Florida Homebuyer Guide

What to know before you shop, apply, and close.

Buying a home in Florida involves more moving parts than most buyers expect — rising insurance premiums, hurricane deductibles, condo lending rules, and rapidly shifting inventory in Tampa, Orlando, Miami, and Jacksonville. This guide walks through the full timeline, the real costs to plan for, and the decisions that matter most so you can move with confidence.

Step 1 — Get pre-approved before you shop. A real pre-approval (credit pulled, income and assets verified) is different from a pre-qual. In competitive Florida markets, listing agents will often ignore offers that arrive with only a pre-qual letter. Plan on 24–48 hours to pull together pay stubs, W-2s or tax returns, two months of bank statements, and ID.

Step 2 — Understand your true monthly payment (PITIA). Florida buyers get surprised most by insurance and taxes. Principal and interest is only part of it: add property taxes (which vary widely by county — Miami-Dade, Broward, and Monroe run higher), homeowners insurance (coastal ZIP codes and older roofs cost more), flood insurance if you're in an X, A, or V zone, HOA or condo fees, and PMI if you're under 20% down.

Step 3 — Know your down payment options. Conventional loans go as low as 3% down. FHA is 3.5% down with flexible credit. VA and USDA are 0% down for eligible buyers. Florida Housing Finance Corporation offers down payment assistance that pairs with most first-mortgage programs — you may qualify for thousands in second-mortgage or grant funds.

Step 4 — Budget for closing costs. Plan on 2–5% of purchase price for lender fees, title, taxes, and prepaid escrows. Sellers can contribute in most Florida contracts (up to 3–9% depending on loan type and down payment). Lender credits can offset costs in exchange for a slightly higher rate.

Step 5 — Shop the loan, not just the house. Compare rate, points, lender fees, and program fit — not just the advertised rate. As a Florida mortgage broker, Witte Mortgage shops dozens of wholesale lenders so you see real, competitive pricing rather than one bank's rate card.

Step 6 — Under contract to close. Order inspection, appraisal, and title work early. Watch for the appraisal, insurance binder, and clear-to-close milestones. Avoid opening new credit, changing jobs, or making large deposits during underwriting — these are the top three deal-killers.

Special situations: Florida condo lending has extra rules (project approval, warrantability, reserves, litigation). Snowbirds and second-home buyers face different occupancy and reserve requirements. Self-employed buyers may qualify with bank-statement or profit-and-loss loans instead of tax returns.

Serving all of Florida Licensed NMLS #627790 Mon–Sat, 8am–5pm EST (727) 336-0680

Highlights

Pre-approval, not pre-qual

Verified credit, income, and assets so your offer competes seriously.

Full-picture affordability

Model taxes, insurance, HOA, and PMI — not just principal and interest.

Down payment assistance check

See if you qualify for Florida Housing programs or lender-specific first-time buyer credits.

Closing cost planning

Understand seller concessions, lender credits, and prepaid escrows before you write an offer.

Insurance & flood prep

Get a bindable insurance quote early — especially for older roofs or coastal properties.

Condo & HOA review

Confirm project warrantability and reserve health before falling in love with a unit.

How it works

Our four-step process

A clear, transparent path from first conversation to closing — designed to save you time and remove surprises.

1. Free discovery call

Share your goals, timeline, and situation. Peter listens first — no pressure, no cookie-cutter pitch.

2. Program shopping

We compare programs across our lender and carrier network to identify the best fit for your scenario.

3. Application & underwriting

Clean document intake, straight talk on conditions, and proactive updates so nothing stalls.

4. Close & follow-through

We coordinate closing, then stay available for future refinances, renewals, and referrals.

Why Florida clients choose Witte Mortgage

Independent Florida broker

Not tied to one bank or carrier — we shop the market so your interests come first.

Direct access to Peter

You work with a licensed professional (NMLS #627790), not a call center rep.

Statewide Florida coverage

Tampa Bay to Miami, Jacksonville to the Panhandle — we know local markets.

Transparent, honest quotes

Clear breakdowns of rate, fees, and total cost — no bait-and-switch.

Fast, responsive service

Same-day replies during business hours and evening/weekend flexibility.

Long-term relationship

Most of our business comes from repeat clients and referrals — we play the long game.

FAQs

Frequently asked questions

How long does buying a home in Florida take?+

From accepted contract to close, typically 21–45 days. Cash closings can happen in under two weeks; VA and USDA loans usually run 30–45 days.

What credit score do I need to buy a home in Florida?+

Conventional loans typically start at 620, FHA at 580 (or 500 with 10% down), VA and USDA usually 620+. Better scores unlock better rates — 740+ is the pricing sweet spot on conventional.

How much money do I really need to buy?+

Down payment plus 2–5% closing costs plus a small reserve. With seller credits and down payment assistance, some Florida buyers close with just a few thousand out of pocket.

Do I need a real estate agent?+

Not legally, but a buyer's agent adds significant value for most first-time buyers — from contract negotiation to inspection follow-through. In Florida, buyer's agent commissions are now negotiated in writing up front.

What's the difference between a pre-qual and pre-approval?+

Pre-qual is a soft estimate based on what you tell the lender. Pre-approval verifies credit, income, and assets. Only pre-approvals win competitive offers.

Should I wait for rates to drop before buying?+

Timing rates is hard. Focus on what you can afford today; refinance later if rates improve. Waiting often costs more in price appreciation than a small rate move saves.

Resources

Related resources programs

Explore other programs in this category — many clients combine or compare options before deciding.