The buying guide
Buying a home in Southwest Florida, untangled.
If you are relocating from out of state, this guide walks you through what to expect in Naples and the surrounding areas: the order of operations, the Florida-specific costs, and the insurance and tax quirks that catch most newcomers.
The Southwest Florida shortlist
Where are people moving?
Most relocating buyers land in one of these spots. Each has its own feel, price point, and commute personality, and we happily cover them all.
The journey, step by step
Eight steps from "just looking" to "welcome home."
This is the exact sequence we walk every buyer through, whether they are browsing from Ohio or already living in Naples. Nothing here is boilerplate; each step exists because it saves someone grief later.
Get pre-approved before you look
A pre-approval from Above and Beyond Mortgage tells you exactly what you can borrow, so every house you see is already in range. Start this step 3 to 6 months before you want to move, especially if you are selling a home back home first.
Build your shortlist with us
We filter for your must-haves: one story or two, pool, yard, boat dock, golf community, gated or open neighborhood, school district. You get a tight list instead of a fire hose.
Tour, in person or on video
Live video walkthroughs are standard here. When you are ready to visit, we pack a full day of showings so the trip counts.
Make an offer
We compare comps, talk through price and terms, and put together an offer that fits the neighborhood. In Florida, earnest money is typically 1% to 3% of the purchase price and goes into escrow once the contract is signed.
Inspect and appraise
A home inspection, wind-mitigation review, and flood-zone check happen before you commit further. The lender orders the appraisal, and we stay in the room for all of it.
Line up insurance
Florida homeowners insurance is its own subject. Wind coverage is part of a standard policy, flood insurance is separate, and coastal addresses may need both. We flag the cost early so your budget is honest.
Close with a title company
Florida is an escrow state: a title company, not an attorney, runs the closing as the neutral party. Buyer closing costs typically land around 2% to 5% of the purchase price, including lender fees, title insurance, and documentary stamp taxes. Most closings land 30 to 60 days after the contract.
Apply for the homestead exemption
This property tax break is yours to claim, and it is not automatic. After closing, you file it with the county. We remind you, and we tell you exactly what to file.
Still want a map of it?
Call or message us and we will send a personalized checklist for your exact situation, timeline, and budget.
New to Florida?
What is different about buying here.
Four things surprise nearly every out-of-state buyer. Knowing them early keeps them from becoming closing-week emergencies.
Escrow state, title company closings
In Florida a licensed title agency acts as the neutral closing agent. There is no buyer attorney list to hunt down; the closing process is standardized and runs smoothly for out-of-state buyers.
Buyer closing costs of 2% to 5%
Plan for roughly $8,000 to $20,000 in closing costs on a $400,000 home, on top of the down payment. That includes lender fees, title work, documentary stamps, and prepaid taxes and insurance.
Flood insurance is separate
A standard homeowners policy covers wind. Flood coverage is a separate policy, and a lender will require it if the house sits in a FEMA flood zone. We check the maps before you fall in love.
The homestead exemption is yours to claim
Living in your primary Florida home can cut thousands off annual property taxes, but you have to file the exemption yourself after closing. We hand you the county paperwork and deadline.
Out-of-state buyers
Buying from Ohio, or anywhere else.
We relocate half our business from states you have already packed up and left behind. These four practices make remote buying feel far less remote.
Currently from Ohio?
We finance buyers across all of Ohio too, so you can buy, refinance, or move down with a lender who already knows your next address.
See the Ohio financing storyStart 3 to 6 months out
The slower the timeline, the more options you keep. Use the cushion for pre-approval, a visit, and a stress-free close.
Virtual tours are the norm now
A live walkthrough is not a compromise anymore. Bring your questions, and we will even check the neighborhood at evening rush hour for you.
Use a lender who knows Florida
Condo financing, HOA questionnaires, wind insurance, and Florida closings all have local quirks. A Florida lender keeps those from stalling your file.
Remote closings are routine
Out-of-state buyers close by remote notary or short visits all the time. The pieces are set up weeks ahead so closing day is a signature, not a flight.
Where you might land
Three corners of the coast.
The classic choice
Naples proper
Walkable Old Naples and Fifth Avenue South, the pier, boutique shopping, and beach neighborhoods from Park Shore to Pelican Bay. Newer conveniences and bigger lots sit farther north in the Vanderbilt and Naples Park areas.
Ask about Naples proper
The island life
Marco Island
Eleven miles of Gulf beaches, Tigertail Lagoon, and a slower salt-air pace. Beachfront condos at Cape Marco, family neighborhoods around Hideaway Beach, and waterfront estates near Caxambas Pass.
Ask about Marco Island
The river towns
Bonita Springs & Estero
Gated golf communities like Bonita Bay and Pelican Sound, lakefront living at Miromar Lakes, and the sand-and-pines of the Estero River. Minutes north of Naples, often with more home for the price, near Florida Gulf Coast University.
Ask about Bonita Springs & EsteroQuestions we hear every week
Ask the things everyone is thinking.
How much do I need for a down payment in Florida?
It depends on the loan. FHA loans allow down payments as low as 3.5%, VA loans can go to 0% for eligible veterans and military buyers, USDA loans can also offer 0% down in qualifying rural areas, and conventional loans typically start around 3% to 5%. Your pre-approval will show the real number for your situation.
Do I need flood insurance even if the home is not on the water?
If the home sits in a FEMA-designated flood zone, the lender will require flood insurance before closing, no question. Many buyers outside mapped zones still choose a low-cost flood policy for peace of mind. We check the flood maps with you during the search, not at the closing table.
Can I really buy a house from out of state without visiting?
Yes. Video walkthroughs, drive-by checks, detailed photo reports, and remote closings make it routine. That said, we strongly encourage one visit if you can manage it, even for a long weekend, to feel the neighborhood and the commute yourself.
How long does the whole process take?
From signed contract to keys, most Southwest Florida closings take 30 to 60 days. The longer lead time is the upfront work: pre-approval, searching, and planning your move can comfortably span 3 to 6 months, and starting earlier always keeps more doors open.
What exactly is the Florida homestead exemption?
It is a property tax break for your primary residence in Florida, typically exempting the first $50,000 of assessed value from most local taxes. It reduces your annual tax bill, but it only applies after you file with the county, and you must live in the home as your primary residence. We flag it on every closing checklist.
Your question is not on the list?
Ask us directly. We answer every message personally, usually the same day.
Ask a questionReady to see your own name on the list?
A pre-approval is the fastest way to turn this guide into a plan. It takes one conversation, and it is free to ask questions.