Buying a home on the Treasure Coast

1. Know your real monthly payment

   Most buyers start with a price. Start with a monthly payment instead, because on the Treasure Coast the costs on top of principal and interest are bigger than many people expect.

   • Property taxes are based on the price you pay, not what the seller paid (more on that below).
   • Homeowners insurance depends heavily on the roof's age, impact windows and wind-mitigation features.
   • Flood insurance may be required, depending on the flood zone.
   • HOA or condo fees, which can include special assessments.

   Run the affordability calculator to see a full payment estimate.

2. Get your credit and pre-approval in order

   Pull your free credit reports from all three bureaus at AnnualCreditReport.com and dispute any errors now; fixes can take a month or more to show up. Then get pre-approved, not just pre-qualified. A pre-approval means a lender has reviewed your income, assets and credit, and it makes your offer much stronger.

   Matt's advantage

   Matt is a licensed mortgage loan originator as well as your agent, so he can tell you what your credit and income mean for your rate and buying power before you fall in love with a house. Your agent and lender are working from the same numbers.

   See the free credit checklist · Start a mortgage application

3. Choose the town, then the street

   Each town here has its own feel, price range, flood exposure and rules. Matt works in Palm City, Stuart, Sewall's Point, Jensen Beach, Hutchinson Island, Port St. Lucie, Hobe Sound, Tequesta, Jupiter and Palm Beach Gardens. Narrow it down by commute, schools, boating needs and budget, then look at specific communities and streets.

   • Boaters: check water depth at low tide, fixed bridges between the dock and the inlet, and how long the run to open ocean takes.
   • Golf and gated communities: ask about equity or membership fees, which can be separate from the HOA.
   • Condos: ask for the building's milestone inspection and reserve study (see step 6).

   Browse the neighborhood guides

4. Search and tour homes

   Matt will set up a search that sends you new listings as soon as they hit the market, and he'll flag the things photos don't show, like a roof near the end of its life, an older electrical panel or a home that sits low on its lot.

5. Make a strong offer

   In Florida, most residential sales use the Florida Realtors/Florida Bar contract. Your offer sets the price, deposit, financing terms, inspection period and closing date. In a competitive situation, a solid pre-approval, a reasonable deposit and a clean set of terms can matter as much as price.

6. Inspections and insurance: the Florida-specific part

   Use your inspection period well. Beyond a general home inspection, Florida buyers usually need:

   • Four-point inspection (roof, electrical, plumbing, HVAC). Insurers often require it on older homes, and an old roof can make a home hard or expensive to insure.
   • Wind-mitigation inspection. It documents features like roof straps and impact windows that can lower your insurance premium.
   • Insurance quotes during the inspection period, not after. Get real quotes, including flood, before your inspection period ends.
   • Condos: Florida now requires milestone structural inspections for many older condo buildings three stories or taller, and reserve studies for key structural items. Ask for both, plus the budget and any planned special assessments.

7. Understand property taxes before you buy

   Florida property taxes are based on assessed value. When a home sells, the assessment resets to market value for the new owner, so your bill may be much higher than the seller's.

   • If the home is your permanent residence on January 1, apply for the homestead exemption. It removes up to $50,000 of assessed value; the second $25,000 doesn't apply to school taxes.
   • After homestead, the Save Our Homes cap limits increases in your assessed value to 3% a year or the change in CPI, whichever is lower.
   • If you're moving from another Florida homestead, ask about portability, which can carry some of your old savings to the new home.

8. Closing in Florida

   A title company or closing attorney handles the closing. Common buyer costs include lender fees, prepaid taxes and insurance, title-related charges and Florida's documentary stamp tax and intangible tax on the new mortgage. In Martin, St. Lucie and Palm Beach counties, the seller customarily pays for the owner's title insurance policy, though it's negotiable. Matt will give you an estimate of your cash to close early, so there are no surprises.

   Before closing day

   Do a final walk-through, don't open new credit or make big purchases, and verify wiring instructions by phone with your closing agent. Wire fraud targeting real estate closings is common.

This guide is general information for buyers and sellers in Martin, St. Lucie and northern Palm Beach counties. It isn't legal, tax or insurance advice, and rules change, so confirm details for your situation with Matt, your closing agent or a tax professional.