Buying a House in Florida 2026: Complete Step-by-Step Guide

Florida is one of the few US housing markets where the answer to “is it a good time to buy?” is genuinely “it depends on your county”. Inventory is up almost 40% from the 2022 low, sellers are negotiating again, mortgage rates are sliding back toward 6%, and the population still grows by about 1,000 net new residents per day. The fundamentals that pulled people here have not changed.

This guide walks you through everything you need to buy a house in Florida in 2026 — from the average price in your county and the 10-step buying process, to closing costs, mortgage options, property taxes, hurricane insurance, and the legal quirks (homestead, Save Our Homes, ownership for foreigners) that every Florida buyer should know before signing.

Florida housing market in 2026

After two years of cooling, the Florida market in 2026 is the most balanced it has been since 2019. The headline numbers:

• Median sale price (statewide): $415,000 (up 2.4% year over year)
• Months of supply: 5.8 months (up from 1.8 in 2022 — buyers have leverage again)
• Average days on market: 64 days
• 30-year fixed mortgage rate: ~6.1%
• Cash deals: 38% of all sales (still very high — Florida is a cash-buyer state)
• Net population growth: ~318,000 new residents in 2025

The takeaway: there is real inventory, sellers are accepting offers below ask, and contingencies are back. If you waited out 2022–2023, your patience is being rewarded — but only in counties where supply has actually grown. Miami-Dade and Broward are still seller-friendly. Cape Coral, Punta Gorda, and parts of Tampa Bay have flipped firmly to a buyer’s market.

Average home price in Florida by county (2026)

County	Median sale price	YoY change	Market type
Miami-Dade	$615,000	+3.8%	Seller
Monroe (Keys)	$880,000	+1.1%	Balanced
Broward	$540,000	+2.2%	Seller
Palm Beach	$580,000	+1.4%	Balanced
Orange (Orlando)	$405,000	+0.9%	Balanced
Osceola (Kissimmee)	$385,000	−0.5%	Buyer
Hillsborough (Tampa)	$415,000	−1.2%	Buyer
Pinellas (St. Pete)	$430,000	−0.8%	Buyer
Lee (Cape Coral)	$385,000	−2.6%	Buyer
Sarasota	$520,000	−0.4%	Buyer
Duval (Jacksonville)	$345,000	+1.6%	Balanced
Brevard (Space Coast)	$365,000	+0.8%	Balanced
Volusia (Daytona)	$330,000	+0.4%	Balanced
Polk (Lakeland)	$310,000	+1.2%	Balanced
Marion (Ocala)	$280,000	+2.1%	Seller

Pattern to notice: the southwest coast (Lee, Sarasota, Pinellas) has the most negotiating room because inventory rebuilt fastest after the 2022 peak. South Florida and inland Central Florida are still firm. If you can be flexible on location, you can buy 15–20% under asking on the Gulf coast.

The 10-step buying process in Florida

1. Get pre-approved. Talk to two or three lenders. Get a real pre-approval letter, not a pre-qualification. Florida sellers usually require it before they will even show you the home.
2. Pick the right county. Property tax, insurance cost, hurricane risk, and HOA fees vary wildly by zip code. Buy the location, not just the house.
3. Choose a buyer’s agent. A Florida-licensed Realtor working as a single-agent for you (not a transaction broker) protects your interests. Their commission is usually paid by the seller.
4. Tour homes. Plan for 5–15 in-person showings before you find one. Always look at the actual roof, attic, and electrical panel — Florida weather punishes shortcuts.
5. Make an offer. Use the standard FAR/BAR contract. In a buyer’s market in 2026 you can ask for seller concessions, repairs, and a longer inspection period.
6. Inspections. Always do a 4-point inspection (roof, electrical, plumbing, HVAC) and a wind mitigation inspection. Add a WDO (termite) report if the home is wood frame.
7. Loan processing. Your lender orders an appraisal and processes the file. This is where most deals slow down — respond to underwriter requests in hours, not days.
8. Title search and insurance. A Florida title company runs a title search and issues title insurance. The seller usually picks the company, but you can negotiate that.
9. Final walkthrough. 24 hours before closing, walk the home to confirm the condition matches the contract and any agreed repairs were completed.
10. Closing. Sign at the title company, wire down payment and closing costs, get the keys. In Florida, closings happen in person — bring ID, and arrange the wire transfer the day before to avoid last-minute fraud risks.

Closing costs in Florida 2026: what buyers actually pay

Florida buyers typically pay between 2% and 5% of the purchase price in closing costs. On a $400,000 home, that is $8,000–$20,000 on top of the down payment. The breakdown:

Cost	Who pays	Typical amount ($400k home)
Loan origination fee	Buyer	$1,500–$4,000
Appraisal	Buyer	$500–$700
Home inspection	Buyer	$350–$600
Wind mitigation inspection	Buyer	$125–$200
Title insurance (owner’s policy)	Seller (usually)	$2,000–$2,400
Title insurance (lender’s policy)	Buyer	$500–$800
Documentary stamps on note	Buyer	$0.35 per $100 of loan
Documentary stamps on deed	Seller	$0.70 per $100 (Miami-Dade $0.60)
Recording fees	Buyer	$50–$200
Prepaid property taxes	Buyer	varies by closing date
Prepaid home insurance	Buyer	1 year premium upfront
HOA estoppel + transfer fees	Buyer (sometimes)	$200–$500

Florida is unusual: the seller customarily pays for the owner’s title policy. That puts a meaningful chunk of the closing-cost burden on the seller’s side, which is one reason cash buyers can negotiate aggressively.

Mortgage options in Florida 2026

Florida has full access to every mainstream loan program, plus a few state-specific programs worth knowing about:

• Conventional 30-year fixed. The default. 5–20% down. PMI required below 20% down.
• FHA loan. 3.5% down, 580+ credit score, MIP for the life of the loan in most cases. The 2026 FHA limit in most Florida counties is $524,225 (higher in Monroe and high-cost counties).
• VA loan. 0% down for eligible veterans. No PMI. Florida is one of the top VA-loan states in the country.
• USDA loan. 0% down in eligible rural Florida zip codes. Surprisingly broad map outside the metros.
• Florida Hometown Heroes Program. Up to $35,000 in down payment and closing cost assistance for full-time Florida workers (teachers, nurses, first responders, and more) buying a primary residence.
• Florida Assist Second Mortgage. Deferred-payment second mortgage of up to $10,000 for FL HFA loan borrowers.
• DSCR loans. Investor product based on rental income, not personal income. Popular for vacation rental purchases.
• Foreign national loans. 30% down, no US credit required. Available for non-resident buyers.

Property taxes and the Florida homestead exemption

Florida has no state income tax — a big reason people move here. Property tax is how the state and counties fund themselves, and it is higher than the national average. Statewide effective property tax rate in 2026 is about 0.91% of assessed value, but it varies by county from roughly 0.63% (Walton) to 1.10% (Alachua, Broward).

Two Florida-only rules every buyer should understand:

Homestead Exemption

If the property is your primary residence on January 1, you can apply for the homestead exemption and reduce your assessed value by $50,000 — saving roughly $750 a year on average. You must apply by March 1 with the county property appraiser.

Save Our Homes Cap (SOH)

Once you have the homestead exemption, the assessed value of your home cannot increase more than 3% per year, regardless of market value. After 5–10 years this can be a massive tax shield. The catch: when you sell and buy a new primary home, you can “port” up to $500,000 of accumulated SOH savings to the new property, but only within Florida.

Florida home insurance: what to budget

Home insurance is the single biggest budget surprise for new Florida buyers. The 2026 statewide average is around $5,500 per year for a $300,000 home — three times the national average. Coastal counties pay double that. Always get a real insurance quote before you go under contract, not after.

Read our companion guide: Florida Home Insurance 2026: Average Cost and Best Companies.

Buying a house in Florida as a foreigner

Florida is one of the most foreigner-friendly housing markets in the world. There are no restrictions on non-US citizens buying property (with one exception below), no special tax for foreign buyers at the federal level, and no residency requirement to own.

• You can buy in your personal name or through a US LLC (most foreign buyers prefer LLC for liability and estate-tax reasons).
• You will need an ITIN (Individual Taxpayer Identification Number) to file FIRPTA paperwork when you eventually sell.
• Mortgages are available without US credit, typically requiring 30% down and proof of foreign income.
• 2023 Florida law SB-264: citizens of certain “countries of concern” (China is the main one) face restrictions on owning land near military installations. Most foreign buyers are unaffected.
• Foreign sellers later face FIRPTA — a 15% withholding tax on the gross sale price, refundable later if no US tax is owed. Plan for this from day one.

7 mistakes Florida home buyers make

1. Skipping the wind mitigation inspection. Costs $125, can save $1,500 a year on insurance. Always do it.
2. Not pricing insurance before going under contract. The home you love might cost $9,000/year to insure. Get a real quote first.
3. Ignoring the roof age. Most insurance carriers will not write a policy for a roof over 15 years old, regardless of condition.
4. Forgetting hurricane shutters or impact glass. Required by code in many coastal zones; missing protection can void coverage.
5. Buying without checking the flood zone. FEMA flood zones can require flood insurance the seller never bought. Pull the FIRM map before you offer.
6. Underestimating HOA fees. Florida condo and HOA fees increased dramatically after the 2021 Surfside collapse and the new structural reserve laws. Always read 12 months of HOA financials and reserve studies.
7. Wiring closing funds without verifying. Wire fraud is the #1 closing scam in Florida. Always call the title company at a phone number you independently verified before sending a wire.

Frequently asked questions

What is the average home price in Florida in 2026?

The statewide median sale price is $415,000 in 2026, up 2.4% year over year. Prices range from about $280,000 in Marion County to $880,000 in Monroe County (Florida Keys).

How much do I need for a down payment in Florida?

A conventional loan requires 5–20% down. FHA loans accept 3.5% down. VA and USDA loans accept 0% down for eligible buyers. Florida also has the Hometown Heroes program offering up to $35,000 in down payment assistance.

How much are closing costs in Florida?

Florida buyers typically pay 2–5% of the purchase price in closing costs. On a $400,000 home, expect $8,000–$20,000 in addition to the down payment. The seller customarily pays for the owner’s title policy in most counties.

Is now a good time to buy a house in Florida?

It depends on the county. Southwest Florida and Tampa Bay are firmly in a buyer’s market with 15–20% negotiating room. South Florida and inland central Florida are still seller-friendly. Mortgage rates have stabilized around 6.1% in 2026.

How much is property tax in Florida?

The statewide effective property tax rate is about 0.91% of assessed value. With the homestead exemption, primary-residence buyers save $50,000 off the taxable value, plus the Save Our Homes cap limits annual assessment increases to 3%.

Can a foreigner buy a house in Florida?

Yes. There are no restrictions on most foreign buyers. You can buy in your personal name or through a US LLC. Mortgages are available without US credit, typically requiring 30% down. Buyers from certain “countries of concern” face land-near-military restrictions under 2023 Florida law.

What inspections do I need when buying in Florida?

At minimum: a full home inspection, a 4-point inspection (roof, electrical, plumbing, HVAC), and a wind mitigation inspection. Add a WDO (termite) inspection for any wood-frame home. Skipping any of these can cost you tens of thousands later.

Should I buy in a flood zone?

Not without understanding the cost. Flood insurance through the NFIP averages $700 a year nationwide but can run $2,000+ in Florida coastal AE/VE zones. Many lenders require it for properties in high-risk zones.