Guides

Plain answers to the questions I get most. Each guide lists where the information comes from.

• What are the steps to buy a house in Polk County, Florida?

  Get preapproved by a lender, sign an agreement with your agent, find a home and make an offer, inspect it during the inspection period, line up insurance, and close at a title company. With a loan, it usually takes 30 to 45 days from accepted offer to closing.

• Is there down payment assistance for buying a home in Polk or Osceola County?

  Yes. The Florida Housing Finance Corporation offers down payment help to buyers who qualify, and Polk and Osceola counties run SHIP programs with limited funds. They usually require a homebuyer class, income limits, living in the home, and a participating lender.

• Can I buy a house in Florida with an ITIN and no Social Security number?

  Yes. You don't need a Social Security number to own a home in Florida, and some lenders offer ITIN mortgages. They usually require a larger down payment, a tax history and a higher interest rate than a standard loan. You can also buy with cash.

• Is it better to rent or buy a home in Polk County?

  It depends on how long you'll stay, the full monthly payment and your savings. Buying usually makes sense if you'll stay five years or more and the full payment (mortgage, taxes, insurance and HOA) is close to your rent. If you'll move soon, renting is usually cheaper because buying and selling are expensive.

• How much are closing costs when buying or selling a home in Florida?

  A buyer with a loan usually pays 2% to 5% of the price in closing costs (lender fees, title, loan taxes, insurance and escrow deposits). The seller normally pays the documentary stamp tax on the deed, $0.70 per $100 of the price, plus the agreed agent compensation and other fees.

• What is the Florida homestead exemption and how do I apply?

  It's a reduction in your main home's taxable value that lowers your property taxes: up to $51,411 in 2026, and the assessed value can't rise more than 3% a year. You must own and live in the home on January 1 and apply with your county Property Appraiser by March 1 of that year.

• How do I sell a house I inherited in Florida?

  You usually need probate or a court order before selling, unless the house was in a trust, had a deed that passes it straight to heirs, or was owned jointly with right of survivorship. A probate attorney can tell you which path applies; in the meantime, keep the insurance, taxes and house in order.

• What should I know about home and flood insurance before buying in Florida?

  Get insurance quotes as soon as the home is under contract, because the age of the roof and systems changes the price a lot. Standard homeowners insurance doesn't cover floods; flood coverage is a separate policy, and in Florida it's worth checking even outside high-risk zones.

• What credit score do I need to buy a house in Florida?

  With an FHA loan you can buy with a 580 or higher and 3.5% down, or with 500 to 579 if you put 10% down. For conventional loans, Fannie Mae no longer requires a fixed minimum when the loan goes through its automated system, but many lenders still ask for 620 or more. VA and USDA don't set a single number: each lender sets its own.

• Which is better, an FHA loan or a conventional loan?

  FHA often helps when your credit is lower or your savings are small, but with less than 10% down its mortgage insurance lasts for the life of the loan. A conventional loan can take as little as 3% down, and its mortgage insurance (PMI) comes off once you owe 80% of the home's original value. Ask two or three lenders for estimates on both and compare the total monthly payment.

• How much will I pay in property taxes after buying a home in Polk County?

  When you buy, the home's assessed value resets to market value on the next January 1, so your bill can be much higher than the seller's. In 2026 the total rate runs from about 12.9 mills in unincorporated Polk to about 18.7 in Winter Haven, and a $300,000 homesteaded home would pay roughly $3,300 to $4,800 a year. Run the Property Appraiser's estimator before you make an offer.

• What are HOA and CDD fees, and how much are they in Davenport, Kissimmee and Poinciana?

  The HOA is the owners' association that bills its own dues and enforces the community's rules. The CDD is a public district that finances and maintains roads, water and common areas, and its charge is part of your property tax bill. Many newer communities have both, so get both numbers before you make an offer.

• What is the Florida Hometown Heroes program and who qualifies in 2026?

  It's Florida Housing's down payment and closing cost help for first-time buyers who work full time in health care, schools, law enforcement, fire and EMS, the courts, child care or the military. It gives 5% of the loan, $10,000 to $35,000, at 0% interest with no monthly payments, repaid when you sell, refinance or stop living in the home. The 2026 round opened July 13, and on October 27 it still had more than $20 million available.

• Is there home buyer assistance in Polk County in 2026?

  Yes, there are three programs depending on where the home is. Inside Winter Haven, the city gives up to $60,000 year-round while funds last; inside Lakeland, up to $40,000; and in the rest of the county, Polk's program gives up to $50,000, although in late September 2026 it said it had no funds for now. All require income within the limit, a homebuyer class and that the home be your main residence.

• How can I sell my house fast in Polk County without underpricing it?

  What helps most is a price based on recent sales of similar homes near yours, fixing what an inspector or lender will flag and making the home easy to show. Before accepting a cash offer, compare it with a comparative market analysis and with what you'd net by listing, and read the assignment clause, the inspection period and the deposit terms. In Florida, sellers must disclose known problems that materially affect the value, even when selling as is.

• Do I need an agent to buy a new home directly from the builder in Polk or Osceola?

  You don't have to have one, but the model-home salesperson works for the builder, which also writes the contract. Your own agent reviews the contract, deposits and incentives from your side; their pay is negotiable and the builder doesn't always cover it. Many builders require your agent to come with you or register you on your first visit, so ask before you go.

• What do I need to know to buy or rent a home if I'm moving from Puerto Rico to Central Florida?

  You can buy from Puerto Rico or rent first; if you buy with a mortgage, the lender reviews your last two years of work, your 499R-2/W-2PR withholding statement and your tax returns, and the home must be your primary residence. Florida law lets you close remotely with an online notary. Once you move you have 30 days to get a Florida driver license and 10 days to register your car, and if you live in your home on January 1 you apply for homestead by March 1.