From pre-approval to closing table — the exact order of operations for buying in Miami-Dade, Broward, and Palm Beach, plus the local details that trip up out-of-state buyers.
South Florida is one of the most competitive — and most rewarding — housing markets in the country. No state income tax, year-round sun, and a deep bench of neighborhoods from Brickell high-rises to Coral Gables estates. But buying here has its own rhythm, and the buyers who win are the ones who move in the right order. Here is exactly how the process works.
A one-page "pre-qualification" letter is not enough in this market. Ask your lender for a fully underwritten pre-approval, where your income and assets have already been reviewed. It tells sellers your financing is real, and in a multiple-offer situation it can matter more than a few thousand dollars in price.
A large share of South Florida sales close in cash, especially in the condo and luxury segments. If you are financing, a clean, fast-closing, fully-underwritten file is how you compete with cash without paying cash.
Your monthly payment is more than principal and interest. In South Florida the "other" line items are unusually large, and skipping them is the number-one mistake we see. Before you fall in love with a listing, model the full picture:
The listings you see online are the easy part. A local agent earns their keep on everything around them — reading an HOA’s financials, spotting a roof that will not pass insurance, knowing which buildings have upcoming assessments, and structuring an offer that actually gets accepted. This is the single highest-leverage decision in the whole process.
Get a straight, local answer — pricing, timing, and exactly what to watch for.
When you find the one, your offer is a package, not just a price. Deposit size, inspection period, financing terms, and closing timeline all signal how serious and how easy you are to work with. In a tight market, terms often beat a slightly higher number.
Once under contract, the clock starts. Order your home inspection immediately, and — just as importantly — get insurance quotes right away. In Florida, insurability is not a given: an older roof, four-point issues, or a coastal flood zone can change your carrier options and your monthly cost dramatically. If you are buying a condo, this is when you review the association’s budget, reserves, and any milestone-inspection status.
Since the reforms that followed the 2021 Surfside collapse, older condo buildings must complete structural milestone inspections and fully fund reserves. Ask for the reserve study and assessment history before your inspection period ends — it is the difference between a great deal and a surprise five-figure bill.
Closing costs in South Florida typically run a few percent of the purchase price — documentary stamp taxes, title insurance, lender fees, and prepaid taxes and insurance. Your agent and title company will walk you through the settlement statement line by line. Once funds clear and the deed records, the home is yours.
Do all of this in order, with a team that does it every week, and buying in South Florida goes from stressful to genuinely exciting. That is the entire job of a good agent — to make a big, fast market feel calm and clear.
It depends on the loan. Conventional loans can start around 3–5% down, FHA around 3.5%, and many condos or jumbo loans ask for more. Beyond the down payment, budget for closing costs and the first year of insurance and taxes.
A buyer's agent is typically paid out of the transaction, and a good local one earns it many times over — reading HOA financials, spotting insurance problems, and structuring an offer that actually gets accepted. Going without one rarely saves you money.
From a signed contract to closing is often 30–45 days when financed, and faster with cash. Finding the right home and getting fully pre-approved beforehand is what varies most.
Local expertise, real MLS data, and a team that does this every week. Let’s talk about your move.
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