Every year, countless northern buyers arrive in Southwest Florida armed with dreams of palms, pelicans, and perfect winter weather. But many quickly discover that our real estate market plays by a different set of rules. From speedy timelines to insurance quirks to community fees that actually fund resort-level lifestyles, Florida real estate likes to keep newcomers on their toes.
Here are the top 10 things northern buyers don’t realize until they’re knee-deep in sunshine, contracts, and coconut palms.
1. Timelines Move Faster Than You Think
In Florida, inspection periods are short, financing windows are tight, and sellers expect buyers to move quickly.
If you’re used to long attorney-review periods or slow-paced negotiations, Florida’s tempo will feel more like a speedboat than a sailboat.
2. Earnest Money Is Due Almost Immediately
Many buyers are surprised that their escrow deposit is often due within 1–3 days of contract acceptance.
Waiting a week? Not an option here.
3. Flood Zones Don’t Mean What You Think
Being “in a flood zone” sounds dramatic in northern states, but in Florida, it’s essentially every property.
The real differentiator is which flood zone (AE vs. X vs. VE) and whether the property requires flood insurance.
4. Insurance Plays a Starring Role
Roof ages, plumbing types, wind mitigation, and elevation can dramatically shape insurability and monthly costs.
Insurance quotes often influence offer strategy as much as comps.
5. Condos Follow Their Own Rulebook
Florida condo associations are more structured and heavily regulated than many northern buyers expect.
Think:
• Reserve studies
• Statutory budgets
• Special assessments
• Mandatory disclosures
• Upcoming state-mandated inspection cycles
These matter. A lot.
6. HOA and Condo Fees Often Include What You Pay Separately Up North
Landscaping, irrigation, pools, security, cable, internet, roofs, exterior insurance…
For many communities, these fees actually replace several northern household expenses.
Sticker shock happens until the math is broken down.
7. Golf Memberships Can Make or Break Your Plans
In Naples, Bonita, Marco Island, and Fort Myers, some communities require golf memberships. Others offer optional or social memberships.
Buyers often fall in love with a home before realizing the membership cost is equal to a luxury car payment.
8. FIRPTA Sneaks Up on Everyone
Foreign sellers trigger withholding rules that must be handled correctly to avoid closing delays.
Many northern buyers don’t expect this wrinkle, but it’s common in second-home markets like ours.
9. Seasonality Changes Everything
Inventory, traffic, pricing, showing availability, rental rules, and even the vibe of the neighborhood shift dramatically between January and August.
A community in March might look nothing like the same street in September.
10. “Turnkey Furnished” Means… Very Literally Turnkey
In Florida, “turnkey” usually means everything: dishes, linens, artwork, coffee mugs, patio loungers, beach chairs.
Northern buyers often laugh at closings when they realize they now own three margarita blenders.
Conclusion
Buying a home in Southwest Florida is thrilling, but it’s also a different universe compared to northern states. Understanding these nuances helps buyers make confident, informed decisions and ensures their transition to the Sunshine State is smooth, sunny, and stress-free.
If you’re considering a move to Naples, Marco Island, Bonita Springs, Cape Coral, or anywhere in between, I’m here to help guide you, protect you, and celebrate with you when you finally get those palm trees in the backyard.
Thinking about buying or selling in Naples?
Protect your investment with a trusted local expert by your side.
📞 Call Brian J Giacomello at 239-281-5269
📧 Email: [email protected]
William Raveis Real Estate | 720 5th Ave S. #201 Naples FL 34102
