The seven steps to a closed deal.
A practical playbook for buying a home in South Florida — the way we walk our clients through it. Written by the principals, not borrowed from a content mill.
- 01
Discovery & financing
Define what you want — neighborhood, lot, school zones, view. Speak with a lender to clarify what you can comfortably finance. Vera Vita works with a small panel of lenders we trust; we can introduce you.
- 02
Search
We open both the active MLS and our off-market network. Pre-market homes — those circulating among brokerages before they hit public listings — are how a third of our buyer transactions begin.
- 03
Showings
We accompany every showing personally. You see the home with our eyes — what to look for, where the value is, what to negotiate. We never hand you off to an associate.
- 04
Offer strategy
When you find the home, we model the comps, study the seller motivation, and craft an offer that wins without overpaying. In luxury, terms (timing, contingencies, deposit) often matter more than dollars.
- 05
Inspection & due diligence
Coordinate inspection, survey, insurance bind, HOA estoppel review, and title work. We attend inspections; we read every report. If something turns up, we negotiate the credit.
- 06
Financing & appraisal
Lender finalizes underwriting. Appraisal is ordered. We track every milestone weekly so deadlines never slip.
- 07
Closing
Final walk-through 24 hours before close. Wire instructions verified by phone (never by email). Keys to your new home.
Honest answers.
How long does the buying process typically take?
In our market: 30 days from offer-accepted to close is common, 21 days is fast, 60 days happens with cash buyers waiting on a 1031 exchange. The factor that moves it most is your loan readiness.
Do I need a real estate agent if I find the house myself?
Yes — and importantly, in most South Florida transactions the seller pays both sides of the commission. You get representation at no additional cost. That representation negotiates against the listing agent on your behalf, reviews disclosures, and orchestrates inspectors, title, and lender.
What's the minimum down payment for a luxury home?
Conventional jumbo financing typically requires 20–30% down. Some lenders work with 15% on second homes for established borrowers. Cash purchases routinely close in 14 days; financed in 30–45.
Can foreign nationals buy homes in Florida?
Yes — Florida has no restrictions on foreign ownership, and U.S. residency is not required. Foreign buyers do face FIRPTA withholding on resale and need an ITIN for tax filing. Vera Vita's international clients (about 40% of our 2025 closings) routinely transact this way; we manage the paperwork.
What hidden costs should I budget for beyond the price?
Closing costs run 2–4% of purchase price (title, doc stamps, escrow, lender fees). Property taxes are typically 1.5–2.5% of assessed value annually. HOA fees vary widely. Insurance — including flood and wind in coastal areas — can run $8K–$25K/yr on luxury homes.
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