Everything you need to know about buying, selling, and investing in South Florida real estate.

Buying a home in South Florida typically involves five steps: (1) mortgage pre-approval or proof of funds, (2) working with a licensed buyer's agent to identify properties, (3) submitting an offer and negotiating terms, (4) completing inspections and due diligence, and (5) closing. In South Florida, the average timeline from accepted offer to close is 30–45 days for financed purchases and 7–21 days for all-cash offers.

You are not legally required to use a buyer's agent in Florida, but it is strongly recommended. A buyer's agent represents your interests exclusively, handles negotiations, coordinates inspections and title, and is typically compensated by the seller — meaning their representation costs you nothing in most transactions. Landmark Signature Realty agents are available to represent buyers across Palm Beach, Broward, and Miami-Dade counties.

Financed purchases in Florida typically close in 30 to 45 days from accepted offer. Cash purchases can close in as little as 7 to 14 days. Delays can occur due to title issues, HOA document review periods (typically 3 days), inspection negotiations, or lender underwriting. South Florida condos with association approval requirements may add additional time.

Florida buyers typically pay 2% to 5% of the purchase price in closing costs. These include lender fees (origination, appraisal, underwriting), title insurance, documentary stamp taxes on the mortgage (35 cents per $100), prepaid HOA fees, homeowner's insurance, and property tax escrow. Cash buyers avoid lender fees but still pay title, taxes, and insurance. Landmark agents provide a detailed net sheet before you make an offer.

Yes. Foreign nationals can purchase real estate in the United States without restriction. International buyers must be aware of FIRPTA withholding (15% of sale price withheld at closing for future tax purposes), potential FBAR and FATCA reporting requirements, and may face different mortgage qualification criteria. Many international buyers purchase in cash. Landmark Signature Realty has extensive experience serving buyers from Latin America, Europe, Canada, and Asia.

A flat-fee listing means you pay a fixed amount for your listing services rather than a percentage of your sale price. Traditional agents charge 2.5% to 3% of the sale price — on a $500,000 home, that's $12,500 to $15,000. Landmark's flat-fee packages start at $699 for a $300K–$600K home, potentially saving you $11,000 or more. You still get full MLS exposure, professional marketing, and licensed agent support.

Yes. Every Landmark listing package includes a full BeachesMLS listing, which automatically syndicates to Zillow, Realtor.com, Trulia, Homes.com, and hundreds of partner sites. BeachesMLS is the official MLS for Palm Beach, Broward, and Miami-Dade counties, ensuring your listing has maximum exposure to local and national buyer agents.

Yes. Every Landmark listing is supported by a licensed Florida real estate broker. Depending on your package, agent involvement ranges from offer consultation (Bronze) to full negotiation and representation through closing (Platinum). Your Landmark agent is reachable by phone, text, and email throughout the entire process.

Preparation depends on your price point and target buyer. Key steps include: decluttering and deep cleaning, completing minor repairs (leaky faucets, chips, cracks), fresh neutral paint if needed, and professional photography. For homes over $600K, we recommend a staging consultation. Platinum package clients receive a full pre-listing staging consultation. Our agents provide a customized checklist during your initial consultation.

Once you receive an offer, your Landmark agent reviews it with you — covering price, financing contingency, inspection period, closing date, and any seller concessions requested. Bronze and Silver clients receive consultation support. Gold and Platinum clients have full agent negotiation. After acceptance, you enter the due diligence period (typically 10–15 days in South Florida) for inspections and appraisal, followed by closing preparation.

Landmark offers four tiers: Bronze (entry-level flat fee), Silver (mid-tier with enhanced photos and lockbox), Gold (full marketing with drone photography and social media), and Platinum (full-service 1.5% professional fee with complete agent representation). Prices vary by your home's value range — Bronze starts at $499 for under-$300K homes and goes up to $1,199 for $1M+ homes. See the full pricing page for all tier details.

Bronze provides essential MLS listing with up to 10 photos. Silver adds a floor plan, lockbox, and agent showing support. Gold upgrades to 20+ photos, drone aerial photography, and additional digital marketing. Platinum is the all-inclusive package with up to 50 photos, 3D virtual tour, twilight photography, full offer negotiation, inspection representation, and complete closing support — priced at 1.5% with a minimum of $8,500.

Savings depend on your home value and chosen package. On a $500,000 home: Gold at $3,299 saves you $11,701 versus traditional agent compensation of $15,000. On a $1,000,000 home: Gold at $4,999 saves you $25,001 versus $30,000 in traditional agent compensation. Use the savings calculator on our homepage or sell page to see your exact savings based on your home's value.

No hidden fees. The package price you see is what you pay to Landmark for listing services. Note that you may separately choose to offer buyer's agent compensation (typically 2.5% to 3% of sale price), which is negotiable and paid from sale proceeds at closing if offered. Landmark's flat fee is for your side of the transaction only.

Yes. You can upgrade your package at any time by paying the price difference between your current tier and the higher tier. Downgrades are not permitted once marketing materials (photos, MLS listing, digital advertising) have been created or launched. If you need to change your package, contact your Landmark agent directly.

Wellington, Florida is the Winter Equestrian Capital of the World — home to the Winter Equestrian Festival, the largest equestrian event in the world, and world-class polo at the International Polo Club. The real estate market is defined by equestrian estates, luxury gated communities, and exceptional quality of life. Wellington offers top-rated schools, low crime, and proximity to Palm Beach and the Atlantic coast. Properties range from $400K family homes to $15M+ premier equestrian compounds.

Wellington offers the full spectrum of equestrian real estate: horse farms with full competition facilities (barns, paddocks, arenas), polo estates adjacent to the International Polo Club, luxury homes in equestrian-gated communities like Equestrian Club Estates and Mallet Hill, WEC-adjacent properties minutes from the Winter Equestrian Festival show grounds, and single-family homes in equestrian communities with shared trail access and boarding facilities.

The median list price in Wellington is approximately $1.4 million as of 2026, driven by strong demand in the equestrian market. Non-equestrian homes in communities like Versailles and Olympia range from $400K to $900K. Equestrian estates with acreage and competition facilities typically range from $1.5M to $15M+. The Wellington market has seen consistent year-over-year appreciation, with limited equestrian inventory keeping values elevated.

Wellington is located in western Palm Beach County. Distances: 20 minutes east to downtown West Palm Beach, 45 minutes to Fort Lauderdale, and approximately 75 minutes to downtown Miami (without traffic). Palm Beach International Airport (PBI) is about 25 minutes away. Wellington's location provides access to all of South Florida's urban amenities while maintaining a quieter, estate-oriented lifestyle.

Top neighborhoods depend on your priorities. For premier equestrian estates: Palm Beach Point (competition horse farms), Saddle Trail Park, and Grand Prix Village (WEC-adjacent). For luxury community living: Equestrian Club Estates (golf and equestrian), Mallet Hill (polo lifestyle), and Palm Beach Polo & Country Club. For families: Versailles and Olympia (top-rated schools, non-equestrian luxury). For newer construction: Arden (master-planned community).

Yes. There are no federal restrictions on foreign nationals purchasing US real estate. Non-residents can own property in their personal name, through a US LLC, or through a foreign corporation. The choice of ownership structure has significant tax and estate planning implications. Landmark recommends consulting a US real estate attorney and CPA familiar with international buyer transactions before closing.

FIRPTA (Foreign Investment in Real Property Tax Act) requires the withholding of 15% of the gross sale price when a foreign national sells US real estate. This withholding is remitted to the IRS as a prepayment of capital gains taxes. The withholding can be reduced or eliminated through an IRS withholding certificate if the actual tax liability is lower. FIRPTA only applies when selling — it does not affect the purchase process for international buyers.

No. Remote closings using a power of attorney are common in South Florida for international buyers. Your attorney can be authorized via a notarized and apostilled power of attorney to sign closing documents on your behalf in Florida. Electronic signing (RON — Remote Online Notarization) is also available for most documents. Landmark's team coordinates international closings regularly and can connect you with attorneys experienced in cross-border transactions.

Our platform and team serve clients in English, Spanish, Portuguese, French, Russian, Polish, German, and Mandarin Chinese. Our AI assistant responds fluently in all 8 languages. We have agent partnerships across the major South Florida international buyer corridors: Brazil, Argentina, Colombia, Mexico, Russia, Poland, Germany, France, Canada, and China.

International buyers have several financing options. Foreign national mortgage programs (available through specialized lenders) typically require 30–40% down payment, higher interest rates, and additional documentation including foreign bank statements, employment verification, and credit history from your home country. Many international buyers choose cash purchases to simplify the transaction. DSCR (Debt Service Coverage Ratio) loans are also available for investment properties. Landmark can connect you with lenders experienced in international buyer financing.

Top investment markets in South Florida by strategy: for short-term rental (STR) income, look at Fort Lauderdale, Hollywood, and Hallandale Beach (check local STR regulations first). For long-term appreciation, Wellington, Boca Raton, and Palm Beach Gardens have shown consistent growth. For cap rate and cash flow, Pompano Beach, Miramar, and Doral offer mid-market multi-family opportunities. For ultra-luxury appreciation, Bal Harbour, Sunny Isles Beach, and Coral Gables remain strong.

South Florida has outperformed national averages significantly over the past five years, driven by domestic migration from high-tax states (New York, California, Illinois), continued international buyer demand, limited land supply along the coast, and strong employment growth in finance, tech, and healthcare. The three-county market (Palm Beach, Broward, Miami-Dade) represents one of the most diverse luxury and investment markets in the United States.

Short-term rental regulations vary significantly by city and even by neighborhood. Miami Beach has strict STR regulations with specific zoning designations. Fort Lauderdale has licensing requirements and occupancy limits. Many HOA communities prohibit rentals under 6 or 12 months. Some municipalities require annual licenses, health and safety inspections, and local bed taxes. Always verify STR regulations at the city and HOA level before purchasing with rental income intent.

Average days on market (DOM) varies by county and price point. As of 2026: Palm Beach County averages 32 days, Broward County averages 28 days, and Miami-Dade averages 35 days. Wellington's equestrian market averages 29 days. Ultra-luxury properties over $5M typically see longer market times (60–120+ days). Well-priced properties in desirable areas at or under $1M often see offers within 14 days.

While past performance does not guarantee future results, South Florida's structural advantages — limited supply, continued inbound migration, international demand, favorable tax policy (no state income tax), and climate — support continued moderate appreciation. The local market is not immune to national interest rate cycles, but South Florida has historically recovered faster and outperformed after corrections. Our agents can provide current market data and a comparative market analysis for any specific area.

Landmark's AI assistant is powered by Claude, Anthropic's large language model. It is trained on South Florida market data, neighborhood guides, pricing history, and real estate transaction processes. You can ask it questions in plain language — about pricing, neighborhoods, schools, investment strategies, or the buying/selling process — and receive detailed, accurate responses. In Phase 5, the AI will also have live access to MLS data for real-time property queries.

The AI assistant responds fluently in all 8 languages available on the Landmark platform: English, Spanish, Portuguese (Brazilian), French, Russian, Polish, German, and Mandarin Chinese. Simply ask your question in your preferred language and the AI will respond in kind. All legal disclaimers and property information are also available in these languages.

Yes. Conversations with the AI assistant are not stored with personally identifiable information unless you submit a lead form. The AI input is processed through secured API calls to Anthropic's infrastructure. We do not sell or share your conversation data with third parties. For complete details, see our Privacy Policy.

The AI assistant can provide historical market trends, current pricing data, and general market direction analysis. However, it cannot predict future prices with certainty — no system can. Real estate is influenced by macroeconomic factors (interest rates, employment, migration), local supply/demand, and individual property factors. Use AI analysis as one input in your decision-making alongside a licensed agent's expertise.

Live MLS integration with BeachesMLS is scheduled for Phase 5 of our platform build. In the current phase, the AI has access to market-level data and historical pricing information. When live IDX integration is complete, you will be able to ask the AI about specific available listings, request property comparisons, and get real-time inventory counts by city and price range.

Minimum credit score requirements depend on the loan type: FHA loans require a minimum 580 score (with 3.5% down) or 500 (with 10% down). Conventional loans typically require 620 minimum, with better rates above 740. Jumbo loans (over $766,550 in 2026) generally require 700+ and often 720+. Foreign national mortgage programs have separate criteria. Landlord assurance programs for self-employed buyers may require higher scores. Your lender provides exact requirements.

Down payment requirements in Florida: FHA loans start at 3.5%. Conventional loans can start at 3% for first-time buyers (Fannie Mae HomeReady) and 5% for others. Most conventional lenders recommend 20% to avoid private mortgage insurance (PMI). Jumbo loans typically require 20–30% down. Investment properties typically require 20–25% minimum. Second/vacation homes require 10–20%. Down payment assistance programs are available for qualified buyers through Florida Housing Finance Corporation.

Yes. Several lenders offer Foreign National mortgage programs specifically for non-US residents purchasing in Florida. These programs typically require 30–40% down payment, a letter from a foreign bank confirming assets, 2 years of foreign credit history or a letter explaining absence of US credit, and in some cases a 1-year US bank account showing 12 months of reserves. Interest rates are typically 1–2% higher than conventional loans. Landmark can refer you to lenders with active foreign national programs.

Properties above the conforming loan limit ($766,550 in 2026) require jumbo financing. Jumbo loans have stricter qualification criteria: minimum credit scores of 700–720, 12–18 months cash reserves required, debt-to-income ratio under 43%, full income documentation, and typically two appraisals on properties over $2M. Self-employed buyers need 2 years of personal and business tax returns. Ultra-luxury buyers (over $5M) may access private banking portfolio loans with customized terms.

FIRPTA (Foreign Investment in Real Property Tax Act) does not directly affect international buyers at time of purchase — it applies when foreign nationals sell US property. At that time, 15% of the gross sale price is withheld as a prepayment of potential US tax liability. Buyers purchasing from a foreign seller are responsible for ensuring the withholding occurs and remitting it to the IRS — failure to do so creates liability for the buyer. Your real estate attorney and title company manage this process. Landmark's team is familiar with FIRPTA transactions.