Buyer's Guide

Buying a Home in South Florida

The complete 2026 playbook — from financing to flood zones, written for first-time buyers, investors, and international clients alike.

Buying a home in South Florida involves 7-8 distinct steps: pre-approval, house-hunting, offer, contract & deposit, inspection & appraisal, title & financing, walk-through, and closing. Most transactions take 30-45 days from signed contract to keys.

1. Get Pre-Approved

Before you start looking, get pre-approved by a lender. Pre-approval tells you how much you can actually borrow — and shows sellers you're serious. For international buyers, the process is different: foreign national loans require more documentation but are widely available. Expect 3-5 business days for a standard pre-approval, 2-3 weeks for foreign national. Adi can refer you to domestic and international lenders with strong track records in South Florida.

2. Define Your Criteria

Neighborhood, size, features, timeline. Are you buying primary, second home, or investment? Each has different tax, financing, and insurance implications. A trusted broker helps you separate must-haves from nice-to-haves — and spot the tradeoffs (e.g., oceanfront views vs. annual flood insurance cost).

3. House-Hunt With Purpose

Tour homes with Adi — online and in person. She knows which listings are priced to sell vs. priced to negotiate, which buildings have rental restrictions, which are in flood zones, and which HOAs are healthy vs. struggling. This saves weeks of wasted showings.

4. Make a Strategic Offer

Your offer isn't just about price — it's also about deposit size, contingencies (financing, inspection, appraisal), closing timeline, and which items convey with the home. In a multiple-offer scenario, smart structuring can beat a higher price. In a slower market, aggressive price negotiation with flexibility on timeline often works.

5. Inspection & Due Diligence

Within 10-15 days of signing, complete inspections (general, wind-mitigation, 4-point for older homes, pool, roof if applicable). Review condo docs for restrictions, special assessments, reserves. Review flood zone designation. This is your window to renegotiate or walk away.

6. Financing & Title

Your lender orders the appraisal; title company runs title search and prepares closing documents. Cash buyers skip the appraisal but still need title work. This phase typically takes 3-4 weeks.

7. Final Walk-Through & Closing

24-48 hours before closing, walk through the home to verify condition. At closing, review and sign the Closing Disclosure, deed, mortgage docs, and transfer funds. Florida is an attorney-state for some transactions, title-state for others — Adi will coordinate the right team.

Buyer FAQs

How much do I need for a down payment in Florida?+

Conventional loans typically require 5–20% down; FHA 3.5%; VA 0%. Foreign national loans typically require 30–40% down. Condos often have stricter down payment requirements than single-family homes due to lender overlays on condo buildings.

Can foreign buyers get a U.S. mortgage?+

Yes. Foreign national mortgages are available from many lenders (typically 30-40% down, higher interest rate than domestic loans). Buyers need an ITIN (Individual Taxpayer Identification Number), proof of foreign income/assets, and a U.S. bank account. Adi can refer you to experienced foreign national lenders.

What are typical closing costs in Florida?+

Closing costs typically run 2-5% of the purchase price. Major items: title insurance, doc stamps (0.7% of sale price in most counties), recording fees, attorney fees, HOA estoppel fees, and prorated taxes. Florida customarily has the seller pay title insurance in most counties — but this is negotiable.

Do I need a home inspection?+

Highly recommended. Inspections typically run $400-$700 for a single-family home and cover: roof, HVAC, electrical, plumbing, foundation, pool, appliances. Newer buyers should also consider a wind-mitigation inspection (for insurance discounts) and a 4-point inspection (required for homes 25+ years old for insurance).

What is a flood zone and why does it matter?+

FEMA designates flood zones based on hurricane risk. Zones X (minimal risk) are preferred — no flood insurance typically required. Zones AE (Special Flood Hazard Area) require flood insurance for federally-backed mortgages; premiums can range $500-$5,000+/year depending on property specifics. Always check the flood zone before making an offer.

Should I buy as an LLC or in my own name?+

For primary residences — individual/married ownership is typical (Homestead exemption requires individual ownership). For investment or second homes — LLCs provide liability protection and can simplify estate planning. For foreign buyers — LLCs are especially common for tax and privacy benefits. Consult a CPA and attorney.

Ready to start?

Send Adi a message with your criteria — she'll set you up with lender intros, listing alerts, and a clear plan.