A Smart Buyer’s Checklist for Evaluating Florida Real Estate in 2026

Buying a home in Florida is different from buying up north. Between insurance, HOAs, new construction options, and fast-growing communities, there’s more to evaluate — and the market shifts have added another layer. The good news? Inventory is up, price growth has cooled, and buyers have the breathing room they haven’t had in years.

Here’s a straightforward checklist to help you compare communities, understand costs, and make a confident decision when you’re ready to make Florida home.

1. Know the Local Market Before You Look

Florida isn’t one market — it’s dozens. Prices, inventory, and demand can vary dramatically from one neighborhood to the next. Before visiting, take a moment to learn:

• Current pricing trends

• Days on market

• What inventory looks like today

• Whether new construction is competing with resale homes

A little homework gives you the context you need to choose the right area and avoid surprises.

2. New Construction vs. Resale — Understand the Trade-Offs

Florida’s new construction market is strong, and the gap between new and resale homes has narrowed. Both have advantages:

New Construction Offers:

• Modern layouts and energy-efficient systems

• Builder incentives (rate buydowns, closing costs)

• Warranty protection

Resale Homes Offer:

• Mature neighborhoods and finished amenities

• Often lower taxes and potentially lower ongoing fees

The key is comparing long-term costs, lifestyle fit, and how each community is developing.

3. Focus on Monthly Carrying Costs, Not Just Price

Your monthly budget will depend on three main factors:

• Mortgage (rate, loan type, down payment)

• Property taxes (varies by county and community)

• Insurance (influenced by age of roof, wind mitigation, distance to coast)

This is the area where buyers new to the state often miscalculate. A realistic look at these three numbers gives you clarity and confidence.

4. Understand HOAs, CDDs, and Community Fees

Florida has a wide range of communities — from small, low-fee neighborhoods to resort-style villages. Always ask:

• What are the HOA dues?

• Is there a CDD?

• What amenities are included?

• Are fees likely to increase as the community grows?

The right community should feel comfortable both for your lifestyle and your budget.

5. Evaluate the Home’s Age and Construction Quality

In Florida, home age directly impacts insurance costs and long-term maintenance. Pay attention to:

• Roof age and type

• Windows (impact vs. non-impact)

• HVAC and water heater

• Block vs. wood construction

• Elevation and drainage

These details matter far more here than in many other states.

6. Look at the Area’s Long-Term Trajectory

Florida grows fast, and the best communities are planned with future development in mind. Consider:

• Upcoming schools

• Planned commercial projects

• Road expansions

• New amenities being added

These factors influence appreciation and walkability — two things buyers increasingly prioritize.

7. Match the Home to Your Lifestyle

Most people move to Florida for the lifestyle. Think about how you want to live:

• Do you want walkability?

• How important is access to beaches, golf, or fitness?

• Are you looking for a quiet neighborhood or an active one?

• What conveniences matter day-to-day?

The right home should support the way you see yourself living here.

8. Visit More Than Once if You Can

Different seasons offer different experiences. If you can return during winter and spring, you’ll see how the area feels when tourism is at its peak and the seasonal population returns.

If that’s not possible, virtual walk-throughs and neighborhood videos can help fill the gap.

Final Thought

Florida offers an incredible lifestyle, strong long-term appeal, and — thanks to today’s more balanced market — the chance for buyers to take their time and compare options thoughtfully. With a smart checklist in hand, you can evaluate communities clearly, understand the true costs, and make a move that aligns with both your lifestyle and long-term plans.