It’s the standard Florida Realtors/Florida Bar purchase agreement. The “AS IS” version lets the buyer inspect and cancel during the inspection period for any reason and recover the earnest money deposit, while the seller is not obligated to make repairs. It does not waive the seller’s duty to disclose known material defects.

No. A CDD (Community Development District) fee funds infrastructure like roads, lakes, and amenities in newer master-planned communities and appears on the annual property-tax bill. HOA dues fund community operations and are billed separately. Many newer Port St. Lucie and Tradition communities carry both – confirm the CDD amount before closing.

After a home becomes your primary residence, filing for the Florida homestead exemption with the county property appraiser reduces taxable value and activates the Save Our Homes cap, which limits how fast your assessed value can increase each year.

A Structural Integrity Reserve Study (SIRS) is a post-Surfside reserve requirement for many Florida condo associations. Along with the milestone inspection, it indicates whether special assessments are likely and whether lenders will finance units. It matters to both buyers (cost and financing) and sellers (a funded reserve sells faster).

As of October 1, 2024, sellers must disclose the property’s flood history, including whether it has flooded and whether flood-insurance claims have been filed. Buyers should read it closely and confirm the FEMA flood zone, especially near the coast.

Following the 2024 national settlement, buyers typically sign a written buyer-broker agreement spelling out how their agent is compensated before touring homes. It puts representation in writing and ensures the agent works on the buyer’s behalf.

Price it correctly from day one using current local comparables, prepare and stage the home, market it aggressively, complete your disclosures, and use the FR/BAR contract with clear timelines. A local listing agent coordinates inspections, appraisal, title, and closing to keep the sale on schedule.

Buyers typically pay lender fees, title insurance (varies by county custom), survey, prepaid taxes and insurance, and doc stamps/intangible tax on the mortgage. Sellers typically pay documentary stamp tax on the deed, their share of title costs (by county custom), and mortgage payoff. I provide written buyer cost and seller net-proceeds estimates up front. This is general information, not legal or tax advice.

St. Lucie County applies its millage rate to assessed value, and your bill depends heavily on filing the homestead exemption, which activates the Save Our Homes cap. In newer communities the tax bill may also include a separate CDD assessment. I provide a written tax-plus-CDD estimate for any home.

Only in communities with a Community Development District – common in Tradition and many western neighborhoods. Amounts vary by community and by how much of the bond is paid down. I pull the exact CDD balance and annual amount on every home.

Yes – it’s one of the better markets for it. Buyers frequently use down-payment assistance, Florida Hometown Heroes (if eligible), and zero-down loans. A fast pre-approval tells us which programs you qualify for.

Well-prepared, correctly priced homes tend to move quickly thanks to steady demand, but buyers compare resales against nearby new construction, so condition and pricing decide your speed. I price using current local sold data and adjust strategy based on showings and feedback.

It depends where you buy. In-town and master-planned communities usually have an HOA (and sometimes a CDD); rural and acreage parcels often have none. I review the HOA estoppel and any deed restrictions for every community home.

Add a well-water test and a septic inspection to your inspection period, and confirm the survey shows boundaries and access easements. Check zoning and any agricultural tax classification. These are routine on rural parcels.

I use the closest genuine comparables plus land value and market the lifestyle to the right buyer pool. Having well, septic, and survey documents ready up front speeds the buyer’s diligence and protects your timeline.

If the home is in a FEMA flood zone and you’re financing, your lender will require it – and near the lagoon or marina, many homes are. I pull the flood designation early and have you read the seller’s flood-history disclosure so premiums are in your budget from the start.

They can be a strong value, but older construction means a careful inspection of roof, electrical, and plumbing, a lead-based-paint disclosure on anything pre-1978, and a check for historic-overlay rules.

Get ahead of the two buyer worries – flood history and the age of major systems. A complete flood-history disclosure plus documented roof or system updates keeps offers strong and prevents renegotiation during inspection.

The association’s milestone inspection status and SIRS reserve study first – they show whether a special assessment is likely and whether the building is financeable – then the estoppel, budget, rental rules, and pet policy.

Yes. A building with a completed milestone inspection and a funded SIRS sells faster and at a stronger price than one facing a looming assessment. Have those documents organized before listing.

We inspect the dock, seawall, and dredging history, confirm permits, and check HOA dockage rules and the survey for riparian/access rights. On the water, flood zone and a wind-mitigation report drive insurance.

Gather dock permits, seawall records, and recent marine improvements before listing – serious boating buyers scrutinize these, and having them ready prevents renegotiation. Highlight water depth, dock specs, and direct access to justify a premium.

Yes – Stuart is in Martin County with a different millage rate than St. Lucie. Your bill still hinges on assessed value and the homestead exemption.

Very common – most buyers are in gated or golf-community HOAs. Dues vary, and golf communities can carry larger reserves and occasional special assessments, so I review the estoppel and reserve study before contingency deadlines.

I verify school boundaries directly with the district for the exact address rather than relying on a listing remark, since zoning can change. Sellers should feature the confirmed zone, because families search for it.

Generally yes – higher flood and wind exposure. I pull the flood designation, have you read the flood-history disclosure, and price coverage before you commit. Inland Vero typically insures for less.

By submarket, not a blanket “Vero” number. Island condos appeal to seasonal buyers, inland homes to year-round residents and families, and each carries different comps and insurance realities.

They can be. Winning as a buyer is about a clean, well-structured offer rather than simply overpaying. As a seller, presentation and pricing decide whether you get one offer or several.

It varies, and some require an equity or social membership with its own buy-in and dues on top of HOA fees. I read the estoppel and membership terms so the full monthly number is clear.

In many, yes – a mandatory equity or social membership with a buy-in and monthly dues. I confirm membership requirements and dues before you make an offer so the full cost is clear.

Present membership requirements and dues transparently so buyers self-select quickly, and feature the club lifestyle and amenities. A funded reserve and no looming assessment make the listing far easier to sell.

Beyond a normal inspection: well and septic testing, barn/paddock condition and drainage, agricultural zoning and tax classification, and a survey confirming acreage and trail/easement access.

Market to a specialized, often national or international buyer pool – barn specs, ride-out access, and proximity to show grounds sell the property. Timing around the seasonal equestrian calendar matters too.

It depends on the building. The milestone inspection and SIRS reserve study reveal whether an assessment is coming and whether the building is warrantable for financing. Review them before your contingency deadlines.

Yes – directly. A funded SIRS and clean milestone inspection are selling points worth featuring; an underfunded building sells slower and for less.

Often yes, but homes in districts like Flamingo Park or El Cid may have renovation guidelines, and pre-1978 construction triggers a lead-based-paint disclosure. I flag overlay rules during the inspection period.

Yes – a fast, strong pre-approval and a clean offer structure routinely beat a higher but messier bid. Preparation and local guidance level the field in a cash-heavy market.

Boca buyers expect polish, so professional staging and photography set the price ceiling. Club-community sellers should make membership terms clear, and condo sellers should lead with reserve health.

They can be great value, but read the age-restriction deed covenants and HOA rules carefully – they govern occupancy and use and are binding.

Its coastal location and strong year-round rental demand make it worth a look for investors. We’d review HOA rental rules, the SIRS on condos, and run the cash-flow numbers. Investment decisions are yours to make; I provide the data, not financial advice.

It’s a competitive, premium pocket, so come pre-approved and decisive. Near downtown and the beach, confirm the flood zone and insurance costs, and on condos review the milestone/SIRS reserve picture.

Sometimes – but read the HOA rules and any municipal short-term-rental restrictions before you commit, because they vary block by block. Sellers with legal short-term-rental history can attract investor buyers.

They have real charm, but expect a lead-based-paint disclosure (pre-1978), a thorough inspection of roof and systems, and possible historic-overlay rules.