I wrote this for buyers who want the whole path in one place, from the first search to the day I hand you the keys. I work with buyers across Martin, Palm Beach and St. Lucie counties, and the steps below are the ones I walk every buyer through. Where a topic deserves more room, I link to a deeper article.
Key Takeaways
- Get your financing conversation done before you tour, so you can move when the right home shows up.
- Florida property taxes reset after a sale, so the seller’s tax bill is not your tax bill. Run your own numbers.
- Homestead is not automatic. You file for it, and the deadline is March 1 of the year after you close.
- Amendment 3 passed, and December 31, 2026 is a date every buyer should know.
- Insurance, flood zone and county all change what a home really costs. Check them early, not at the end.
Step 1: Know your numbers before you tour
Talk to a lender first. A pre-approval tells you what you can borrow, but the number that matters more is the monthly payment you are comfortable with. In Florida that payment is more than principal and interest. It includes property taxes, homeowners insurance, flood insurance where required, and HOA or condo dues.
When I look at a home with a buyer, I want the full monthly picture, not just the price. Two homes at the same price can land hundreds of dollars apart each month once taxes and insurance are added.
Step 2: Choose your county and area on purpose
Buyers on the Treasure Coast and in the Palm Beaches often shop by county, and for good reason. School districts, property tax rates, insurance costs and homestead rules all break on county lines. Martin, Palm Beach and St. Lucie each feel different, and so do the towns inside them.
If you are still narrowing it down, start with my area guides. They cover the neighborhoods, the lifestyle and the homes I see in each place.
Step 3: Tour with a purpose
When you find a home you like, look past the staging. Check the roof age, the air conditioning, the windows, the water heater and the flood zone. In Florida, those items drive insurance quotes and repair costs more than the paint color ever will. I flag them on every showing so nothing surprises you later.
Step 4: Make the offer and know the clock
Once your offer is accepted, the contract sets a series of deadlines: the deposit, the inspection period, financing and closing. Missing one can cost you leverage or your deposit. My full walkthrough of what happens and when is here: Contract to Close in Florida: Your Home Buyer Timeline.
Step 5: Use the inspection period
The inspection period is your window to learn what you are buying. A general inspection is the start. Depending on the home, I often suggest looking closer at the roof, the air conditioning, the plumbing, the pool and the electrical. For older homes, insurers may ask for a wind mitigation report or a four-point inspection, so ask early what your insurer will require.
This is also the time to get a real insurance quote on the specific address. Do not wait until the week of closing to find out what the policy costs.
Step 6: Understand your property taxes
This is the part most buyers get wrong, and it is one I focus on closely. In Florida, a sale resets the assessed value. The seller’s tax bill reflects years of capped growth under Save Our Homes. Yours will start from a new number.
If you already own a Florida homestead, Save Our Homes portability may let you carry part of that benefit to your next home. Run the numbers before you rule out a home that looks expensive on paper. I wrote it up here: Before You Rule Out That Florida Home, Run the Save Our Homes Numbers.
If you are also selling, here is the other side of it: Will You Lose Your Save Our Homes Benefit When You Sell in Martin County?
Step 7: File for homestead after you close
Homestead is not applied automatically. You file with your county property appraiser, and the filing deadline is March 1. Ownership on January 1 sets eligibility for that tax year, so your closing date matters. I make sure my buyers know what to file and when, and I want you to have it in writing right after closing.
Step 8: Watch the Amendment 3 date
Florida voters passed Amendment 3, and the homestead exemption is set to rise in 2027 and 2028. For buyers, December 31, 2026 is the date to know. If you are moving to Florida and buy before it, you share in the savings with everyone else. Buy after it, and the rules for new residents can mean a wait. The details, and a link to the Palm Beach County savings calculator, are here: Florida Amendment 3 Passed: Why December 31, 2026 Matters If You Plan to Buy.
The Legislature still has to meet on how to implement it, so I will update my guidance as the rules are finalized.
Step 9: Protect your closing
Wire fraud is real, and closings are a target. Never wire funds based on an email alone. Call your title company on a number you already know to confirm instructions. I tell every buyer this at the start, and again before closing.
Plan for closing costs too. Buyers typically pay for their lender fees, title charges, prepaid items like insurance and taxes, and taxes on the mortgage. Your lender’s loan estimate and the title company’s closing disclosure will show exactly what applies to you.
Step 10: Set up your move
Before closing, line up your utilities. Who provides electric, water, trash and internet changes by county and sometimes by neighborhood. I put together a lookup here: Utilities and Connections by County and City.
Frequently asked questions
How long does it take to buy a home in Florida?
Once you are under contract, a financed purchase commonly takes about 30 to 45 days to close, depending on the lender, the inspection findings and the appraisal. My timeline article breaks it down step by step.
Do I need to file for homestead?
Yes. Homestead is filed with the county property appraiser, and the deadline is March 1 of the year after you buy.
Will my property taxes be the same as the seller’s?
Usually not. A sale resets the assessed value, so your bill is based on a new number. That is why I run the numbers on every home before you make an offer.
Does it matter whether I close before December 31, 2026?
It can. Amendment 3 changes the homestead exemption, and the closing date affects how new residents qualify. Read the Amendment 3 article above and call me so we can look at your situation.
Ready to start?
If you are thinking about buying on the Treasure Coast or in the Palm Beaches, I would be glad to walk through your numbers and your timeline with you. Call me or send a message, and we will build a plan that fits you.
This guide is general information, not legal, tax or financial advice. Confirm tax and exemption details with your county property appraiser and your own advisors.