense.com) and experience in your target county and price range.
• Ask: How many transactions did you close in this market last year? Do you work full-time? Will you be at every showing, or send an assistant?
• Sign a Buyer Broker Agreement (now required by NAR settlement rules) — read it carefully. It specifies compensation terms, duration, and territory.
• If buying as-is new construction: the builder's sales rep represents the builder. Bring your own agent or accept that there's no one representing your interests.

House Hunt with FL-Specific Eyes Weeks 3–8

FL home hunting has unique filters beyond bedrooms and bathrooms. Evaluate every property through these lenses:

• Flood zone: Check at msc.fema.gov. Zone AE or VE = mandatory flood insurance (adds $1,000–$4,000+/year). Zone X = lower risk but not zero. Know before you offer. See FL flood insurance guide.
• Roof age: Insurers get difficult over 15 years, nearly impossible over 20. Ask the listing agent for the roof permit date (available via county property appraiser records).
• HOA: FL has 48,000+ HOA-governed communities. Monthly fees range $50–$2,000+. Review financials and reserve study before offering. See FL HOA fees guide.
• Condo buildings: Post-Surfside (2021), FL condos now require milestone inspections and funded reserves. Older buildings may face special assessments in the tens of thousands. See FL condo buying guide.
• Construction type: CBS (concrete block stucco) withstands hurricanes better than wood frame. Affects insurance rates.
• Septic vs. sewer: Rural and some suburban FL homes use septic. Budget $200–$400 for a septic inspection at closing and know the age of the system.

Make an Offer Using the FL Contract When Ready

Most FL residential offers use the FAR/BAR AS IS Residential Contract for Sale and Purchase (Florida Association of Realtors / Florida Bar). Key terms specific to FL:

• AS IS clause: Seller does not agree to make repairs. However, buyer retains a full inspection period and can cancel for any reason and receive earnest money back. AS IS does not eliminate seller disclosure obligations.
• Inspection period: Negotiable — typically 10–15 days. Shorter is more competitive but gives you less time. Use every day.
• Earnest money: Typically 1–3% of purchase price in FL. Deposited with the title company within 3 days of contract execution (check your contract — it specifies the window). You lose it if you cancel without contractual basis after the inspection period.
• Financing contingency: Include it. Protects deposit if you can't secure financing despite good-faith effort. Do NOT waive this unless you're an all-cash buyer or have ironclad financing.
• Closing date: 30–45 days is standard. VA loans may need 45–60 days. Cash deals can close in 2 weeks.
• Personal property: FL contract spells out what stays — appliances, ceiling fans, window treatments. Specify anything you want included that might otherwise leave with the seller.

The Inspection Period — The Most Important 15 Days Days 1–15 of contract

Florida's inspection period is your due diligence window and your primary consumer protection. Use it fully. Common inspections for FL buyers:

See the full breakdown: FL home inspection guide.

Mortgage Underwriting and Appraisal Days 5–35

After going under contract, formally apply with your chosen lender (if not already done). They'll order an appraisal and begin underwriting.

• Appraisal: Lender orders it — you pay ($500–$750 typical FL fee). The appraiser independently determines the home's market value. If the appraised value comes in below purchase price and you have an appraisal contingency, you can renegotiate, make up the difference in cash, or cancel. VA appraisals also include MPR (Minimum Property Requirements) checks.
• Underwriting: Lender verifies all documents, reviews appraisal, checks title. May issue "conditions" — requests for additional documents or explanations. Respond same-day to avoid delays.
• Do NOT during this period: Apply for new credit, make large unexlained deposits, change jobs, or make large purchases. Any of these can derail the loan at underwriting.

See: FL home appraisal guide.

Title Search and Closing Disclosure Days 20–40

Florida closings are handled by title companies (not attorneys — FL is not an attorney-required state). The title company:

• Conducts a title search — checks county records for liens, judgments, code violations, unpermitted additions, easements, and ownership chain issues.
• Issues a title insurance commitment — protects you (owner's policy) and your lender (lender's policy) from prior title defects. Owner's title insurance is optional in FL but strongly recommended. See FL title insurance guide.
• Issues the Closing Disclosure (CD) at least 3 business days before closing — review it line-by-line against your original Loan Estimate. Flag any new fees or changes immediately.

Final Walkthrough 24 hours before closing

Walk the property 24 hours before closing. This is not a second inspection — it's a verification that:

• All agreed repairs from the inspection period are complete (bring the repair agreement and check each item)
• All personal property listed in the contract is present (appliances, light fixtures, etc.)
• No new damage occurred since inspection (moving damage, weather events)
• All utilities are on so you can test appliances, HVAC, and fixtures
• The property is vacant and in "broom clean" condition (as required by FL contract)

If you find a material issue at the walkthrough, contact your agent immediately. Closing can be delayed or credits can be negotiated at the table — don't just sign and hope.

Closing Day Day 30–45

FL closings take place at the title company. What to bring and expect:

• Funds: Wire closing costs + down payment at least 24 hours before closing (same-day wires are risky — wire cutoff times vary by bank). Confirm wire instructions via a verified phone call to the title company — wire fraud targeting real estate closings is common.
• ID: Government-issued photo ID. If both spouses are on the title, both must appear and bring ID. If you can't be present, ask about remote online notarization (FL allows RON).
• Documents you'll sign: Deed, mortgage note, closing disclosure, title insurance, transfer documents. Typically 50–100 pages total. Review key numbers — loan amount, interest rate, monthly payment, cash to close.
• Recording: FL records deeds electronically. Most FL counties record same day or next business day. Keys are typically delivered at recording confirmation — you are the legal owner at that point.

File for Homestead Exemption — Don't Miss March 1 Within weeks of closing

If your new FL home is your primary residence, file for the homestead exemption immediately with your county property appraiser (Form DR-501). The deadline is March 1 of the tax year. Miss it and you pay full assessed-value taxes for an entire year and delay the Start Our Homes 3% assessment cap.

File online at your county property appraiser's website. Takes ~20 minutes. Saves $750–$1,500+ per year in property taxes starting immediately, with compounding benefits growing every year through the Save Our Homes cap.

See the full guide: FL homestead exemption guide.