How to Buy a House in Florida: A Homebuyer’s Guide

Purchasing a home that meets your needs and budget can be overwhelming. If you are unsure of how to buy a house in Florida, consult a real estate agent. An agent will guide you through finding and touring homes and negotiating with the seller.

Ask family and friends for real estate agent recommendations. MoneyGeek suggests looking for an agent with the following qualities:

• Has a comprehensive understanding of local housing markets
• Proven track record of honesty
• Ability to communicate clearly

Your homebuying priorities will ultimately determine which agent is right for you.

Costs of living can vary greatly depending on where you live in Florida. When looking for the least expensive place to buy a house in Florida, remember that living costs in a particular area will also be a factor.

Your living expenses should be taken into account when choosing a location, such as:

• Utilities
• Food
• Gas or transit passes
• Auto insurance
• Education
• Entertainment
• Medical insurance and healthcare
• Taxes on income, property and real estate

Use MoneyGeek's cost of living calculator to calculate how the cost of living varies among Florida locations.

Compared to the national average of 100, Florida has a cost-of-living index of 105, one of the highest in the country. Choosing a home in an affordable area will allow you to save money on expenses.

While suburban living is more affordable, hospitals, schools, malls and other social amenities are limited. Despite their higher cost, cities offer a wide range of amenities. You should carefully weigh property prices and living costs before choosing a place to live.

Some of the most affordable neighborhoods in Florida are Jacksonville, Cape Coral, Gainesville, Dade City and Dunedin.

Several types of mortgages are available to Florida homebuyers, each with different rates, eligibility requirements, terms and limits.

Before making a decision, consider your credit score, job history, debt-to-income ratio and income. Depending on your preferred lender, you may need to meet specific requirements.

Each loan type has an average interest rate as follows:

• Conventional loans: 5.8–6.6%
• VA loans: 4.8–6%
• USDA loans: 3.5% for low-to-very-low-income borrowers and 1% for modified payment assistance
• FHA loans: 4.8–5.9%

Be sure that you qualify for the loan type before you apply. The VA loan program, for example, is only available to military personnel and their families.

Know what kind of mortgage you can afford before looking at homes. MoneyGeek’s mortgage calculator can help you estimate your mortgage based on your situation and financial background. MoneyGeek's FHA vs. conventional loan calculator can also help you decide which loan type is best for you. Whether you are a first-time buyer or need housing assistance, make sure you compare your financing options.

Each lender has different requirements, terms and limits but typically assesses your mortgage application based on the following factors:

• Credit score: Most lenders prefer borrowers with fair or good credit scores, although this depends on the loan type.
• Gross income: Your earnings usually reflect your ability to repay your mortgage.
• Debt-to-income (DTI) limits: These limits indicate how much of your income is used to pay off outstanding debts.
• Down payment: Your ability to pay upfront indicates your risk to the lender.

Down payments are one of the largest upfront costs when buying a home. To qualify for conventional loans, buyers typically need a 20% deposit. However, you can get a mortgage with just a 3.5% down payment through low-down-payment mortgages. There are also zero-down-payment programs available, like VA and USDA loans.

You generally need to meet certain criteria to qualify for a zero-down-payment mortgage. For example, VA loans are only available to military members, and USDA loans are for people purchasing rural properties.

The amount of your down payment will affect your interest rate and monthly payment. Higher down payments generally mean lower interest rates and monthly payments.

Lenders generally require you to purchase private mortgage insurance (PMMI) if your down payment is less than 20%. FHA and USDA loans also require PMI, but not VA loans. PMI can sometimes be canceled after borrowers make timely payments for a few years.

For some homebuyers, a 20% down payment can be prohibitively expensive. Florida offers several programs to assist with down payments. Here are a few examples:

• The Florida Assist (FL Assist): The program offers down payment assistance up to $10,000 for conventional, FHA, USDA and VA loans. This loan, however, is not forgivable. There can only be deferrals when the property is transferred, sold or refinanced, the first mortgage is satisfied or when the borrower ceases to occupy the premises, after which the FL loan will become due and payable.
• The Florida Homeownership Loan Program (FL HLP) Second Mortgage: Through this program, eligible borrowers can apply for funds to pay closing costs, down payments, mortgage insurance premiums or reduce their first mortgage principal. Qualified borrowers can generally benefit from this mortgage program, including:
  — Access to up to $10,000
  — 3% fully amortizing, second mortgage
  — A term of 15 years

You can also explore programs for first-time Florida homebuyers.

Mortgage lenders will request personal and financial information to evaluate your debt-to-income ratio and credit history. A mortgage application may also require you to submit additional supporting documentation to prove your eligibility.

Documents you should expect to provide include:

• Driver's license
• Social Security card
• A copy of your latest pay stub
• W-2s for the past three years
• Bank account statements
• Credit card and debt list

Depending on your situation, you may also need to provide other documents. For example, if you’re self-employed, you’ll need to provide a statement of unpaid accounts receivable and profit and loss statements.

Pre-approval can take up to 10 days. You can speed up the process by having all the required documents on hand.

You will receive a pre-approval letter from your lender, which typically expires in 30 to 90 days. Try to time your pre-approval to when you are ready to look for and purchase a home. If your pre-approval expires, you’ll need to reapply.

Your pre-approval letter tells you how much you can borrow from a lender. In addition, it shows you're serious about home ownership and have the financial resources to take out a mortgage. There is no limit to the number of pre-approval letters you can request. However, lenders will conduct hard credit checks each time, which can affect your credit score.

In a pre-approval letter, you will typically find the following details:

• Amount of the maximum loan
• Loan type
• Loan term
• Mortgage payment per month
• Interest rate

Remember that a lender's pre-approval letter is only valid for 30 to 90 days.

Make sure your Florida home inspector is licensed, even if the state does not require it. The home inspection typically includes an assessment of the following areas:

• Basements and foundations
• Roof
• Interior and exterior
• Electrical and power systems
• Door and window frames
• The plumbing system
• Chimneys

To assess potential homes for buyers, home inspectors can use Florida's State Properties Commission's facility inspection checklist. You should also consider a separate evaluation to ensure the property is risk-free, even if the seller requests an inspection before mortgage approval.

Depending on your agreement, a professional home inspector may provide expert advice on required repairs and upgrades based on their assessment. Your real estate agent can give you guidance about inspections in your area since inspection guidelines may vary at the county level.

Before committing to financing a home, mortgage lenders perform appraisals to determine the home's value. A professional will appraise the property and, in some cases, specify a value that differs from the seller's expectations.

Lenders also use appraisals to determine whether you have overborrowed since the home may be repossessed if you default on your mortgage. As part of a standard appraisal, market trends for similar properties are considered as well as the structure of the home.

The Florida Real Estate Commission is responsible for reviewing and managing Florida appraisers.

Carefully review all documents before signing them and ask the lender about any unclear terms. The mortgage paperwork will typically include:

• Mortgage note: Includes detailed information about the loan's features and repayment guidelines. By signing it, you are legally bound to the loan agreement.
• Property deed: Includes details about the property and transfers ownership from the seller to the buyer.
• Final loan application: Borrower signs and returns to the lender after ensuring the information is accurate.
• Closing disclosure: Spells out the loan terms.

Closing expenses may range from 2% to 5% of a home's total cost depending on the lender, loan terms and location.

The following are common costs across Florida lenders:

• Title search costs: Verifies the property is in your name.
• Escrow: An account for paying taxes, homeowners insurance, PMI and annual funding fees.
• Appraisal costs: The lender conducts a home appraisal, but the buyer pays for the costs.
• Inspection fees: The buyer also pays for the services of a professional home inspector.
• Legal fees: You may need to pay an attorney if the property is transferred to your name.
• Origination fee: Some lenders may charge you an origination fee of a certain percentage of your mortgage, although not all loans are subject to this fee.

Use MoneyGeek's detailed guide to find the best place to buy a home in Florida and confidently go through the purchase process. To avoid additional charges, ensure you pay your monthly mortgage premiums by the due date once you purchase your home.