Expert Answers
South Florida Real Estate FAQ
Answers to the most common questions about buying, selling, and living in South Florida from Jon Kaiser.
Buying
How long does it take to buy a home in South Florida?
From accepted offer to closing with financing typically takes 30–45 days. Cash transactions can close in as little as 10–14 business days.
What are closing costs for buyers in Florida?
Buyer closing costs in Florida typically run 2–3% of the purchase price, covering lender fees, title insurance, appraisal, and prepaid items like insurance and taxes.
Do I need a pre-approval before making an offer?
Yes. In South Florida's competitive market, sellers will not seriously consider an offer without a pre-approval letter from a reputable lender.
What is the difference between asking price and appraised value?
Asking price is what the seller wants. Appraised value is an independent third-party assessment of market value. If you finance, the lender will only lend against the appraised value — gaps must be covered in cash.
Selling
How long does it take to sell a home in Coral Springs?
At the current market pace with ~1.8 months of supply, correctly priced Coral Springs homes typically go under contract in 14–30 days.
What are typical seller closing costs in Florida?
Sellers typically pay 5–6% in commissions, plus documentary stamp taxes (~$0.70 per $100 of sale price), title insurance, and any negotiated closing credits.
Should I sell before or after buying my next home?
It depends on your financial position and risk tolerance. Jon helps clients evaluate bridge financing, contingency offers, and timing strategies based on their specific situation.
Neighborhoods
Which Coral Springs neighborhood has the best schools?
The Ramblewood feeder (Ramblewood Elementary → Ramblewood Middle → Taravella High) and the Coral Springs Country Club feeder are consistently top-rated. Parkland's MSD feeder is the highest-rated in Broward.
What is the best neighborhood in Parkland for families?
All of Parkland feeds into A+ rated schools. For luxury, Parkland Golf & Country Club and Heron Bay are the most prestigious. For value, Cypress Head and Water Oaks offer the Parkland lifestyle at a lower price point.
Are there homes without HOA in South Florida?
Yes, but they are less common in Coral Springs and Parkland where most communities are master-planned with HOAs. Rock Creek in Coral Springs has some of the lowest HOA fees in the city.
Market
Is South Florida a buyer's or seller's market in 2026?
The Coral Springs and Parkland market currently has approximately 1.8 months of supply — technically a seller's market (under 3 months). However, conditions have loosened from the 2022 peak.
How has South Florida real estate appreciated?
South Florida has seen strong appreciation over the past decade, driven by in-migration from high-tax states, limited land supply, and strong rental demand. Individual neighborhood performance varies significantly.
Process
What is a Comparative Market Analysis (CMA)?
A CMA is an analysis of recent comparable sales in your immediate area used to determine fair market value. Jon provides free CMAs to both buyers and sellers — contact him at (954) 803-8444.
What does "contingent" mean on a listing?
A contingent listing has an accepted offer but the transaction has not closed. Common contingencies include financing, inspection, and appraisal. Contingent homes can sometimes still receive backup offers.
Still have questions?
Jon Kaiser is available to answer any real estate question — no obligation.