Free Resource · South Florida-Specific · Updated 2026
Florida First-Time Homebuyer Checklist 2026
32 Steps · From Credit Check to Homestead Exemption Filing · Printable
Most homebuyer checklists are generic. This one is built specifically for South Florida — covering the insurance crisis, DPA programs up to $185K, 4-point inspection requirements, wind mitigation credits, and the March 1 homestead exemption deadline most new owners miss. Bookmark it. Print it. Work through it in order.
Whether you're buying your first home, investing in multifamily properties, or exploring FHA financing options, schedule a free consultation with Roland Ruiz — the only Realtor in South Florida with 20+ years as a licensed General Contractor.
Pull your credit reports from all three bureaus Critical
Free at AnnualCreditReport.com — not Credit Karma. Check for errors on each bureau. Mortgage lenders use your middle score from all three.
2
Know your real South Florida monthly payment — not a calculator estimate SF-Specific
National calculators use $1,800/year for insurance. South Florida reality: $4,000–$8,000/year. Budget P&I + real insurance + property taxes + HOA if applicable. See Income-to-Buy Calculator.
3
Research every DPA program you qualify for before assuming you need a large down payment DPA
Miami-Dade: up to $80K. Broward: up to $120K. Palm Beach: up to $185K. Coral Springs city: up to $80K. See the South Florida Grants Directory.
4
Pay down revolving credit card balances to under 10% utilization
Fastest credit score improvement available. On a $5,000 limit card, keep balance under $500. Changes reflect within 30–45 days of next statement closing. See Credit Score Guide.
5
Gather financial documents before contacting any lender
2 years W-2s, 2 years tax returns, 30 days pay stubs, 2 months bank statements (all pages, all accounts), photo ID, SS number. Having these ready cuts pre-approval from 2 weeks to 48 hours.
7
Get pre-approved — not pre-qualified — from a Florida-experienced lender Critical
Ask: Do you originate Florida Housing Finance Corporation loans? Do you have experience with Hometown Heroes and county DPA stacking? See Pre-Approval Guide.
7
Call Roland Ruiz before visiting any property or new construction sales office Critical
305-731-0387. Free GC-backed buyer representation. For DR Horton: one 5-minute call before visiting any sales office gives you free pre-drywall and final walkthrough. The builder pays — it costs you nothing.
Phase 2 — Property Search
Before you fall in love with any specific home
8
Define must-haves vs. nice-to-haves before your first showing
Bedrooms, bathrooms, school zone, HOA or no HOA, new vs. existing construction, commute max. Know your dealbreakers before emotional investment begins.
9
Check flood zone before scheduling any showing SF-Specific
msc.fema.gov — enter the address. Zone AE adds $1,500–$4,000/year in flood insurance that changes your monthly payment and DTI. Do this before falling in love.
10
Get an insurance quote before going under contract on any specific property CriticalSF-Specific
Call 2–3 South Florida insurance brokers with the address and year built. Takes 24 hours. Prevents the single most expensive pre-closing surprise in South Florida real estate. See Insurance Crisis Guide.
11
Ask for roof permits and HVAC age on every target property before scheduling
Permit records are public at the county portal. A 17-year-old shingle roof affects insurance and is a negotiating point. Know this before you drive out.
12
For FHA financing: verify condo FHA approval status at hud.gov if considering condos
Post-Surfside, many South Florida condo buildings lost FHA approval. Verify before making any offer. See Condo Buying Guide.
13
For HOA properties: request reserve fund study and last 12 months of meeting minutes
An HOA with inadequate reserves is a special assessment waiting to happen. See HOA Costs Guide.
Phase 3 — Offer and Contract
After finding your target property
14
Review every contract term before signing — especially the inspection period Critical
Standard Florida inspection period: 10–15 days. This is your unconditional exit window. Never waive or shorten it without expert guidance. Your earnest money is protected during this window — and only this window.
15
Pay earnest money within the contract deadline — typically 3 business days Critical
Wire only after direct verbal confirmation with the title company at a number you found independently. Wire fraud is the fastest-growing real estate crime in Florida. See Earnest Money Guide.
16
Order homeowners insurance quotes within the first week of contract
Do not wait until closing week. If insurance costs are prohibitive for the specific property, you want to know during the inspection period when you can still exit cleanly.
Phase 4 — Inspection Period
The most important phase — use every day of it
17
Schedule Roland's GC walkthrough on Day 3–5 of inspection period Critical
Not Day 12. Early timing gives maximum time to evaluate findings, get contractor estimates, and negotiate before the inspection period deadline. Call 305-731-0387.
18
Schedule a full home inspection with a licensed South Florida inspector
$350–$600. Attend in person if possible. Two hours of learning about your future home's condition directly from the inspector.
19
Schedule a 4-point inspection for any home 20+ years old SF-Specific
Required by most South Florida insurers. Covers roof, electrical, plumbing, HVAC. See 4-Point Inspection Guide.
20
Request a wind mitigation inspection SF-Specific
$75–$150. Can permanently reduce your insurance 10–40%. Most buyers skip this and overpay every year they own the home. See Wind Mitigation Guide.
21
Schedule a WDO (termite) inspection
Required by most lenders. Florida termite activity is among the highest in the nation, especially in older South Dade CBS construction.
22
Negotiate based on inspection findings before the inspection period expires
Once the inspection period expires, you lose the ability to exit with your earnest money based on inspection findings. All negotiation must conclude before the deadline.
Phase 5 — Loan and Pre-Closing
Between contract and closing
23
Lock your interest rate — discuss timing with your lender
A rate lock protects you from rate increases during processing. Typical lock periods: 30–60 days. Lock too early and you may need an extension (cost); too late and you're exposed to market movement.
24
Do not make major purchases or open new credit between pre-approval and closing Critical
No new credit cards. No car loans. No furniture financing. No job changes without lender conversation. Your lender re-verifies credit before closing — any new debt can disqualify you days before keys.
25
Respond to all lender document requests same day
Underwriters move at the speed of your responses. A 48-hour delay from you creates a 5-day closing delay. Keep documents organized and respond immediately.
26
Review the Closing Disclosure when it arrives — compare to your Loan Estimate Critical
The CD arrives 3 business days before closing. Compare Section A fees (cannot increase from LE), verify your earnest money credit, verify seller's tax proration. See Closing Disclosure Guide.
Phase 6 — Closing Day and After
The final steps — and the ones most new owners miss
27
Final walkthrough 24–48 hours before closing
Verify the property is in the same condition as when inspected and all agreed-upon repairs were completed. Your last opportunity to raise issues before you own it.
28
Wire closing funds only after direct verbal confirmation with the title company Critical
Call the title company at a number you found independently — not from an email. Wire fraud targeting real estate closings costs Florida buyers millions annually.
29
File for Florida Homestead Exemption by March 1 of the following year CriticalSF-Specific
Saves up to $50,000 off assessed value. Caps future increases at 3%/year. Miss the March 1 deadline and you lose the benefit for that entire year. Set a calendar reminder today. See Homestead Exemption Guide.
30
Change locks on closing day
You have no way of knowing how many key copies exist. A locksmith visit ($100–$200) is worth every dollar.
31
Update Florida driver's license, voter registration, and vehicle registration to new address
Required to maintain Homestead Exemption eligibility in subsequent years. The property appraiser cross-checks these records.
32
If moving from another Florida homesteaded property: file portability by March 1 SF-Specific
Transfer up to $500,000 in Save Our Homes tax savings to your new home. File Form DR-501T simultaneously with your homestead application. See Portability Guide.
Roland Ruiz answers his own phone. Free buyer representation — GC construction assessment, DPA program coordination, and commercial real estate expertise at zero cost to you.
Roland answers his own phone. No gatekeepers, no referrals to a junior agent. 20 years as a licensed General Contractor means you get a real assessment — not just a showing.
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About Roland Ruiz
Roland Ruiz
Florida Realtor · Licensed General Contractor
South Florida real estate guidance. Roland helps buyers, investors, and families ask better questions before making a South Florida real estate decision.
Keller Williams Premier PropertiesLicensed General ContractorMiami-Dade · Broward · Palm Beach · Collier
