Selling in Greenacres?

Florida-specific things worth planning for

• Windstorm and flood are underwritten separately from the main policy across much of Florida. Price them on the specific address before you are under contract, not after.
• For condominium buildings of three storeys or more at the relevant age, Florida requires milestone structural inspections and a structural integrity reserve study. Both change assessments and financeability. Read them before waiving anything.
• The homestead exemption reduces taxable value on a Florida primary residence, and the Save Our Homes cap limits how fast the assessed value rises afterwards. Portability may carry a benefit from a prior Florida homestead. Your county property appraiser is the authority, not your agent.
• Title in Florida is customarily handled through a title company rather than an attorney as a matter of course, which changes who you call when a question arises mid-contract.

What actually decides a Florida closing

Lender conditions are the quiet killer. A commitment letter is not the end of underwriting, and the conditions attached to it have dates on them that somebody has to actually read. Most of the closings I have seen slip did so because a condition sat unopened for a fortnight, not because the loan was ever in doubt. I read them when they arrive and I chase the parts that are ours to satisfy.

How a Greenacres transaction actually runs

The parts of this job that matter least are the ones marketing is loudest about. What decides whether a Greenacres transaction closes on time is whether somebody is chasing the association for documents, whether the lender’s conditions were read the week they arrived rather than the week they were due, and whether the survey was ordered early enough to be useful. None of that photographs well. All of it is the work.

Other cities in Florida

• Deltona
• Haines City
• Oviedo
• Pensacola
• Palm Bay
• Nokomis
• Islamorada
• Ocala
• All of Florida