Questions Buyers Actually Ask

Straight answers before you make an offer around Clermont, Eustis, Leesburg, Mount Dora, and the rest of Lake County.

01Do I need an attorney to buy a home in Florida?+

No. Florida allows title companies to handle closings, and most deals close without an attorney. Some buyers still hire one for complex situations — new construction, short sales, or messy title issues.

02Is Florida a "buyer beware" or a disclosure state?+

A hybrid. Sellers must disclose known material defects, but you're still expected to do your own homework — inspections, title search, HOA review. Don't rely on disclosure alone.

03Do sellers have to disclose known defects?+

Yes. Florida case law requires sellers to disclose known material defects that aren't easy to spot and that affect value. It doesn't cover what a reasonable inspection would catch — which is why you still get one.

04Do I need a survey?+

Not legally required, but usually smart. A survey confirms boundaries, easements, and encroachments — like a fence sitting over the property line. Lenders often require one anyway.

05What is title insurance, and do I need it?+

It protects against title defects — liens, ownership disputes, fraud — that a search might miss. Lender's title insurance is typically required if you finance. Owner's title insurance is optional but recommended, and Florida sellers customarily pay for it.

06What's the typical closing cost range?+

Usually 2–5% of the purchase price — loan origination, appraisal, title search, recording fees, and prepaid escrow items. Sellers customarily cover owner's title insurance, though it's negotiable.

07Why is homeowners insurance so expensive here?+

Hurricane risk, litigation costs, and insurer insolvencies have strained the market. Premiums often run well above the national average, and some insurers avoid certain areas entirely. Get a quote before you're under contract.

08What is Citizens Property Insurance?+

Florida's state-backed insurer of last resort, for homes that can't find private coverage. It's meant to be a backstop, not a first choice, and comes with its own restrictions.

09Is flood insurance required?+

Depends on the flood zone, not just proximity to water. Lenders require it for high-risk FEMA zones. Given Florida's risk profile, many buyers carry it even when it isn't mandatory — check the FEMA map for the specific address.

10What's the homestead exemption?+

For a primary residence, it can reduce taxable value by up to $50,000 and caps annual assessment increases (the Save Our Homes cap, 3%/year or CPI, whichever is lower). Apply through your county property appraiser after closing.

11Are property taxes reassessed when I buy?+

Usually yes — assessed value resets to market value the following tax year. Don't assume the seller's current bill reflects what you'll pay, especially if they'd held a long-standing homestead exemption.

12What's the condo milestone inspection law?+

After the 2021 Surfside collapse, Florida now requires milestone structural inspections for older condo buildings 3+ stories, plus stricter reserve funding. This has triggered large special assessments at some associations — ask directly about inspection status and reserves before buying.

13HOA vs. condo fees — what should I check?+

HOAs govern single-family or townhome communities; condo associations govern condos. Either way, request the governing docs, financials, reserve study, and any pending litigation or special assessments before closing.

14Are there special rules for foreign buyers?+

Since 2023, Florida restricts property purchases near military installations and critical infrastructure by buyers from certain countries, with some exceptions. If this applies to you, confirm with an attorney early.

15What inspections should I get beyond the basics?+

Consider a four-point inspection (roof, electrical, plumbing, HVAC — often required for insurance on older homes), a wind mitigation inspection (can lower premiums), and a roof-specific inspection if the roof is aging.

16How long does closing typically take?+

Cash deals can close in 1–2 weeks. Financed purchases typically take 30–45 days, depending on the lender and any inspection or appraisal contingencies.

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This FAQ is general information, not legal, tax, or financial advice. Confirm specifics with a licensed Florida real estate agent, attorney, or lender before making decisions. Flood zones, insurance eligibility, HOA financials, and tax figures should be verified for each individual property.