Step 1 — Make Sure You're Ready to Buy
Buying in Florida costs more than the purchase price. Budget for closing costs (typically 2–5% of the price), homeowners insurance, property taxes, and — depending on the property — flood insurance and HOA fees. If you can cover those comfortably and plan to stay a few years, you're ready to start.
Step 2 — Get Pre-Approved
A Florida lender will verify your income, credit, and assets and issue a pre-approval letter. Sellers here expect one with your offer — in a competitive Central Florida market, an offer without it rarely wins. Cash buyers should have proof of funds ready instead.
Step 3 — Find the Right Home
Search the MLS and tour homes with your agent. In Florida, look beyond beds and baths: check the flood zone, the age of the roof and A/C (both drive insurance cost and eligibility), HOA or CDD fees, and any sinkhole history on the property. These Florida-specific items change what a home really costs to own.
Step 4 — Make an Offer
Most Florida sales use the FAR/BAR "AS IS" contract. Your offer states the price, your earnest money deposit (good-faith money held in escrow), financing terms, and deadlines. Garrett will walk you through every line before you sign — nothing moves forward until you understand it.
Step 5 — Use Your Inspection Period
Under the AS IS contract you get an inspection period — commonly 7 to 15 days — to inspect the home and cancel if it isn't right. Use it fully: a licensed home inspection, a WDO (wood-destroying organism / termite) inspection, and a roof evaluation are standard in Florida.
Step 6 — Appraisal and Insurance
Your lender orders an appraisal to confirm the value. At the same time, line up homeowners insurance — in Florida this step can make or break a closing. Older homes often need a 4-point inspection and a wind mitigation inspection before an insurer will bind coverage. Start early.
Step 7 — Title Search and Survey
The title company searches public records for liens or claims against the property and issues a title commitment. A municipal lien search and a current survey are standard in Florida closings — they catch unpermitted work, open permits, and boundary issues before they become yours.
Step 8 — HOA and Condo Approvals
If the home is in an HOA or condo association, the association provides an estoppel letter showing what's owed, and some associations require buyer approval. Your agent tracks these deadlines so they never delay closing.
Step 9 — Final Walk-Through
Shortly before closing, walk the property one more time to confirm it's in the agreed condition, agreed items are in place, and the A/C, appliances, and systems work as expected.
Step 10 — Closing Day
You'll sign the closing disclosure and loan documents (or the cash closing package), and funds are wired to the title company. Florida closings are handled by a title company or attorney, and deed and mortgage taxes (documentary stamps) are settled at the table. Bring a government-issued photo ID — and always verify wire instructions by phone before sending money; wire fraud is a real Florida problem.
Step 11 — Get Your Keys
Once the deed is recorded with the county, the home is officially yours and you get your keys.
Step 12 — Move In and File Homestead
If this is your primary residence, file for Florida's Homestead Exemption with your county property appraiser by March 1 — it can reduce your taxable value by up to $50,000 and caps annual assessment increases. If you owned a previous Florida homestead, ask about portability so you can carry your tax savings with you.