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Reinaldo Gonzalez  ·  South Florida  ·  Buyer's Guide

Everything you need to know
before you buy a home in
South Florida.

24 years, 3,000+ transactions, 16 NAR designations. This guide walks you through every step — and the free PDF gives you a working reference you can use throughout the process.

Get the Free PDF Guide ↓
Reinaldo Gonzalez
Reinaldo Gonzalez · Broker/Owner · InvesTeam Realty
Licensed since 2002 · 3,000+ Transactions
Miami-Dade & Broward County
English & Español

Who this guide is for

South Florida has its own rules. This guide explains all of them.

Whether you're buying your first home, moving up, relocating from abroad, or investing — South Florida works differently from any other market in the US. Here's what you need to know before you start.

First-Time Buyers
New to real estate? I walk you through every step — pre-approval, offer, inspection, and closing — so nothing catches you off guard.
Move-Up Buyers
Already own a home and ready for more? I coordinate the timing of your sale and purchase so you never carry two mortgages at once.
International & Latin-American Buyers
Foreign nationals and families relocating from Latin America — I handle the complexities of U.S. real estate in English and Español natively.
Investors
Cap rates, rental yields, appreciation trends — I analyze the numbers before you commit. Short-term rental, long-term hold, or flip.

The buying process

From first search to closing day — 8 steps.

A typical financed purchase in South Florida takes 45 to 60 days from accepted offer to keys. Here is every step and what I do at each one.

01
Free Buyer Consultation
I start by understanding exactly what you need — budget, timeline, neighborhoods, must-haves. This is a strategy session, not a sales call. I assess your situation honestly and lay out the path forward.
What I do: Match your needs to the right neighborhoods before we search a single listing
02
Mortgage Pre-Approval
Before you look at a single home, you need a pre-approval letter. In South Florida's competitive market, sellers will not take an offer seriously without one. I connect you with trusted local lenders.
International buyers: I work with lenders who specialize in ITIN and foreign national loans
03
Property Search
I search the full MLS — not just what is on Zillow. With 24 years of market knowledge and an extensive professional network, I surface off-market properties and pre-list opportunities you won't find online.
My advantage: 24 years in this market means I know buildings, HOAs, and neighborhoods that no algorithm can replicate
04
Home Tours & Analysis
I walk every property with you as an expert — flagging red flags, identifying value, comparing against what else is on the market. I know the buildings, HOAs, and neighborhoods inside out.
Condo buyers: I review HOA financials and meeting minutes before you make an offer — a step most agents skip
05
Making an Offer
Offer strategy is everything in South Florida. I analyze comparable sales, days on market, and seller motivation to craft an offer that is competitive without overpaying. As a RENE-certified negotiation expert, this is where experience makes a direct difference.
Florida-specific: I use the AS-IS FAR/BAR contract — protecting you with the right inspection and financing contingencies
06
Inspection Period
Florida's AS-IS contract gives you 10 to 15 days to inspect, investigate, and cancel for any reason. I recommend trusted inspectors and negotiate repairs or price credits on your behalf.
South Florida specifics: Roof age, hurricane shutters, plumbing, and flood zones — I know exactly what to watch for
07
Financing & Appraisal
Your lender orders an appraisal to confirm the home's value. If it comes in low, I negotiate on your behalf. I keep the transaction on schedule — coordinating between lender, title, and seller's agent.
Cash buyers: I still conduct full due diligence to protect your investment
08
Closing Day
I walk you through every document before you sign. Closing costs in Florida typically run 2 to 5% of the purchase price — I give you a full breakdown in advance so nothing surprises you at the table.
After closing: My relationship with clients doesn't end at the table — I stay in touch for future moves and any questions

Why work with me

A broker who has done this 3,000+ times — personally.

I've been a real estate broker in South Florida since 2002. In that time I've closed deals, lost deals, trained agents, and watched thousands of transactions up close. The pattern I kept seeing was always the same — the buyers who got the best outcomes weren't the ones who searched the most. They were the ones who had the right broker in their corner.

"When you work with me, you deal with the broker — not an assistant, not a team member. Every decision, every negotiation, every closing."

I hold 16 NAR designations including PSA (Pricing Strategy Advisor) and RENE (Real Estate Negotiation Expert). I deliver everything in English and Spanish. And I've been doing this in South Florida for 24 years — through every market cycle this region has seen.

Credentials & designations
🏆
PSA — Pricing Strategy Advisor
NAR-certified pricing expertise — every offer is priced to win without overpaying
🤝
RENE — Negotiation Expert
Certified negotiation expertise — protecting your interests when offers are on the table
🌎
CIPS — International Property Specialist
Specialist in cross-border transactions and foreign national purchases in South Florida
📋
16 NAR Designations total
Among the most credentialed brokers in South Florida — GRI, ABR, AHWD, and more
📖
Published Author
Author of The Science of Trust in Sales — available in English and Spanish

Florida-specific things every buyer must know

These are the issues that trip up buyers who have purchased in other states or countries.

None of this is optional knowledge. South Florida has unique laws, contracts, and market conditions that require specific expertise.

📄
The AS-IS FAR/BAR Contract
"AS-IS" does NOT mean you accept whatever condition the property is in. It means you have an inspection period — typically 10 to 15 days — during which you can cancel for any reason and get your deposit back. This is actually strong buyer protection. Always use the full inspection period.
🏠
Florida Homestead Exemption
If this is your primary residence, apply by March 1 of the year following your purchase. It reduces your assessed value by up to 0,000, saving roughly 50–,000/year in property taxes. It also activates the Save Our Homes cap, limiting annual assessed value increases to 3%. Many first-time buyers miss the deadline.
🌊
Flood Zones & Insurance
South Florida has significant flood zone exposure. Before you make an offer, check the FEMA flood map for the property's designation. Properties in Zone AE require federally mandated flood insurance — a separate policy costing ,500–,000+/year. Hurricane wind insurance is equally important and often purchased separately.
🏢
HOA & Condo Association Health
You have the right to review HOA documents during your inspection period. Request and actually read: the last 12 months of meeting minutes, the reserve study, the current budget, and any pending litigation. Red flags: reserve funding below 50%, special assessments in progress, and pending litigation. After the Surfside collapse, Florida now requires milestone inspections for condos over 3 stories.
🌎
FIRPTA — For International Buyers
If the seller is a foreign national, FIRPTA requires the buyer to withhold 15% of the gross sales price from the seller's proceeds and remit it to the IRS. This is the buyer's legal obligation — failure to comply can result in the buyer being held liable. I work with tax attorneys who handle FIRPTA correctly every time.

Free Download

The South Florida
Home Buyer's Guide.

A practical 20-page reference for the entire buying process — worksheets, checklists, and Florida-specific guidance.

✓  8-step buying process — explained in full

✓  Affordability worksheet — know your buying power

✓  Property wishlist & showing checklist

✓  Offer worksheet — how to price in South Florida

✓  Florida-specific guidance — AS-IS, Homestead, FIRPTA

Download the Free Guide

Enter your name and email — the PDF opens immediately in a new tab.

Free — no obligation. Your information is never shared.

Why work with me

A broker who has done this 3,000+ times — personally.

Before you fill out the form below, here is what separates working with me from every other agent in South Florida.

24yrs
Experience

Licensed since 2002 — through every South Florida market cycle.

3,000+
Transactions

More than $1 billion in career sales across Miami-Dade and Broward.

16
NAR Designations

Including PSA and RENE — among the most credentialed brokers in South Florida.

EN·ES
Bilingual

English and Spanish natively — serving the full South Florida market.

✓
Broker-Led, Not Agent-Run
I am the Broker/Owner of InvesTeam Realty. When you work with me, you deal with the expert at every stage of the transaction — not an assistant.
✓
24 Years of Hyper-Local Knowledge
I know which buildings have HOA issues, which streets are appreciating fastest, and which deals are worth your time — before you tour a single property.
✓
Behavioral Science Approach
As the author of The Science of Trust in Sales, I understand buyer and seller psychology at a deeper level — and use it to negotiate better outcomes for every client.
✓
Zero-Pressure Approach
I give every client an honest assessment — even when that means telling them to wait. My reputation is built on the right advice, not the fastest commission.

Free — No Obligation

Start with a free
buyer consultation.

Tell me what you are looking for. I will tell you exactly what is available, what it costs, and what the process looks like — honestly, with no pressure to commit to anything.

✓

Honest market assessment — what your budget actually buys in each neighborhood

✓

24 years of local knowledge — neighborhoods, buildings, HOAs, and hidden value

✓

English and Español — same broker, both languages

✓

No obligation, no pressure — I earn your business by being genuinely useful

Request a Consultation

I will reach out personally within 24 hours.

No obligation. Your information is never shared.

Common questions

Buyer FAQ.

The most common questions I get from South Florida buyers.

Conventional loans typically require 5–20% down. FHA loans allow as little as 3.5% with a qualifying credit score. VA loans require zero down for eligible veterans. Foreign nationals generally need 25–35% down. Florida also has several down payment assistance programs for first-time buyers — I connect you with the right lender for your situation.
Buyers typically pay 2–5% of the purchase price in closing costs. This includes lender fees, title insurance, documentary stamps, and prepaid items like homeowner's insurance and property tax escrow. I give you a detailed estimate before you make an offer so there are no surprises at the table.
Yes. There are no restrictions on foreign nationals purchasing real estate in Florida. You do not need a U.S. visa, Social Security number, or U.S. credit history to buy — though these affect financing options. I work with ITIN lenders and international buyer specialists to make the process smooth from abroad.
The Homestead Exemption reduces the assessed value of your primary residence by up to $50,000 for property tax purposes. You must apply by March 1 of the year following your purchase. It also activates the Save Our Homes cap, limiting annual increases in assessed value to 3%. I remind every buyer to file and help them through the process.
Cash purchases typically close in 10–21 days. Financed purchases take 30–45 days from accepted offer to closing. Condo purchases may take longer due to HOA approval requirements. I manage the timeline aggressively to hit your target date.
Since the August 2024 NAR settlement changes, buyer agent compensation is negotiated separately and disclosed upfront. In most South Florida transactions, the seller still offers compensation to the buyer's agent — meaning your representation often costs you nothing. I explain the compensation structure clearly before we begin.