How to buy a home in Florida – a step-by-step guide for British buyers

Florida has drawn British buyers for decades – the climate, the lifestyle and the relatively accessible property prices all make it one of the most popular destinations for UK buyers looking to the USA. But buying a home in Florida is a different process from buying in the UK, and the practicalities can catch people off guard if they’re not prepared.

This guide walks you through the buying process from start to finish, so you know what to expect at each stage.

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1. Choose an area

Florida is a large and varied state. Where you buy will shape almost everything about your experience as an owner – how often you use the property, what it costs to run, and whether it suits the life you’re imagining. It pays to think carefully about this before you start looking at listings.

Start with the basics. Are you after a coastal base, or does the idea of being near one of the big theme park corridors around Orlando appeal? Do you want a busy, walkable town with restaurants and nightlife on your doorstep, or something quieter where the pace of life slows right down? Florida’s Gulf Coast – think Naples, Sarasota and St Pete Beach – tends to attract buyers who want warm, calm water and a slightly more relaxed atmosphere. The Atlantic side, including Miami, Fort Lauderdale and Palm Beach, has more of a city energy. The First Coast around Jacksonville is popular with golfers.

If you’re moving with children, school catchments will matter. If you’re planning to rent the property out when you’re not using it, proximity to attractions and airports becomes a financial consideration, not just a personal one.

It’s worth visiting more than once before committing – ideally at different times of year. Staying in a rental in your target neighbourhood gives you a much better sense of day-to-day life than a hotel stay does.

2. Set your budget – and factor in the full picture

Getting your budget right early will save you a lot of stress later. The purchase price is just the starting point.

The median price for a single-family home in Florida currently sits in the region of $400,000–$420,000, though there is significant variation by area – from more affordable inland markets to premium coastal locations where prices climb considerably higher.

Beyond the purchase price, budget for the following:

• Down payment: As a British buyer without US credit history, you’ll typically need to put down 30-50% of the purchase price. Some lenders will work at the lower end of this range; others will require more. It depends on the lender, the loan type and your financial profile.
• Closing costs: These cover title insurance, legal fees, recording fees and other administrative costs. Budget roughly 2-5% of the purchase price.
• Property taxes: These vary by county but average around 0.82% of the property value per year across the state. If the property becomes your permanent home, Florida’s homestead exemption can reduce this significantly*.
• Home insurance: This is one area where Florida buyers regularly get a surprise. Florida has the highest home insurance premiums in the US, driven by the state’s hurricane exposure and coastal risk. Annual premiums can run into several thousand dollars, so get quotes early and factor this into your running costs from the start. The market has stabilised somewhat in recent years following state-level reforms, but insurance remains a meaningful ongoing cost.
• Maintenance: A common rule of thumb is to allow around 1% of the property value per year for ongoing upkeep.

*Note that the homestead exemption only applies if the property is your permanent primary residence and you hold US permanent residency or a Green Card.

If you’re planning to finance the purchase with a mortgage, read on – but cash buyers also need to think carefully about how they’re moving money across the Atlantic. More on that in step three.

3. Talk to a currency specialist

This step is one that many buyers leave until too late – and it can be a costly mistake. If you’re funding your purchase in pounds but paying in dollars, you’re exposed to exchange rate movements throughout the buying process. The rate when you first calculate your budget may look quite different by the time you reach completion.

Our partner, Smart Currency Exchange, specialises in helping property buyers manage exactly this risk. Their team can talk you through your options and, if it makes sense for your situation, arrange a forward contract – which allows you to fix an exchange rate for up to 12 months. That means you can set a budget and stick to it, without worrying that a shift in the market will leave you short.

Beyond the purchase itself, Smart Currency Exchange can also help you move money between the UK and the US once you own your property – whether that’s ongoing maintenance costs, mortgage payments or rental income in the other direction.

4. Find a reputable estate agent (realtor)

In the US, estate agents who are members of the National Association of Realtors use the title “Realtor” – and can only do so if they’ve completed professional training and adhere to a code of ethics. It’s worth looking for an agent with this accreditation.

Beyond the credentials, look for someone with a track record of working with international buyers, particularly British ones. The process has enough differences from buying in the UK that having an agent who can anticipate your questions and guide you through each stage is genuinely valuable. A good agent will also be able to recommend solicitors, mortgage brokers and other professionals you’ll need along the way.

The Florida Association of Realtors is a useful starting point for finding accredited agents.

5. Understand your mortgage options

There are no legal restrictions on British citizens buying property in the USA – but financing one is more complex than it would be at home.

As a non-resident without US credit history, you’ll need to look at what’s known as a foreign national mortgage programme. These are offered by specialist lenders and don’t require a US social security number or existing credit history. Government-backed loans such as FHA mortgages are not available to non-residents.

Expect to put down 30-50% as a deposit. Interest rates and fees will typically be higher than those available to US residents, though the gap has narrowed as more lenders have developed products aimed at international buyers. A mortgage broker who specialises in cross-border transactions can help you identify the most competitive options.

Getting a pre-approval letter before you start viewing seriously is strongly recommended. It demonstrates to sellers that you’re a credible buyer, and it gives you a clear ceiling to work within when you’re making offers.

One important note: buying a property in Florida does not grant you the right to live there beyond the terms of your visa. If you’re planning to spend significant time in the US, you’ll need to take separate advice on the appropriate visa route.

6. Start your property search

Now the practical groundwork is done, you can start searching properly. Use your pre-approval amount and your area research to filter your options. At this stage, it helps to be clear about the difference between your non-negotiables and your preferences – the things you’d genuinely walk away without, versus the things that would be nice to have but aren’t dealbreakers.

How many bedrooms do you need? Is outdoor space important, or is a shared pool fine? Do you want a new-build or are you open to an older property that might need some work? Defining this clearly before you start viewing will save you time.

7. Book a viewing trip

Online listings and your agent’s guidance will only take you so far. Visiting in person gives you information listings simply can’t – the feel of a neighbourhood at different times of day, whether the journey to the nearest supermarket is as easy as it looked on a map, how the property itself sits within its surroundings.

If you can, visit at a time of year you haven’t been to Florida before. January and February are markedly different from August in terms of crowds, weather and atmosphere – and whichever month you plan to spend the most time there is the one you should prioritise.

Rather than staying in a hotel, consider renting a property in your target area for the duration of your trip. It’s a more realistic test of what everyday life there would feel like.

Take plenty of photos and videos. Ask your agent every question you can think of, including ones that might feel obvious. This is also a good time to look at several properties rather than just the one or two you’ve already bookmarked online – your priorities sometimes shift when you see things in person.

8. Make an offer

In Florida, offers are made in writing using a state-approved contract form, typically prepared by your agent. Once submitted, you’ll usually need to provide proof of funds or your mortgage pre-approval letter. If the seller accepts, you’ll pay an earnest money deposit – generally 1-3% of the purchase price – into an escrow account, usually within a few business days.

Homes in Florida typically sell within around 70 days of listing, though this varies considerably by location and price point. The market currently favours buyers in many areas, with more inventory and more room for negotiation than there was a few years ago. That said, well-priced properties in popular areas can still move quickly.

9. Inspections and appraisals

Before the sale completes, you’ll need to arrange two key checks:

1. A home inspection involves a licensed inspector examining the property’s condition in detail – roof, foundations, electrical systems, plumbing and more. In Florida, it’s also worth including a separate check for pests, particularly termites, and for any signs of flood or storm damage. If the inspection throws up problems, you can use the findings to renegotiate the price or ask the seller to carry out repairs before completion.
2. An appraisal is typically required by your lender and confirms that the property is worth what you’ve agreed to pay for it. If the appraisal comes in lower than the purchase price, that can affect the loan amount and may prompt further negotiation.

10. Complete the purchase

The final stage – known as closing – involves signing the paperwork, paying your closing costs and receiving the title. In Florida, this is typically handled by a title company rather than a solicitor, as it would be in the UK. Your agent will guide you through what’s needed.

Importantly, completion in Florida can often be handled remotely. You don’t necessarily need to be in the country to sign off on the purchase, though you’ll want to confirm this with your agent and the title company early in the process.

Once it’s done, the keys – or in many cases, the access codes – are yours.

Get expert guidance on your Florida purchase

Buying overseas involves more moving parts than buying at home, and Florida has its own quirks that are worth understanding before you start. Our team has helped many British buyers through the process – get in touch if you’d like to talk through your plans.

FAQs about how to buy a house in Florida