New Homeowners
Welcome home. Now what?
Closing day to your first year, in plain steps. The Florida-specific stuff nobody warns you about, homestead, the property tax surprise, hurricane prep, and the vendors I actually use.
Closing day to your first year, in plain steps. The Florida-specific stuff nobody warns you about, homestead, the property tax surprise, hurricane prep, and the vendors I actually use.
Most closings in Florida happen at a title company office. You'll be there ~60-90 minutes signing 80+ pages. Here's exactly what you need.
The tax amount you saw in your closing disclosure is NOT what you'll pay next year. Sellers usually have homestead exemption + Save-Our-Homes cap that froze their assessed value. When you buy, the assessment resets to current market value. Your tax bill in November can easily double, sometimes more, if the seller had been there 10+ years.
Apply for homestead exemption immediately at your county property appraiser's office. It's free. It saves $750+ per year and caps your assessment increase at 3% annually going forward. Don't skip this.
June 1 to November 30. Most years are uneventful. The years that aren't, you want to be ready. The good news: prepared in 1 weekend, locked in for life.
No paid placements. These are people who've shown up for my clients, on time, with honest pricing. Tell them I sent you.
3 vetted movers depending on whether you're in-state or coming from out-of-state. I'll match you to the right one.
In Florida, the AC is the most important system in the house. I have 2 trusted HVAC pros, one in St. Lucie, one in Martin/Palm Beach.
Roofs run 15-25 years on shingle, longer on tile. I have a roofer who'll give an honest "yes you need a roof / no you don't" answer.
Pools need weekly chemical balancing, monthly equipment checks. ~$120-180/mo for full service.
Florida grass grows year-round. Cut it weekly summer, biweekly winter. ~$80-150/cut depending on lot size.
Florida has bugs. Get on a quarterly preventative plan ($60-100/quarter). Termite bond highly recommended.
Florida insurance is a moving target. The good brokers shop multiple carriers. I can introduce you to one I trust.
For all the small things. Ceiling fan, leaking faucet, drywall patch, paint. ~$60-90/hr, no rip-off "minimums".
No state income tax, but homestead, snowbird rules, and out-of-state work mean you want someone who knows Florida.
A lot has changed since 2022. Here's the real picture.
Covers structure + contents + liability. Florida is one of the most expensive states for this, average $4,000-6,000/year for a $500k home, way more on the coast. Most carriers fled in 2022; the market has stabilized but is still tight.
Bundled into your standard policy in most of Florida. Has a separate hurricane deductible (usually 2-5% of dwelling value), for a $500k home that's $10-25k out of pocket before insurance kicks in for a hurricane claim.
Required only if you're in a flood zone (A or V) AND have a federally-backed mortgage. Most of inland Treasure Coast is zone X (low-risk, optional). Hutchinson Island, Stuart waterfront, Sailfish Point, all zone A or V. Cost: $400-2,500/yr depending on zone + elevation.
The insurer of last resort. If no private carrier will write your policy, you go to Citizens. Reformed in 2023, now requires you to take a private offer if it's within 20% of Citizens' price. Most clients find better options through a broker.
The bottom line: work with a broker who shops multiple carriers annually. Premiums change. Rebid every year.
Whether it's homestead paperwork, insurance shopping, or finding a roofer, I'm a phone call away. No transaction needed.
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