The Complete Treasure Coast
Home Buyer's Guide

Get Pre-Approved for a Mortgage

Before you start browsing, know your budget. A pre-approval letter from a lender shows sellers you're serious and tells you exactly what you can afford. In the current Treasure Coast market, homes can move quickly — especially under $350K.

Tip: Get pre-approved, not just pre-qualified. Pre-approval requires full financial documentation and carries more weight.

Define Your Must-Haves vs. Nice-to-Haves

Make two lists. Must-haves are non-negotiable (school district, minimum bedrooms, budget). Nice-to-haves are features you'd love but can live without (pool, 3-car garage, waterfront views). This prevents decision paralysis when you find a property that's 90% perfect.

Tip: In Port St. Lucie, you can often find newer construction with more square footage for the same price as older waterfront properties.

Choose the Right Neighborhood

St. Lucie County spans from the beaches near Fort Pierce to family neighborhoods in western PSL. Martin County offers more rural and waterfront options around Stuart, Palm City, and Hobe Sound. Consider commute times, flood zones, and HOA restrictions.

Tip: Use our flood zone tool on each listing page to check FEMA flood designations before falling in love with a property.

Work With a Local Buyer's Agent

A buyer's agent costs you nothing — the seller pays the commission. A local agent knows which neighborhoods are appreciating, which HOAs to avoid, and how to structure a competitive offer. Darci has worked the Treasure Coast market for over 15 years.

Tip: Your buyer's agent should be actively showing homes in your price range right now. Ask them to show you homes they've personally walked recently.

Make an Offer

When you find the right home, move quickly. Your agent will prepare a Purchase and Sale Agreement with price, contingencies (inspection, financing, appraisal), and closing timeline. In competitive markets, sellers often want 30-45 day closings.

Tip: An escalation clause lets you automatically outbid competing offers up to a cap — useful in multiple-offer situations.

Schedule a Home Inspection

Always get a home inspection — even for new construction. A licensed inspector examines the roof, foundation, electrical, plumbing, HVAC, and more. In Florida, also consider a wind mitigation inspection (can lower insurance) and a four-point inspection (required for older homes by many insurers).

Tip: Budget $400-600 for a standard inspection. It's the best money you'll spend.

Order the Appraisal

Your lender will order an appraisal to confirm the home's value matches the purchase price. If the home appraises below the agreed price, you can renegotiate, make up the difference in cash, or walk away (if your contract has an appraisal contingency).

Secure Homeowner's Insurance

Florida insurance can be complex due to hurricane risk, flood zones, and roof age restrictions. Get quotes from at least three carriers. For properties in flood zones (A or AE), you'll also need separate flood insurance through FEMA's NFIP or a private carrier.

Tip: Insurers in Florida often require a roof replacement if it's over 15-20 years old. Factor this into your offer negotiations.

Do a Final Walk-Through

The day before or morning of closing, walk through the property one more time. Confirm all agreed-upon repairs were completed, nothing was damaged during the move-out, and all agreed appliances/fixtures remain. This is your last chance to raise concerns before signing.

Close and Get Your Keys

At closing, you'll sign dozens of documents and pay closing costs (typically 2-5% of the purchase price for the buyer). In Florida, closings are typically handled by a title company or real estate attorney. Wire your funds the day before if possible to avoid delays.

Tip: Average closing costs in Florida: title insurance ($1,000-3,000), lender fees ($1,000-2,000), recording fees (~$250), and prorated property taxes.