How to Buy a House in Orlando (2025 Starter Guide) By People’s Industry Investments — Orlando cash buyers & licensed real estate pros

How to Buy a House in Orlando (2025 Starter Guide)

• Budget → Pre-approval → Tours → Offer → Inspections/Insurance → Appraisal/Underwriting → Title/HOA docs → Close (≈30 days financed; 7–14 days cash).

• Florida quirks: insurance (roof age, 4-point/wind-mit), HOA/condo docs & estoppels, possible CDD fees in newer communities, property taxes paid in arrears, and homestead after closing (file early).

10-step Orlando buying roadmap (clear & skimmable)

1. Set a crisp budget

   • List your monthly comfort number first; back into price with your lender.

   • Include HOA/condo dues + any CDD line many new-build areas have.

2. Get a real pre-approval (not a pre-qual)

   • Desktop-underwritten (DU/LP) letters beat flimsy pre-quals.

   • Ask your lender for insurance guidance now (roof age, 4-point/wind-mit).

3. Shortlist neighborhoods & filters

   • Commute/time, school needs, HOA rules (parking, pets, rentals), flood zone, and insurance profile (roof age matters here).

4. Tour efficiently

   • See the best comps back-to-back. Track condition, roof/HVAC ages, windows, and any water/stucco issues common to the build era.

5. Write a winning Orlando offerToggle these dials based on competition:

   • Price & seller credits (can use for rate buydowns).

   • Inspection period (short & specific beats long & vague).

   • Appraisal plan (standard, gap language, or waive w/ strong LTV).

   • Closing timeline (30 days conventional, ~21 VA/FHA if clean; 7–14 days cash).

   • Post-occupancy if the seller needs a brief rent-back.

6. Inspections (Florida reality)

   • General home inspection + 4-point (roof/elec/HVAC/plumbing) and wind-mit for insurance credits.

   • Sewer scope, WDO (termite), and roof opinions as condition suggests.

7. Insurance & underwriting

   • Bind early—insurers scrutinize roof age, electrical type, and water heaters. Lenders won’t clear you to close without a binder.

8. Title work & association docs

   • Title orders lien/permit searches and HOA/condo estoppels.

   • Condo buyers: you’ll receive a resale document package and (under 2025 rules) a statutory review window after delivery—plan your closing after that window.

9. Appraisal & final loan approval

   • If value hits: proceed to clear-to-close.

   • If short: renegotiate, increase down, or invoke any appraisal-gap terms you set.

10. Walkthrough & closing day

11. Confirm condition + agreed repairs, sign at title, fund, and get keys.

12. After closing: file Homestead and ask your agent about Save Our Homes portability if you’re moving from another Florida homestead.

What it really costs to buy in Florida (plain-English)

• Down payment: 0–3.5–5–20% depending on program.

• Closing costs (buyer side): lender fees, appraisal, insurance, note doc stamps (often quoted around $0.35 per $100of loan amount) and intangible tax on the mortgage (often around 0.2% of the loan), plus title/recording items typically on the buyer side for the mortgage.

• Prepaids/escrows: property taxes (paid in arrears in FL), homeowner’s insurance, and interest to month-end.

• HOA/condo: application/transfer fees; monthly dues; for condos, expect a questionnaire and building insurance review.

• CDD (if applicable): appears as an annual line on your tax bill in many newer communities.

We’ll produce a line-item estimate by property so you aren’t guessing—then negotiate credits or a seller-paid rate buydown if that’s smarter for your payment.

Offer-strength menu (copy/paste)

• Proof of funds / fully underwritten letter attached

• Inspection: 5–7 calendar days, access granted day 1

• Appraisal: standard | limited gap up to $___ | waive (if low LTV/cash)

• Closing: 30 days (conventional) | 21–28 days (FHA/VA, clean) | 7–14 days cash

• Credits: request $___ toward rate buydown/closing only if needed

• Post-occupancy (optional): up to days at $/day + deposit

Insurance & roof reality (why homes “die” in underwriting)

• Roofs near end-of-life (or certain shingle types) can trigger coverage denials or higher premiums.

• 4-point and wind-mit inspections are your friend—bring them forward early.

• During named storms, insurers may pause new policies in Florida; time your binding/closing around moratoriums. Cash deals aren’t subject to lender insurance clearance, but you still want coverage on day one.

Condo & townhome buyer notes (save these headaches)

• Get the full condo package early (declaration/bylaws/rules, budget/financials, FAQ, minutes, insurance summary) + any Milestone/SIRS status in taller buildings.

• Budget the condo’s statutory review window after you receive the docs (for many 2025 contracts, it’s a week). Don’t set closing inside that window.

• FHA buyers can sometimes use Single-Unit Approval if the association cooperates with documentation.

New construction? Different playbook

• Builder contracts are builder-friendly (deadlines, addenda, change orders).

• Verify what’s included vs options, warranty coverage, lot premiums, and whether there’s a CDD.

• Always independent inspect: pre-drywall + final.

• Lock your rate smartly (float-down options if available).

Q&A (concise, direct)

Q: How long does it take to buy a home in Orlando?A: Cash: ~7–14 days with clear title. Financed: usually ~30 days from contract to close (longer if appraisal/insurance/HOA docs lag).

Q: What inspections do I actually need in Florida?A: General home + 4-point and wind-mit (for insurance), plus WDO (termite) and sewer scope as condition suggests.

Q: What are typical buyer closing costs in Florida?A: Lender fees, appraisal, title/recording, insurance, prepaids/escrows, and state mortgage taxes commonly quoted around 0.35% (note stamps) + 0.2% (intangible) of the loan amount—plus HOA/condo charges where applicable.

Q: Can I ask the seller to help with costs or rate?A: Yes—seller credits can fund closing costs or rate buydowns. Sometimes a slightly higher price + credit nets the same for the seller but lowers your payment.

Q: When do Florida condo buyers get to cancel?A: By statute, condo resales include a document-review rescission window after you receive the package. In 2025, many contracts provide a week—confirm at signing and schedule closing after it.

Your first consult with us (what happens)

• Money plan: Payment-first budgeting, then loan options that fit your comfort.

• Shortlist: 3–5 best neighborhoods/condos for your wish list and insurance tolerance.

• Offer strategy: We pre-flight insurance/title/association details so your first offer is your best offer.

• Closing orchestration: We drive inspections, association docs, appraisal, insurance, and title so the file glides to clear-to-close.

People’s Industry Investments (Orlando, FL)Buyer agency • Cash offers (sell-to-buy) • New-build representation