Florida · State guide
How to buy a house in Florida
No state income tax, a softening buyer’s market, and strong homestead protections — balanced against the most expensive home insurance in the country. Here is the playbook for buying in the Sunshine State.
Last updated June 2026
Why Florida is different
Buying a house in Florida, the short version
The federal process is the same everywhere — read the complete guide to buying a house for the eight universal steps — but Florida has its own programs, taxes, and a closing process worth knowing before you start.
The picture: after years of red-hot growth, Florida is now a buyer’s market (a statewide median around $396,000, roughly flat year over year, with high inventory and homes sitting about 69 days). There’s no state income tax, and owner-occupants get strong protection from the Homestead Exemption and the Save Our Homes assessment cap. State help exists through Florida Housing, though its flagship Hometown Heroes program runs out of funding fast.
The thing that defines buying here is insurance. Florida has the most expensive home insurance in the nation because of hurricanes — so the monthly payment math, not the sticker price, is what determines what you can afford. Use the 50-state hub to compare other states.
The market
What homes cost in Florida
A cooling market that’s tilted toward buyers, with a wide gap between metros and a weak condo segment.
The statewide median sale price was about $396,000 in spring 2026 (Redfin), roughly flat year over year, with inventory up sharply and sellers outnumbering buyers in most metros — real negotiating leverage for the first time since the pandemic. Prices vary widely by area:
Median prices by metro
Naples (Collier) is the priciest, ~$1.3M · Miami ~$652K (Miami-Dade County ~$575K) · Fort Lauderdale ~$582K · Palm Beach County ~$538K · Tampa ~$443K · Orlando ~$410K · Cape Coral ~$360K · Jacksonville the most affordable big metro, ~$300K. Note: condos are the weakest segment statewide, with prices down and special assessments rising after the Surfside reforms.
Down payment & rate help
Florida Housing programs
You don’t apply directly — you work through an approved Florida Housing lender. A 640 credit score and a homebuyer course are the main requirements.
-
01
First mortgages (Florida First & HFA)
Florida Housing pairs a 30-year fixed loan — Florida First (FHA, VA, USDA) or HFA Preferred/Advantage (conventional) — with its down payment assistance. You take one of these as your main loan, then add a second-mortgage DPA on top.
-
02
Hometown Heroes (currently depleted)
The flagship: up to 5% of the loan, capped at $35,000, as a 0% deferred second for workforce buyers (teachers, nurses, first responders, and 100+ jobs) and veterans. Note: the 2025–2026 funding ran out in six months — watch for it to reopen with the new state budget.
-
03
FL Assist & forgivable seconds
Still available: FL Assist gives up to $10,000 as a 0% deferred second. And with a conventional HFA loan, the HFA Preferred/Advantage PLUS second of 3%–5% is forgiven over 5 years — the closest thing to a true grant statewide.
-
04
Local & federal help
County and city programs stack on top — Miami-Dade, Jacksonville (up to $50,000), Tampa, Orlando, and county SHIP funds. Plus FHA (3.5% down), VA (0% down), and USDA (0% down) in rural areas.
The Florida Housing rules in brief
You’ll generally need a 640 credit score, completion of a homebuyer education course, and household income and purchase price under county limits. Most assistance is a deferred second mortgage you repay later (when you sell, refinance, or pay off the loan) — only the HFA PLUS forgivable second is truly forgiven, and you can only use one Florida Housing DPA program per loan. “First-time” means no ownership in three years (waived for veterans). Because Hometown Heroes funding is exhausted, an approved lender can tell you what’s available right now and which local programs you can stack.
★ Free expert help
Buying in Florida? Get matched with a local expert.
From Florida Housing down payment help to getting a real insurance quote before you make an offer, a local pro can walk you through it — and answer the questions this page can’t. Free, with no obligation.
Property taxes
Property taxes in Florida: no income tax, strong homestead
Florida has no state income tax, and property taxes are moderate — an effective rate roughly 0.7%–0.9%, set by county property appraisers based on market value. The big advantages are for owner-occupants: the Homestead Exemption removes up to $50,000 of value (the first $25,000 applies to all taxes; a second $25,000 to value between $50,000–$75,000, excluding school taxes), and the Save Our Homes cap limits annual assessed-value increases to 3% or CPI, whichever is lower. Apply for homestead by March 1 after you move in.
Taxes reset when you buy — never use the seller’s bill
This is the most common Florida buyer mistake. A long-time owner protected by Save Our Homes may pay far less than market value — but when you buy, the assessed value resets to your purchase price, and your bill can double or triple. Always use the county property appraiser’s tax estimator for your actual purchase price, not the seller’s current bill. One bonus if you’re already a Florida owner: portability lets you transfer up to $500,000 of your Save Our Homes benefit to your new home.
Closing & costs
Closing on a home in Florida
Florida is a title-company state — a title or settlement agent handles the closing, and an attorney isn’t required. Title insurance rates are set by the state (the same at every agency). The Florida-specific costs are documentary stamp taxes: deed “doc stamps” of $0.70 per $100 of price ($0.60 in Miami-Dade), usually paid by the seller; note doc stamps of $0.35 per $100 of the loan; plus an intangible tax of $2 per $1,000 of the mortgage — both paid by the buyer. Buyers typically pay 2%–5% in total closing costs. On financing, the 2026 conforming limit is $832,750 and the FHA floor is $541,287 in every county except Monroe (the Keys), which is high-cost at $990,150.
The disclosure — and condo due diligence
Florida sellers have a legal duty to disclose known material defects that aren’t readily visible (the Johnson v. Davis rule), and a seller’s property disclosure form is standard; flood history must now be disclosed too. Always get your own home inspection (and a four-point/wind-mitigation inspection on older homes). If you’re buying a condo, verify the building’s milestone inspection, reserve study, master insurance, and — critically — any pending special assessment, which can run into six figures after the Surfside-era reforms and can derail financing.
Insurance & risks
Insuring a Florida home
This is the cost that defines homebuying in Florida. The state has the most expensive home insurance in the nation — statewide averages run from roughly $6,000 to over $11,000 a year depending on the source, and far more on the coast (a Keys home can top $14,000). The reason is simple: Florida is the most hurricane-exposed state in the country. The good news is that 2026 is the first year rates are easing — the state-backed insurer, Citizens, cut rates an average 8.7% and 17 new carriers have entered after recent legal reforms.
Hurricane deductibles, roof age, and a separate flood policy
Florida policies carry a separate hurricane deductible — a percentage of your home’s value (typically 2%, 5%, or 10%), not a flat amount, so on a $400,000 home that’s $8,000–$40,000. Roof age is the #1 deal-breaker: most insurers won’t write a shingle roof over 15–20 years, so check it before you offer. A wind-mitigation inspection can cut 10%–50% off the wind premium (the free My Safe Florida Home program helps). And flood is never covered by a standard policy — most of Florida is low-lying, so an NFIP or private flood policy is essential (buy early; there’s a 30-day wait).
Wherever you buy
The steps that work the same in Florida
Florida sets the local rules, but these parts of buying are the same everywhere.
Quick answers
Buying a house in Florida: common questions
How much money do you need to buy a house in Florida?
With a conventional loan you need 3% down, FHA 3.5%, and VA or USDA can be 0%. On a typical ~$396,000 home that’s roughly $12,000–$14,000 down plus closing costs. But budget carefully for insurance — it can add $500–$1,200 a month on the coast. See how much you really need →
Does Florida have down payment assistance?
Yes. Florida Housing offers FL Assist ($10,000), forgivable HFA seconds (3%–5%), and the Hometown Heroes program (up to $35,000) — though Hometown Heroes funding is currently depleted. Many counties add their own programs. See assistance programs →
Why is home insurance so expensive in Florida?
Florida is the most hurricane-exposed state in the country, so premiums are the highest in the nation — often $6,000 to $11,000+ a year. Rates are easing slightly in 2026, but always get a quote before you make an offer.
What is Save Our Homes and homestead?
The Homestead Exemption removes up to $50,000 of taxable value on your primary home, and Save Our Homes caps annual assessment increases at 3%. But the cap resets to market value when you buy, so your tax bill will be higher than the seller’s.
Do property taxes go up when I buy in Florida?
Yes — this catches many buyers off guard. The assessed value resets to your purchase price when you buy, so the bill can double or triple versus a long-time owner’s. Use the county appraiser’s estimator for your price.
What credit score do you need in Florida?
Florida Housing programs generally require a 640. For loans broadly, FHA can go to 580 and USDA/VA typically want 620. A higher score mainly earns a lower rate. Check the score by loan type →
Do I need an attorney to buy a house in Florida?
No. Florida is a title-company state — a title or settlement agent handles the closing. Title insurance rates are set by the state, so they’re the same everywhere, but settlement fees vary.
Do I need flood insurance in Florida?
Very likely. Standard home insurance never covers flood, and most of Florida is low-lying or coastal. It’s required for federally backed loans in flood zones — get an NFIP or private quote early (30-day wait).
What’s the conforming loan limit in Florida?
$832,750 in every county for 2026, except Monroe County (the Keys) at $990,150. The FHA floor is $541,287 (Monroe $990,150). Loans above the limit are jumbo mortgages.
★ Ready for the next step?
Don’t navigate the Florida market alone.
Tell us where you are in the process and we’ll connect you with an expert who can help — whether that’s a Florida Housing loan, down payment assistance, sorting out hurricane and flood insurance, or fixing your credit. It’s free, with no obligation.
Compare states
Buying in a different state?
The programs, taxes, and closing rules change at the state line. Pick another state, or see all 50.