Many of the buyers we work with don’t live here yet. Some are planning a move for retirement, some want a winter place near family, and some simply fell for the island on vacation and started looking at listings from home. Buying from a few hundred or a few thousand miles away is very doable in Florida, but it rewards a little planning. Here is the checklist we walk our out-of-state buyers through, from the first video tour to the day the keys arrive.
Before you start touring
- Know how you will pay. If you’re financing, get a pre-approval from a lender who regularly works with Florida condos. If you’re paying cash, have a recent proof of funds letter ready, because sellers will usually ask for one with the offer.
- Decide how you’ll use the home. Full-time residence, winter home or rental? The answer changes which buildings fit, because each association sets its own rental minimums and pet rules, and city zoning sets limits too. Our short-term rental rules guide explains the basics.
- Choose an agent who will be your eyes on the ground. A good local agent can walk a unit on a video call, open the closets, test the water pressure, step out on the balcony and tell you what the hallway smells like. Ask for that level of detail.
Making an offer from home
Most Florida purchase contracts are signed electronically now, so you can make and negotiate an offer from anywhere. Read the contract closely for three things: the inspection period, the financing deadline if you have a loan, and, for a condo, the time you have to review the association documents. Put those dates in your calendar the day the contract is signed, because they go quickly when you’re coordinating from another time zone.
Due diligence you can do from your kitchen table
- The county record. The Pinellas County Property Appraiser publishes each parcel’s recorded sales, living area and year built. Compare what you see with the listing.
- Flood zone and evacuation zone. Look up the address on Pinellas County’s Know Your Zone map and read our Flood Zones 101 guide so you know what the zone letters mean for insurance.
- The seller’s flood disclosure. Under section 689.302 of the Florida Statutes, a seller of residential property must give the buyer a flood disclosure at or before the time the contract is signed. From October 1, 2025, it covers whether the seller knows of flooding that damaged the property during their ownership, any flood insurance claims, and any assistance received for flood damage. Read it carefully.
- Insurance quotes. Get quotes before your inspection period ends, not after. For a condo that usually means an HO-6 policy for your unit, and possibly flood cover. Our Florida property insurance guide covers the main policy types.
- The association’s paperwork. Budget, reserves, recent minutes, rules, and any planned or recent special assessments. Our condo buyer’s guide lists what to request, and our milestone inspections page explains the structural inspection rules for older buildings.
- A professional inspection. Your agent can arrange access and you can join by video. Ask the inspector to send photos with the report.
Closing without flying in
Florida law allows remote online notarization, so many closings can be completed over a secure video session (chapter 117 of the Florida Statutes covers how it works). Title companies also offer mobile notaries who come to you, or a closing package sent by courier for you to sign in front of a local notary. Ask your title company early which options it supports, because the method affects how far ahead documents need to be ready.
If you’re financing, budget for the Florida taxes that apply to mortgages: documentary stamp tax of 35 cents per $100 of the loan and nonrecurring intangible tax of 2 mills (0.2%) on the amount secured, according to the Florida Department of Revenue. Who pays which closing costs is set by your contract, and our closing cost calculator gives you a working estimate.
Protect your money from wire fraud
Real estate wire fraud is a well-known scam: criminals send fake wiring instructions that look like they came from the title company, and remote buyers are an easy target. Never act on wiring instructions sent by email alone. Call the title company on a phone number you found independently, confirm the account details out loud, and then send the funds. Your agent and the title company will never change the wiring details at the last minute by email.
After closing
- Once the deed records, the county record will show you as the owner, usually within a few weeks.
- If the home will be your permanent Florida residence, read our homestead exemption guide for the filing rules.
- Set up utilities, internet and mail forwarding, and register with the association office.
- Make a hurricane plan before your first summer, even if you won’t be here. Our hurricane season guide is a good start.
Please note: Laws, tax rules and insurance terms change, so check the details for your situation with a licensed professional, such as a Florida real estate attorney, insurance agent or tax adviser, before you act.
We help buyers from all over the country find their place on Clearwater Beach, Sand Key and Island Estates. Start with our out-of-state buyers guide, or contact us and we’ll set up your first video tour.
Sources
- Florida Statutes, section 689.302, disclosure of flood risks to prospective purchasers (as amended effective October 1, 2025).
- Florida Statutes, section 117.265, remote online notarization procedures.
- Florida Department of Revenue, documentary stamp tax and nonrecurring intangible tax.
- Pinellas County Know Your Zone evacuation zone lookup.