Buying a home on the Treasure Coast

Quick answer: Buying here is different from buying up north in four ways: the insurance quote matters as much as the inspection, the roof's age can decide whether you can get a loan, most communities have an HOA and some have a CDD on top of it, and a lot of what you'll see online is new construction with its own rules. I work with buyers from Port St. Lucie to Vero Beach, in person or by video if you're still out of state. We start with a 20-minute call about what you actually want, I send you only what fits, and when we write an offer I get your insurance quote and roof answer before your contingency runs out, not after. Buyer representation is agreed in writing before we tour, as Florida now requires, and I'll explain exactly what it says.

What's different about buying here

  1. Insurance before you fall in love. Home insurance on the Treasure Coast depends on the roof age, the year the house was built, the windows and the distance to the water. Two similar houses can quote $2,500 apart. I get a real quote during the inspection period, every time, and if the number kills the deal we find out while you can still walk away.
  2. The roof decides the loan. Most insurers won't write a policy on a shingle roof much past 15 years, and no policy means no mortgage. Roof age is the first question I ask about any house you like, before we drive over.
  3. HOA, condo and CDD. Most communities here have an association fee; some newer ones in Port St. Lucie also have a Community Development District assessment on the tax bill. I pull the budget, the rules and the estoppel so you know what you're agreeing to, and I'll tell you which ones have special assessments coming.
  4. Flood zones. Plenty of homes here are in an X zone and need no flood insurance; some near the river or the lagoon are in AE and do. I check the FEMA map and the elevation certificate before we write, and I'll show you how to read it.
  5. New construction. A big share of what's for sale from Port St. Lucie to Vero is new. The builder's agent works for the builder. I go to the first visit with you, review the contract and the incentives, and watch the construction so nothing gets missed at the walk-through.
  6. 55+ and gated rules. Age restrictions, rental caps, pet rules and the gate itself all live in the documents. If you're buying in one of the 55+ communities or gated communities, we read them before you sign.

How I work with buyers

  1. A short call first. Twenty minutes on where, when, how much, and what you won't compromise on. If you're not sure which town yet, start with the Port St. Lucie versus Stuart guide and the area pages.
  2. A filtered search, not a firehose. You get the homes that fit, with my notes on each one: roof, HOA, flood zone, what I'd offer. Not every listing within 30 miles.
  3. Showings in person or on video. If you're still in New York or Ohio, I walk the house on a video call and send you the things a listing photo hides: the AC age, the water heater, the neighbor's yard, the road noise.
  4. The offer. Price, closing date, inspection period, financing terms and what the seller is likely to accept, based on how long it's been listed and what's sold around it. I negotiate for a living; this is the part I'm best at.
  5. Inspection, insurance, appraisal. Inspection and 4-point, wind mitigation, an insurance quote, and the appraisal, all inside your contingency window so a bad answer costs you nothing.
  6. Closing. Title, survey, HOA approval if required, the final walk-through, and the keys. Then the homestead exemption filing reminder in January, because that's the one people forget.

Where I work

Port St. Lucie, Fort Pierce, Stuart, Palm City, Hobe Sound, Jensen Beach, Hutchinson Island, Vero Beach and Sebastian, plus Jupiter and Tequesta to the south. Each has its own guide on this site, and most of the communities people ask about (PGA Village and Verano, Sailfish Point, The Moorings, Harbour Ridge) have one too.

If you're buying from out of state

About half of my buyers are. The relocation guide covers the Florida-specific things: no state income tax, the homestead exemption, what insurance really costs, hurricane season, the seasons here, and the paperwork after you move (driver license, registration, declaration of domicile). You can do the whole purchase remotely; many of my clients see their house in person for the first time at the walk-through.

Tell me what you're looking for below and I'll call you, or call or text me first at (772) 800-2274.

Questions buyers ask me

Do I need a buyer's agent to buy a home on the Treasure Coast?

You can buy without one, but the listing agent and the builder's agent both work for the seller. A buyer's agent works for you on price, inspection, insurance and the contract. Since 2024, buyer representation and any fee are agreed in writing before touring; I'll walk you through the agreement line by line.

What should I check before buying a house in Florida?

Roof age and type, the insurance quote, the flood zone and elevation certificate, the HOA or condo documents and budget, whether there's a CDD assessment, permits for any additions, and the 4-point and wind mitigation inspections. Each one can change what the house really costs.

Can I buy a home in Florida without seeing it in person?

Yes. I do video walk-throughs that show the things listing photos skip, you can sign remotely, and Florida allows remote closings with a mobile notary. Many of my out-of-state buyers see the house for the first time at the final walk-through.

Should I buy new construction or a resale on the Treasure Coast?

New construction gives you a new roof, impact windows and lower insurance, usually with a CDD or higher HOA and a smaller lot. Resale gives you more lot, established neighborhoods and negotiable prices, with more attention needed on roof and insurance. Bring your own agent to a new-construction sales office; the builder's agent represents the builder.

How much are closing costs for a buyer in Florida?

Typically lender fees, title and settlement fees, prepaid insurance and taxes, and documentary stamps and intangible tax on the mortgage if you finance. A rough planning number is 2 to 4 percent of the price for a financed purchase, less for cash. You'll get an exact estimate from the lender and the title company before closing.

Which Treasure Coast town should I buy in?

It depends on budget, commute, whether you want a gated or 55+ community, and how close to the water you need to be. The Port St. Lucie versus Stuart guide on this site is the usual starting point, and the area pages cover each town's prices, neighborhoods and trade-offs.

General information, not legal, tax or financial advice. Insurance, HOA and tax figures vary by property; confirm with the insurer, association and county. William Merchant, REALTOR®, RE/MAX Gold, 140 NW California Blvd, Port St. Lucie, FL 34986. Each RE/MAX office is independently owned and operated.