16 Mistakes First-Time Homebuyers Make in Florida (And How to Avoid Them)

Buying your first home in Florida is exciting, but let’s be real: it is not like buying a home anywhere else in the country.

Florida has a unique set of rules, from hurricane codes to insurance quirks, that can cost you thousands if you aren't prepared.

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We’ve analyzed the data to bring you the biggest, most expensive mistakes rookies make in the Sunshine State, and exactly how to avoid them.

Mistake #1: Not Using Florida Down Payment Assistance When You Qualify

Many first-time buyers assume they need a full 20% down payment, and that belief keeps them on the sidelines far longer than necessary.

Florida offers programs like Hometown Heroes and other forms of down payment assistance that can cover a significant portion of your upfront costs.

These programs often come as a zero-interest, no-payment second mortgage that you repay only when you sell or refinance, which helps you keep more cash on hand for emergencies, furniture, and moving expenses.

Here’s the simple takeaway:

• Don’t assume you need 20% down; ask about Florida DPA and Hometown Heroes before making any decisions.

Leaving this money on the table is one of the easiest ways to overpay as a first-time buyer.

See Exactly Which Florida Down-Payment Assistance Programs You Qualify For

Mistake #2: Thinking “I’m Not in a Flood Zone” Means “I Don’t Need Flood Insurance”

A lot of Florida buyers see “Flood Zone X” and think they’re safe enough to skip flood insurance. That’s a mistake.

Even so-called low-risk zones still flood from heavy rain, bad drainage, and stalled storms. One flood can cause tens of thousands in damage, and without coverage you pay every dollar yourself.

The surprising part is that low-risk flood policies usually cost only a few hundred dollars a year. It’s far cheaper than replacing drywall, flooring, cabinets, or dealing with mold after a storm.

What to do instead:

• Always get a flood quote, even in Zone X. Treat it as part of your housing cost.
• Check the FEMA map yourself or ask your agent or lender to verify it.
• Ask about any past flooding or water claims on the home.

A voluntary flood policy is easily one of the best financial protections you can buy in Florida.

Mistake #3: Skipping the Wind Mitigation Inspection

In Florida, a wind mitigation inspection can save you more money each year than almost anything else you do as a homeowner.

The inspection checks things like roof shape, how the roof is attached to the walls, whether your windows and doors are impact-rated or have shutters, and whether there’s an extra water barrier beneath the shingles.

These details can reduce your insurance premium by hundreds or even thousands of dollars a year.

What to do instead:

• Order a wind mitigation inspection as soon as you’re under contract.
• Don’t shop homeowners insurance until you have the report so you can send it to multiple agents.
• Use the findings to negotiate repairs or seller credits, like upgrading one weak window so you qualify for a better discount.

Mistake #4: Ignoring Roof Age and Roof Shape

In many states, if a roof isn’t leaking, most people don’t think twice about it. In Florida, the insurance company cares more than you do.

Shingle roofs around fifteen years old can be difficult or even impossible to insure with many carriers.

You might end up replacing a roof that looks perfectly fine just to get coverage, and flat or gable roofs usually cost more to insure than hip roofs.

What to do instead:

• Check the permit history to confirm when the roof was last replaced.
• If the roof is older, assume you’ll need to replace it soon and factor that into your offer.
• Ask your insurance agent whether the roof’s age or shape will cause approval issues or higher premiums.

A surprise fifteen-to-twenty-five-thousand-dollar roof bill after closing is a rough way to be welcomed to Florida.

Mistake #5: Not Getting a 4-Point Inspection on Older Homes

For older homes in Florida, a standard home inspection isn’t enough. Insurance companies often require a 4-point inspection that evaluates the roof, electrical system, plumbing, and HVAC.

If any of these fail to meet their standards, you may not be able to get insurance at all — and without insurance, you can’t get a mortgage or close.

What to do instead:

• If the home is twenty to thirty years old or more, order a 4-point inspection at the same time as your general inspection.
• Have your insurance agent review the report during the inspection period while you still have the option to walk away.
• If major problems show up — like an outdated electrical panel, polybutylene plumbing, or a failing roof — treat them as major costs, not minor issues.
• Use that inspection window to negotiate or move on.

Mistake #6: Underestimating How Brutal Condo Costs Can Get

Condos in Florida can seem like a great deal at first glance.

Low monthly dues and a spot near the beach look perfect on paper.

But new state rules for safety and reserves mean many older buildings now have to catch up on years of underfunded savings and pay for major structural repairs to concrete, balconies, roofs, and more.

The result can be huge special assessments and big jumps in monthly dues as the building starts funding reserves the right way.

What to do instead, especially for condos three stories or higher:

• Ask for the reserve study and the latest budget to see whether the building is truly saving for large repairs.
• Ask whether any special assessments are planned or recently approved.
• Read recent board meeting minutes and look for words like structural, concrete, reserve funding, or special assessment.

Low dues aren’t always a good sign in Florida. Sometimes they’re a warning.

Mistake #7: Budgeting for “Normal” Maintenance Instead of “Florida Maintenance”

Florida is tough on houses. Heat, humidity, termites, and salt air wear things down faster.

AC units often last eight to twelve years instead of the usual fifteen to twenty.

Termite protection isn’t a nice-to-have — it’s part of normal ownership. And pools require ongoing chemicals, equipment upkeep, and regular service.

What to do instead:

• If the AC is around ten years old or more, assume you’ll need to replace it sooner rather than later.
• Ask for proof of a termite bond or recent treatment, and plan on renewing it every year.
• If there’s a pool, add at least a hundred to a hundred-fifty dollars a month into your budget for maintenance, even if you handle some of it yourself.

Don’t buy so close to your limit that one AC failure or pool repair becomes a crisis.

Mistake #8: Buying a Home with Unpermitted Additions

In Florida, that bonus room, enclosed patio, or garage conversion might not be legal.

If the work was done without proper permits, insurance can deny any claim tied to that space, and the city or county can require you to open walls or remove the work entirely.

You also may not get credit for that square footage when it’s time to appraise or sell.

What to do instead:

• Compare the MLS square footage to the county property appraiser’s records. If there’s a big difference, ask why.
• Have your agent or title company help you check permits for major work like roofs, additions, conversions, and enclosures.
• If something wasn’t permitted, insist the seller correct or permit it before closing, or be ready to walk away.

Mistake #9: Forgetting Florida’s Extra Closing Costs and Taxes

Many buyers use the national rule of thumb and budget two to three percent of the purchase price for closing costs.

In Florida, that’s often not enough. You’ll face documentary stamp tax on the mortgage, an intangible tax on the loan, recording fees, and other local charges.

These can easily add a few thousand dollars more than you expect.

What to do instead:

• Use a Florida-specific closing cost calculator or ask your lender for a detailed estimate early.
• On your Loan Estimate, pay close attention to the “Taxes and Other Government Fees” section.
• To stay safe, budget around three-and-a-half to four-and-a-half percent of the purchase price for closing costs, not including your down payment.

It’s better to over-budget and end up pleasantly surprised.

Mistake #10: Using the Seller’s Property Tax Bill to Estimate Your Taxes

This is one of the biggest traps in Florida.

Because of the Save Our Homes rules, long-time owners often pay taxes on an assessed value far below today’s market price.

When you buy, the assessment resets based on what you paid, not what the seller was paying.

Your tax bill can easily double or more compared to what you see in the listing.

What to do instead:

• Ignore the “current taxes” shown on the listing.
• Estimate your taxes using your purchase price, subtracting the homestead exemption, and applying the local millage rate.
• After closing, file for the homestead exemption as soon as you’re eligible so you can lock in your own cap.

This one mistake alone throws a lot of Florida buyers’ budgets off course.

Mistake #11: Choosing the Cheapest Home Insurance Without Understanding the Tradeoffs

It’s tempting to grab the lowest homeowners insurance quote and move on, but in Florida the cheapest policy isn’t always the safest.

State-backed Citizens Insurance can look appealing because the price is usually lower, but it can add surcharges after major storms, and you can be forced off their policy if a private insurer offers something that’s considered “close enough.”

Sometimes a slightly more expensive private policy gives you more stability in the long run.

What to do instead:

• Have your agent quote several companies, not just one.
• Compare more than price — review deductibles, coverage limits, exclusions, and whether flood insurance is included or separate.
• Ask what extra costs you could face in a bad hurricane year under each policy.

You’re not just shopping for a rate — you’re shopping for risk protection.

Mistake #12: Waiving Your Inspection or Appraisal Protections to “Win” the House

In a competitive market, people often say to shorten your inspections or waive the appraisal.

That can help you win an offer, but it can also lock you into a bad deal. If you rush or skip inspections, you can miss major issues that affect insurance or require costly repairs.

And if you waive the appraisal contingency entirely and the home appraises low, you might have to bring tens of thousands of dollars in extra cash.

What to do instead:

• Keep at least seven to ten days for inspections, especially in Florida where you may need general, wind, four-point, and termite inspections.
• Instead of fully waiving the appraisal contingency, consider an appraisal gap cap, such as agreeing to cover a set amount over the appraised value.
• Know exactly how much extra cash you can bring if the appraisal is low, and don’t commit beyond that.

Mistake #13: Not Reading HOA/Condo Estoppels and Rules Until It’s Too Late

HOAs and condo associations can add more cost and hassle than buyers expect.

The estoppel letter from the association tells you whether the seller owes back dues, whether there are upcoming fees or capital contributions for new owners, and whether there are open violations that will become your responsibility after closing.

What to do instead:

• Make sure the title company orders the estoppel early.
• Read it closely for unpaid dues, special fees, or violations.
• Ask for the rules and regulations—especially about parking, pets, rentals, and exterior appearance—so you don’t get surprised by fines.

Mistake #14: Making Big Money Moves Before Closing

This one is simple but serious.

Between going under contract and closing, some buyers finance new furniture, buy a car, open new credit cards, or move money around in ways that confuse the lender.

Your lender will often re-check your credit and bank accounts right before closing, and if your debt-to-income ratio changes too much, your loan can be denied at the last minute.

What to do instead:

• Treat the time before closing like a financial freeze.
• Don’t open new credit, don’t finance big purchases, and don’t change jobs without talking to your lender first.
• If you need to move money, run it by your loan officer and keep clean, traceable records.

Mistake #15: Shrugging Off Musty Smells and Minor Stains

In Florida, a musty smell isn’t something to brush off.

It can signal hidden moisture or mold behind walls, under flooring, or inside the AC system.

When mold remediation involves the HVAC, the cost can reach tens of thousands of dollars.

What to do instead:

• Take odors seriously. If something smells off, pay attention.
• Consider hiring a home inspector who uses thermal imaging to detect hidden moisture.
• If moisture is present, ask your inspector whether mold testing is worth doing before you commit to the purchase.

Mistake #16: Ignoring Free Money for Home Upgrades (My Safe Florida Home)

If you’re buying a single-family home and plan to stay for a while, the My Safe Florida Home program can be a major benefit when it’s funded.

It offers free or subsidized wind mitigation inspections and matching grants for upgrades like impact windows, stronger doors, and roof improvements.

These upgrades can make your home safer in storms, lower your insurance costs, and increase your home’s value.

What to do instead:

• After closing, check whether the program is funded and whether you qualify.
• If you’re eligible, apply early because the money usually goes fast.

Frequently Asked Questions

Now, here are quick answers to common questions Florida homebuyers ask during the process.

What inspections do I need in Florida?

Most buyers need a general inspection, wind mitigation, 4-point (for older homes), and termite (WDO).

Why do insurance companies care so much about roof age?

Older roofs are more likely to fail in storms, so insurers limit or deny coverage on roofs past certain age thresholds.

Are flood policies worth it in Zone X?

Yes—low-risk zones still flood from heavy rain and drainage issues, and voluntary policies are inexpensive.

What is a 4-point inspection and why does it matter?

It evaluates the roof, electrical, plumbing, and HVAC, and insurers often require it for older homes.

Can condos hit you with special assessments?

Yes—older buildings especially can issue large assessments for structural repairs or reserve funding.

Does the tax bill reset when I buy a home in Florida?

Usually yes, because the Save Our Homes cap disappears and the new assessment is based on your purchase price.

Should I pick the cheapest insurance quote?

Not always—compare coverage details, deductibles, exclusions, and long-term stability, not just price.

What’s an appraisal gap cap?

It’s an agreement to cover a set amount over the appraised value instead of waiving the appraisal contingency entirely.

What does an estoppel letter show?

It lists unpaid dues, upcoming fees, and outstanding violations from an HOA or condo association.

Should I avoid making big purchases before closing?

Yes—new credit, loans, or large financial changes can alter your debt-to-income ratio and jeopardize your mortgage.