Buying a Property in Florida as a UK Citizen in 2026

Florida’s got a way of capturing the hearts of British buyers, with its sun-kissed beaches, top-notch amenities, theme parks & the whole great outdoors lifestyle. But in 2025, the Florida property market flipped from favouring sellers back to favouring buyers, creating openings that haven’t been around in a while.

Whether you’re after a vacation pad near Orlando’s theme parks, an investment property raking in rental income, or a future retirement spot, this guide will walk you through all the key things UK buyers need to be aware of when buying a property in Florida.

We’ll cover everything from getting the financing sorted out & dealing with taxes, right through to getting an inspection done & sorting out international money transfers – all the nuts & bolts, and the potential pitfalls you really need to watch out for. And, of course, some of those clever strategies can make all the difference between getting a great deal and making a costly mistake.

We have spoken to local Florida real estate experts, Ben and Zoe Attwood from The ABLE Team at SERHANT, to get the lowdown on buying property in Florida.

Quick Answer: Can UK Citizens Buy Property in Florida?

Yes, UK citizens are free to buy any kind of Florida property, with no special permits or visa requirements to worry about – easy peasy. There are no legal restrictions preventing foreign buyers from purchasing real estate in the Sunshine State.

UK buyers will have all the same rights as American citizens when it comes to owning condos, villas, single-family homes and vacation rentals. There are a couple of exceptions, but they’re pretty unlikely to affect an average residential buyer – agricultural land and properties near sensitive military installations are the two areas with special rules. In general, you won’t encounter any problems.

One thing to be aware of, though: buying a Florida property does not give you the automatic right to live in the US beyond the usual visa rules, nor will it get you a Green Card. Property ownership and residency are two distinct concepts.

If you’re a UK citizen thinking of buying a property in Florida, here are some things you should know from the get-go:

• No restrictions on property ownership for UK citizens or other foreign nationals
• No US visa is needed to purchase a property
• You can get a US mortgage, but you’ll likely need to put down a pretty big deposit (think 30-50% down payment)
• You’ll need to budget for ongoing costs like property taxes, insurance and maintenance but these can often be covered by the rental income you can make on a short term vacation rental property in Florida.
• Tax obligations can apply in both the US and the UK if you’re renting out the property or selling it for profit. The UK and US have a tax treaty though which says you do not double declare meaning you choose to declare in the US or the UK. Generally, owners declare in the US due to the more owner friendly tax codes and rates.

Many British buyers use their Florida property as a winter home and rent it out to tourists during peak season, which can be a good way to generate additional income. Places like Orlando, Tampa Bay and the Gulf Coast are especially popular for this sort of thing, as there’s a lot of demand from tourists and you can be confident of making a decent return so long as you buy the right type of home in the right location.

The sections below will walk you through the entire process of buying a property, the costs you can expect to pay in 2026, and what to consider if you’re planning to move to Florida or spend significant time there.

Why Buy a Property in Florida in 2026?

Florida’s appeal to UK buyers is as strong as ever: sunshine all year round, picture-perfect beaches, iconic theme parks around Orlando that everyone’s familiar with, and cruise ports in Miami, Port Canaveral and Fort Lauderdale that are in high demand – it’s a no-brainer. Additionally, there are strong, established British and expat communities across the state.

Lifestyle Benefits

• Warm winters – no more boots and gloves: Central and South Florida’s January average highs are a balmy 20-24°C
• Making the most of the year–round sunshine: With golf courses, waterways full of boats, and fishing just waiting to be done, and of course, those gorgeous beaches that you can visit year-round.
• Flying to the sun: You can zip from London or Manchester to Orlando, Miami, Tampa, Melbourne FL and Fort Lauderdale in no time.
• From fish and chips to full English brekkie: There are large communities of British expats in Orlando, Tampa, Naples, and the Space Coast, so you’ll never feel too far from home.
• First class everything: Shopping, restaurants, healthcare – and all the entertainment you could want – Florida’s got it all

Market Context for 2026

The property market has changed a lot since 2023 – a lot more is now up for grabs for buyers – things are looking pretty good for you if you’ve got cash in your pocket and sellers are definitely motivated leading to some pretty good discounted buys to be had.

Metric	2026 Status
Median single-family home price	~$410,000 (down 0.4% year-over-year)
Median condo/townhouse price	~$290,000 (down 6.5% year-over-year)
Inventory levels	Rising significantly since 2023
Closed sales	Down 3.9% (single-family) and 6% (condos)
Negotiating room	Increased for buyers

 

For UK buyers looking at property prices, a four bed pool home in suburban Orlando will often cost as much as – or just as little as – a fairly ordinary semi-detached house in outer London. Very often, this price also includes all furniture and appliances and so very often, the properties are turnkey and ready to go.

Florida’s holiday economy (think Orlando theme parks & cruises, lovely beaches) drives demand for holiday lets & long-term rentals, making it a strong draw for international investors seeking both rental income & long-term price growth.

The state is also particularly attractive to international investors seeking rental potential & long-term appreciation.

The state is also popular among retirees & semi-retirees. Some UK buyers start with a holiday home and then plan a longer-term move, often with support from professional relocation services, such as UK-to-Florida removals specialists.

Key Steps to Buying a Property in Florida as a UK National

The buying process in Florida differs from that in the UK. Going in without an understanding of the differences is likely to leave you feeling like you’re in way over your head, and so it is important that you do your research and connect with experienced and knowledgeable realtors like Ben and Zoe Attwood of The ABLE Team SERHANT. Orlando, Florida. They offer a free 45 minute new buyer consultation and will happily walk you through the basics so that you feel more comfortable about the process before embarking.

Where things diverge from the UK: Florida’s a contract-driven market; you don’t get the gap between exchange and completion we’re used to in the UK. This is a good thing, though, as you know from the start, the closing (completion) date that you are working toward. Typically, closing occurs between 30 and 45 days after you accept the offer, and that’s when ownership transfers. This is much quicker than in the UK, so be prepared to move through the process quickly once your offer is accepted. Florida is a very buyer-friendly state, and contracts are templated to ensure conformity and regulation. Buyers also have contingencies built into any contract, giving them the option to walk away at specified stages without penalty and receive a full refund of their deposit.

Main stages covered in this guide are:

1. Sorting your finances and getting a handle on your budget
2. If you need one, getting an ITIN and opening a US bank account – not the most glamorous tasks, but you will need them in time.
3. Building a team over in Florida – estate agents ( known as “realtors” in America), solicitors and the like
4. Finding the right property and arranging viewings
5. Putting in an offer and getting the contract sorted
6. Inspecting the place, getting it appraised and doing all the due diligence stuff
7. Finally closing the deal and getting hold of the deed

A lot of people ask do you have to travel to Florida to buy a property? The simple answer is no. Not unless you want to. You can buy blind or sight unseen with reputable realtors like Ben and Zoe Attwood from The ABLE Team SERHANT. Orlando. They will help you “view” properties from afar by going to the property on your behalf, assessing it and reporting back and by sending you an in depth walk through video of the property. In terms of signing for the property at closing, you are also able to do this remotely.

1. Arrange Your Finances and Budget (Including Currency)

Before searching for properties, UK buyers should calculate their budget in USD as this is the currency in Florida. Your total costs will include:

• Purchase price
• Closing costs (approximately 2-5% of price)
• Annual property taxes (1.25-1.5% of assessed value)
• Home and hurricane insurance ($3,000-$7,000+ annually, depending on location and risk)
• HOA fees (if applicable)
• Ongoing maintenance

Example for a $400,000 home:

Cost Category	Estimated Amount
Closing costs	$8,000-$20,000
Annual property tax	$5,000-$6,000
Annual insurance	$3,000-$7,000+
HOA fees	$0-$400/month

Financing options for international buyers

• Paying cash from your UK nest egg puts you in the strongest negotiating position.
• UK-based Equity release on your existing home, or alternatively
• US foreign national mortgage – that’s typically going to require a 30% down payment

If you decide to pursue a US mortgage, it’s essential to work with a mortgage broker experienced in helping UK buyers (or foreign nationals as you will sometimes hear them referred to). Sort out a mortgage pre-qualification or a Decision in Principle before you start house-hunting in earnest. Someone like Ben Attwood, who is also a mortgage loan originator, can help you with a free pre-qualification if you need or want. This is free of charge and does not affect your credit.

Exchange rates and transfer fees can significantly increase your final costs, so make a point of using a regulated FX or multi-currency service for international money transfers instead of high-street banking to reduce costs and lock in the best rates.

You’ll also want to budget for travel to Florida to cover viewings, closing, and any initial furnishing or renovation expenses if the property isn’t ready to go and remember to keep all receipts as they can be used as expenses for your tax return as you “researched” your purchase.

2. Get Yourself an ITIN and a US Bank Account

The IRS (equivalent of HMRC) issues an Individual Taxpayer Identification Number (ITIN) to individuals who aren’t eligible for a Social Security number but have U.S. tax obligations.

When you’ll need an ITIN:

• You’ll be earning some rental income from the property
• You may need it with some US mortgage lenders
• You need to be filing US tax returns (for rental profits or FIRPTA withholding on sale)

Don’t worry – you don’t need an ITIN just to own a property outright. But if you do plan to rent, applying well in advance is a no-brainer as it can take some time for it to come through.

So, how do you apply?

1. Complete the IRS’s W-7 form.
2. Get certified copies of your valid passport photo page
3. Submit it all to the IRS

Opening a US bank account makes paying local bills, property taxes, HOA fees, and utilities much easier. Big US banks like Truist, Chase, Bank of America, and Wells Fargo do offer accounts for foreign nationals, but you’ll usually need to visit a branch for identification purposes.

Overseas buyers who plan to rent out their property should also work with a US tax adviser to ensure everything is set up correctly from the outset.

3. Build Your Florida Property Team

Assembling the right local experts is far more critical for overseas buyers than it is for locals. They are the ones who can bridge the time zones, legal differences and distance for you.

Your core team typically includes:

• A licensed Florida real estate agent who regularly works with international clients, such as SERHANT.
• A title company or real estate attorney
• An insurance broker
• A UK-US tax adviser
• A property management company, if you decide to rent it out

Good news: buyer’s agent fees are very often covered by the seller through the listing commission, so overseas buyers can access professional help without incurring any costs.

Look for agents who are CIPS-accredited (Certified International Property Specialist) and/or have experience helping international buyers. Just check their licences on the Florida Department of Business and Professional Regulation website.

In Florida, a real estate attorney is not typically required when purchasing a property. Most buyers work directly with their realtor and a licensed Title company, though you’re always welcome to involve an attorney if you prefer.

The Title company acts as a neutral third party, confirming that the property has a clear title, managing the deposit and closing funds, coordinating the closing, and making sure all paperwork is completed correctly.

And if you are planning a full or partial relocation, there are reputable international moving and shipping companies that can handle all the moving logistics.

4. Search for, View, and Compare Florida Properties

UK buyers typically begin online, then shortlist areas and property types before flying over for a focused viewing trip.

Major online portals:

• Zillow
• Realtor.com
• Large Florida broker websites

These online portals can act as a good starting point, but be aware that they can be inaccurate and not fully up to date, so to save disappointment, it’s best to connect with your realtor and ask them to set up what is called a “portal” into their MLS system. MLS is the Multi Listing Service which lists all properties for sale and provides a full and accurate recording of the information.

Remember that in Florida, any realtor can show any house in their prescribed area. So, unlike the UK, where an estate agent can only assist with a property listed with their company, Florida is different and you find your realtor first and then your realtor then can help you look at any homes listed in their area.

Regional options to consider:

Region	Best For	Price Range
Orlando/Kissimmee	Theme-park rentals, families	$350,000-$600,000+
Miami/Miami Beach	Luxury modern condos, city life	$400,000-$2M+
Tampa-St. Petersburg	Gulf Coast living, balanced lifestyle	$350,000-$600,000+
Naples/Sarasota	Upscale retirement communities	$450,000-$1M+
Lakeland/Ocala	Lower prices, inland value	$300,000-$400,000
Central Florida Inland	Budget-friendly, less built up	$280,000-$400,000

Property viewings can be done in person or via a live video tour if you can’t get to the location right away.

The lowdown on HOA rules: Make sure you carefully read the fine print on these rules – things like bans on short-term rentals, restrictions on pets, and rules about exterior decor can make a big difference in how you can use the property.

Things to compare:

• Where is the location, and how’s the neighbourhood
• Is it in a flood zone according to the FEMA maps
• How old is the roof and other major systems
• Get some insurance quotes and see how much that is going to cost
• What are the HOA fees, and what kind of rules do you have to follow
• And how far is it from the airport, beach, and schools

5. Make an offer and see if the seller will accept

In Florida, offers are made in writing using the state-approved form, usually prepared by the buyer’s agent and signed electronically.

Things you can try to negotiate:

• The price of the property
• When you close (it’s usually within 30-45 days of accepting the offer)
• How long do you have to do some inspections (7-15 days usually)
• Will any of the fixtures and furniture be included or not
• Should you be taking the property as is, or can you ask the seller to fix some things

Once the seller has accepted, you’ll need to place an earnest money deposit (usually 1-3% of the purchase price) into an escrow account held by the title company within a set timeframe (usually 3 business days).

The contract will specify the contingencies you have, such as financing, appraisal, and inspections. If you can’t get one of them resolved by the deadline, you might be able to withdraw and get your deposit refunded.

Any offer submitted will need proof of funds. If paying cash, this is a recent bank statement (within 3 months of offer date) in the name(s) of the people buying the property showing the required liquid funds or if using a mortgage, a mortgage pre-qualification is needed. Any good mortgage loan originator or bank can assist with providing a pre-qualification letter.

You might be able to ask for closing credits if you don’t want to fix any problems that show up in the inspection, or you can try to negotiate with the seller to fix some issues or just withdraw from the contract if you find out that there are some significant problems that the seller didn’t mention.

6. Inspections, Appraisal, and Due Diligence

This is one of the most critical stages for overseas buyers due to Florida’s unique risks: hurricanes, flooding, termites, high humidity, and older building stock in some areas.

Typical inspections required:

Inspection Type	Purpose
General home inspection	Overall condition assessment
4-point inspection	Roof, plumbing, electrical, HVAC
Wind mitigation	Storm resistance features
Termite/pest inspection	Wood-destroying organisms
Sewer scope	Plumbing line condition
Pool inspection	Equipment and structure

 

Insurers and lenders frequently require that a roof’s age be documented. Roofs older than 15 years can be challenging, and you may need to make upgrades (including hurricane-rated windows, shutters, and/or a new electrical panel) to be covered.

Flood Zone Due diligence:

• Make sure to check the latest FEMA flood maps – specifically those that designate the property as a Special Flood Hazard Area
• Do some local digging to see if there have been any flood issues in the area
• Get flood insurance quotes (your homeowners’ insurance won’t cover this). Properties in high-risk flood zones typically need a separate flood insurance policy, which can be a further expense.

If you are getting a mortgage, the lender will order an appraisal to verify that the agreed-upon price of the house matches its actual market value. A low appraisal could prompt a price renegotiation or require you to come up with additional cash beyond what you initially expected to pay. With good guidance from your realtor as to which home to offer on and price, this very seldom causes an issue.

Additional due diligence to complete:

• [ ] Take a close look at the HOA/condo documents
• [ ] Verify that short-term rentals are actually allowed in the area
• [ ] Read the seller disclosures VERY carefully – you don’t want to get caught out with any nasty surprises
• [ ] Make sure there are no outstanding code violations or open permits
• [ ] Give a check to make sure the title is clear of any liens

 

7. Closing: Signing the Deed and Taking Ownership

At the very end of the process, you sign off on the final loan documents, and the lender sends the wire for the loan amount. You also then wire the remaining funds to the title company, you officially “close” and the deed is then recorded in the relevant Florida county.

Closing choices:

• You can head into the title company’s office to get things done in person
• Some folks even get theirs done at a real estate attorney’s office
• For our buyers over in the UK, there’s even a remote option – using secure e-signature and a mobile notary to get everything signed off without having to leave their homes

When that deed gets recorded, – it’s like magic – ownership transfers right away, no waiting around for exchange to come through and completion to be done. You’ve got insurance from the day the deal closes.

Your settlement statement/closing disclosure will show you:

• The balance of funds required to close (purchase price minus deposit)
• The cost of title insurance
• Any fees the lender is charging you
• What the county is going to charge for recording
• And any pre-paid costs for taxes and insurance

Once all that is confirmed, keys are usually handed over to you. This is also a good time to get the ball rolling on arranging your utility transfers, some cleaning, and maybe even getting some furniture delivered and security systems installed – all the things you need to get settled in.

Keep copies of documents: Store paper and digital copies of the deed, title insurance policy, any surveys, and other closing documents in a secure location. You’ll need them for tax time, if you ever decide to sell, or when applying for a visa.

 

Mortgages and Financing Options for UK Buyers in Florida

Foreign nationals seeking a US mortgage should be prepared for a process not much different from that in the UK. Main differences include the need to pay more cash up front, different document requirements, and slightly higher interest rates than US residents face. On the plus side, it is easier and quicker to get pre-qualified for a US mortgage and the mortgage application itself takes less time than in the UK (often between 4-6 weeks as opposed to months).

Many UK buyers still tend to pay cash for their US properties (some of whom have the means to do so after selling a UK property or tapping into UK equity release). However, there are clear benefits to financing if you’re looking to spread risk and preserve capital for other investments.

Main financing options:

1. Paying cash for the property
2. Getting a US-based mortgage explicitly designed for foreign nationals
3. Alternative financing (like UK remortgaging, getting a mortgage from a specialist international lender)

Typical terms for 2026:

• Foreign national mortgage rates are usually between 6 and 8% and are dependent on how long a mortgage is for and what the borrower’s profile is like
• You’ll typically need to put down 30% upfront
• A 30-year fixed-rate mortgage option is usually available

It can take a few weeks to secure financing, so make sure to gather all the necessary paperwork beforehand, such as UK payslips, tax returns, bank statements, and proof of your assets, before you start seriously looking for a property to buy.

 

Florida Lenders for Foreign-National Mortgages

A few U.S. banks and specialist lenders offer mortgage programs for international buyers who lack a U.S. credit score or credit history.

What’s typically needed:

• A down payment that’s at least 30% down
• Proof that you have a stable income (UK payslips, P60S, tax returns)
• Bank statements showing that you have the funds to back up the mortgage
• A copy of a valid passport and government-issued ID
• A reference from a UK bank or a credit report
• Documentation to verify your income

Interest rates and fees may be a little higher, but you may still get a good deal – maybe even comparable to some UK buy-to-let products. The fact that the mortgage is paid off over 30 years makes monthly payments slightly more manageable.

DSCR loans for investors:

For investment properties, DSCR Loans – a popular financing option – are fast becoming a go-to choice. Approval is actually pretty straightforward – all you need is some decent rental income, whether that’s actual earnings from your tenants or some optimistic projections – and you’re in; no pesky need to worry about your personal income levels.

Working with a mortgage loan originator who knows their stuff, and doesn’t just deal with run-of-the-mill residents, is a real winner. They can shop around on your behalf and find the best deals without you having to cough up a cent.

Pre-qualification letters are pretty invaluable when putting in an offer – especially in places like Miami or Orlando where sellers love buyers who are ready to go, or have a fat stack of cash.

Using Equity or Cash Purchases from the UK

Loads of British buyers manage to get their Florida property purchases sorted by releasing some cash from their UK homes – usually by remortgaging or getting a further advance on their mortgage. Be aware of how quick the buying process is in Florida though and ensure that you have liquid funds before agreeing a contract on a Florida property. You do not wish to end up in breach of contract through no fault of your own, if your UK bank or lender delays disbursement of your funds.

Pros and cons of UK equity release:

Advantage	Disadvantage
UK interest rates may be lower	Currency risk (GBP loan vs USD property)
Simplifies US purchase (effectively cash)	Leverages the primary UK residence
Avoids US lender fees and complexity	Requires UK property equity

 

Advantages of cash purchases:

• Stronger negotiation power
• Faster closings (often under 30 days)
• No US lender fees, appraisals, or rate lock issues
• Simpler transaction overall

Even cash buyers should keep a contingency fund in USD for closing costs, first-year taxes and insurance, and any urgent repairs found post-purchase.

Seek independent financial advice in the UK before leveraging your main residence to invest abroad, especially given currency fluctuations between GBP and USD.

Illustrative comparison:

Approach	$400,000 Purchase
All cash from the UK	No US mortgage costs, full currency exposure
50% UK equity + 50% US mortgage	Split currency risk, US interest costs, and preserved UK liquidity

 

Taxes, Fees, and Ongoing Costs of Florida Property Ownership

Lots of overseas buyers in Florida end up underestimating their annual running costs – and a big part of that is insurance and property taxes they just aren’t used to. Getting a clear picture of all those costs before you commit is essential.

Main cost categories to keep an eye on :

• all the taxes & fees you’ve got when you buy or sell a place
• How much you’ll be paying in property taxes every year
• If you’re renting out your place, you’ll have to factor in sales and tourist tax
• Any fees the homeowners’ association or condo committee is charging you
• your insurance premiums – which can be pretty steep
• setting aside money for maintenance – because things are going to need fixing

This is just general info. UK buyers, you should get professional advice from people who know their stuff about both US and UK tax rules and implications.

 

 

Property Taxes, Closing Costs & the basics on FIRPTA

Property taxes:

In Florida, you can expect to pay around 1.25 -1.5% of the assessed value of your property every year, though some counties will have higher rates than that. One thing to note: non-resident owners don’t qualify for the Florida homestead exemption; that’s reserved for people who actually live in Florida.

Typical closing costs breakdown:

Item	Estimated Cost
Title search and title insurance	$1,000-$3,000
Recording fees	$100-$500
Lender fees (if mortgaged)	$2,000-$5,000
Surveys	$300-$600
Prepayments (tax/insurance)	$2,000-$5,000
Total	2-5% of the purchase price

 

FIRPTA (Foreign Investment in Real Property Tax Act):

When a UK owner decides to sell, the buyer may be required to pay 15% of the sale price upfront and remit it to the IRS as an advance on potential capital gains tax, though this is by no means the final bill.

The FIRPTA withholding isn’t the end of the story – sellers can often get a chunk of this back when they file a US non-resident tax return, if their real tax liability (basically capital gains tax) turns out to be lower. Good tax advisers can also look into zero withholding certificates for you. This is where the seller pays no FIRPTA monies.

Tax on Rent and UK-US Double Tax Relief

If you’re renting out your Florida property, you’ll be subject to US federal tax on your net rental income. You may have to declare ( but not pay) back in the UK too. Best to check with your UK accountant on this point. Thanks to the UK-US tax treaty, you shouldn’t have to pay tax twice on the same income and most property owners in Florida, declare and pay in US as the US tax rates are more favourable. Also another point to bear in mind is that in Florida, you charge rent per night plus taxes.

Ducking out of standard tax rules: net-basis taxation

You can elect to treat your rental income as effectively connected to a US business, and – and this is the good bit – start deducting expenses:

• Mortgage interest
• Property management fees
• Fixing leaks and keeping the place tidy
• Fees to the Homeowners Association
• Insurance premiums
• Any travel related to the property

The other option: 30% of the rent without any expenses

This is rarely the best option compared to net-basis taxation.

Tax filing requirements:

• Do an annual US non-resident tax return (Form 1040NR), telling them about your rental income and any expenses you’ve got
• Keep records, and not just for the fun of it – from day one, get everything down in black and white
• Don’t forget to tell HMRC about your rental income – you’re a UK resident, after all
• And finally, claim a foreign tax credit for any US tax you’ve paid – this should help reduce or even cancel out any double taxation

Example:

Item	Amount
Gross rental income	$30,000
Deductible expenses	$18,000
Taxable net income	$12,000
US tax payable (approx.)	$1,500-$2,500

 

Cross-border tax advice is a must for property buyers looking to invest in rental income

 

Insurance, HOA Fees, & Maintenance Costs – A Very Real Expense

Home insurance in Florida is a whole different ball game compared to the UK – hurricanes, windstorms & floods to allow for. The reality is that in central Florida particularly, you have very little of these in reality but always good to be prepared and properly insured against the same in any event.

Three Types of Insurance You Need to Know About:

1. Homeowners (hazard/wind): You can’t get away without this one – it covers the structural damage
2. Flood insurance: If your property is in a flood zone, then you’ll need to get a separate policy.
3. Liability/landlord coverage: You really can’t do without this if you’re renting short- or long-term

As in the UK, insurers in Florida tend to have a pretty long list of what they require in terms of protection before they’ll even look at your application:

• Impact-resistant windows are preferred but not mandatory. Most homes are built to the requisite code now in Florida.
• Storm shutters can be added if on the coast.
• Newer roofs (typically under 15 years) – insurers may not insure if the roof is older than 15 years old.
• Updated electrical systems are preferred.

 

HOA & Condo Fees – They add up fast

Monthly fees range from modest amounts ($50-$150) to several hundred dollars per month. They can include things like:

• External insurance (master policy) – the building is covered, but you need to pay for it
• Landscaping and grounds maintenance – keeping the place tidy is a team effort
• Shared amenities (pools, gyms, clubhouses) – the ultimate perk of condo living
• Exterior building maintenance (condos) – somebody’s got to keep the building looking its best.

A helpful tip when reviewing HOA fees in Florida is to look closely at what the fee actually includes. While a higher HOA fee can seem expensive at first glance, it may cover costs you would otherwise pay separately.

For example, some HOAs include services such as water, sewer, trash, exterior maintenance, insurance, or amenities. If water is included, that’s a utility expense you would be paying regardless, so it should be factored into your overall cost comparison.

When you break the numbers down this way, some higher HOA fees are often more reasonable than they initially appear.

Annual Maintenance & Reserve Budget – Set aside for the unexpected.

You should be setting aside 1-2% of the value of your property each year for things like:

• AC replacement (every 10-15 years) – it may seem like a long way off, but trust me, it’ll come out of nowhere
• Pool upkeep – keeping the pool in good nick can save you a fortune in repairs down the line
• Painting and exterior maintenance – fresh paint and a good exterior can really add to the value of your property

Example annual costs for a $400,000 4-bed pool home:

Category	Annual Cost
Insurance (homeowners + flood)	$4,000-$8,000
Property tax	$3,200-$4,400
HOA fees	$1,200-$6,000
Maintenance reserve	$4,000-$8,000
Total	$12,400-$26,400

Putting a Pin in the Risks: Hurricanes, Flooding and the State of Your Property

Florida’s climate and geography slap you right in the face with a whole host of risks that UK buyers really do need to wrap their heads around: these include hurricanes, the odd tropical storm, the constant high humidity in the air, the very real threat of sinkholes in certain parts of central Florida and the seemingly perpetual threat of termite infestations.

The good news is these risks are manageable if you know what you’re doing, take sensible precautions, get the right insurance, and choose your location with a clear head. But at the end of the day, they do have a direct bearing on both how safe you feel in your new home and what the total costs of owning that home are likely to be.

Those UK buyers who’ve only ever bought property in relatively sedate, temperate climates would do well to take professional advice and avoid skipping inspections in a bid to “save a few quid”. The last thing you want is to end up with a property that ends up costing you an arm and a leg to fix (or even worse, lose).

Recent hurricane seasons have shown that stronger building codes have made newer Florida homes built since 2002 more resilient to such disasters and the frequency with which Florida is affected has decreased in recent years.

Picking a Safe Spot and Getting a Grip on The Local Climate

The fact is, Florida’s regional variations have a massive impact on how much hurricane risk you’re exposed to, how considerable a flood risk you’re up against and what your insurance costs are likely to be. For example, coast line severe risk whereas central inland Florida, very little risk.

 

Regional risk factors:

Location Type	Risk Level	Insurance Impact
Coastal barrier islands	Highest	Very expensive
Waterfront mainland	High	Expensive
Inland suburban	Moderate	Moderate
Elevated inland	Lower	More affordable

How to research risk when buying a Florida property:

• Take a good, hard look at FEMA flood maps to get an idea of which areas are prone to flooding
• See if your local county has a GIS tool that shows where the storm surge zones are likely to be
• Get some insight into the history of flooding in the neighbourhood you’re interested in
• Find out what building codes were in place when the property that caught your eye was built (post 2002 was a significant improvement for wind resistance)

There are a few higher-risk factors to keep in mind when evaluating your options:

• Properties directly on a barrier island, for example
• Low-lying waterfront homes – those are just begging for storm surge damage
• Houses in known sinkhole counties (parts of central Florida are notorious for this)
• Older construction that predates modern building codes – that’s just asking for trouble

Many UK buyers are opting for a slightly inland suburb (around Orlando, North Tampa or inland Sarasota) to get the best of both worlds – a bit of beach access while also keeping the storm-surge risk lower.

Do your insurance quotes homework and compare what you’d be looking at paying for two or three shortlisted properties in different locations before you make a decision – it can make a huge difference in the affordability stakes.

Inspecting a Florida Home – It’s Not Quite the Same As in the UK

Florida homes age differently from what you’re used to in the UK. Roofs, air conditioning systems, and exterior finishes are constantly exposed to UV radiation, heat, and humidity.

Three things to keep in mind when inspecting a Florida Home:

1. Roof age & material: what type is it (shingle, tile, metal, etc), how’s the condition, and how long is it likely to last
2. HVAC (air conditioning): how old is it, are there any maintenance records, and is it efficient
3. Pest/termite protection: Have the sellers made sure they’ve got an up-to-date treatment, are there any signs of damage

If your insurer finds:

• The roof is older than about 15 years
• Older windows are unprotected
• Electrical systems are out of date

They may refuse to cover your property, or at the very least, increase premiums dramatically.

A Few More Things to Keep an Eye Out for When Inspecting

• Request any seller disclosures or past insurance claims
• Look for any signs of prior roof leaks, water ingress or storm damage
• Pay for a separate termite inspection
• Check for any signs of mold or damp in poorly ventilated areas

Be prepared to walk away from a property that’s got major structural or moisture problems – no matter how attractive the listing photos or price may seem.

How to Choose the Right Florida Property for Your Goals

The best Florida property for you depends on your main goal: holiday home, pure investment, retirement plan, or eventual relocation.

When buying as a UK-based buyer, you should also consider visa limits when deciding whether to opt for a personal-use property or one that will generate rental income. The 90-day Visa Waiver limit will affect how often you can occupy the home yourself but remember that there are other options such as a B1/B2 visa where you can go to Florida for up to 6 months in any 12 months period. Many owners enjoy having a property in Florida that they can visit and stay in over the winter months and then rent it out the rest of the year and cover their outgoings.

For buyers planning to stay longer or relocate, factors such as school districts, healthcare access, transport links, and the ease of flying between their old and new homes become more important than they do for short-term holiday users.

Holiday Home vs Investment Property vs Relocation-Based

Comparing buyer strategies:

Strategy	Pros	Cons
Pure holiday home	Maximum personal enjoyment	Limited income offset
Mixed holiday + rental	Income during vacant periods	Wear and tear from guests
Dedicated investment	Rental yield and appreciation focus	Limited personal use
Relocation stepping-stone	Future-proofed for a move	May overspend on features

 

Popular choices by strategy:

• Holiday-let hybrids: 4-bed pool villas near Disney – sounds like the dream destination for a family holiday
• Rental yield focus: you’re looking for some high passively earned income, so city condos in Miami or Tampa might be the way to go or STR vacation homes in Orlando
• Retirement-leaning: if you’re thinking of slowing down a bit, you may want to look at quieter coastal or suburban homes around Sarasota, Naples, or the Panhandle – an easy-going pace of life sounds just what the doctor ordered

Critical regulatory check

Before buying, make sure you do your homework on the local rules and regulations on short-term rentals – a condo in Orlando that can’t be used as a holiday let because of some obscure city rule could be a significant problem. Places like Miami Beach have all sorts of restrictions, and some condos have very strict bans

If you’re looking to buy a place in Florida to live in for a while and then maybe rent it out, you might want to think about:

• Getting health care sorted with a good hospital and some decent clinics in the area
• the local schools – whether you’re looking for an international school or a sound public school system
• how easy it is to get settled and make friends – like, joining the local British expat group or something

Think seriously about what you really need 10-15 years down the line – are you likely to still be spending winters in Florida, or are you going to have picked up a visa through work or business? Will this place still be right for you then?

Working with Property Managers and local support

Most people who own a property in Florida but live elsewhere will need to hire a property manager, especially if you’re renting to tourists or long-term tenants.

Typical property management fees

Management Type	Fee Range
Long-term rental	8-12% of the monthly rent
Short-term holiday let	15-25% plus cleaning charges
Onboarding/setup fees	$200-$500

 

Services managers usually provide:

• promoting the property and attracting buyers or renters
• helping with tenant screening or making bookings
• co-ordinating cleaning and maintenance
• taking care of local bills
• keeping track of basic financial records
• helping with pre-storm preparations and post-storm inspections

Make sure to check a manager’s qualifications, references, and responsiveness, and have a clear contract that covers the services they provide, the spending authority for repairs, and how often they’ll report to you.

It’s worth getting an accountant or bookkeeper who knows about small property landlords to sort out the books for you, especially when it comes to doing the US and UK tax returns.

 

Moving to Florida from the UK: The Main Things to Think About

Buying a property and moving to Florida are two different things. You can own property there without moving in, but a long-term move will require the right U.S. immigration status.

Many people in the UK buy a holiday home first, then consider spending their winters there, or even moving full-time. But this raises some important questions – about visas, healthcare, school for the kids, and getting your stuff over there.

This bit is about practical stuff, not US immigration law, so we’ll cover things like shipping and removals, timing for closing and school terms, and getting the basics set up in your new home.

Give yourself 3-6 months to plan any move, especially if you’re dealing with selling your UK home, school transitions, and US visa applications simultaneously.

Shipping Your Belongings and Getting Your New Florida Home Set Up

Shipping from the UK to Florida usually goes like this:

1. Someone comes to do a home survey and give you a quote
2. You get your stuff packed
3. It’s all loaded into a container and sent to the port (Jacksonville, Miami, or Tampa)
4. Customs clear the container
5. Finally, it’s delivered to your new home in Florida

It will take a few weeks, so please avoid scheduling the delivery for the same day as closing; leave some extra time in case of delays.

Companies specialising in international removals will handle everything for you, from packing and insurance to arranging US customs paperwork. This can be a big help when you’re moving a family. It is very important that you choose a company with extensive experience in international removals. Therefore, PSS International Removals is the perfect choice, as they have extensive experience in international removals and in handling any issues that may arise.

Decisions about furniture:

• Do you take your old furniture with you, or leave it behind and buy new in Florida?
• You’ll need to think about the Florida climate – look for light furniture, tile or vinyl floors, and ceiling fans.
• Consider whether you’re buying a rental property or one you’ll live in yourself; that will help you decide what furniture you need.

Setting up the basics:

Sort out your electricity, water, internet, and gas to start on or near the closing date. Some of these providers may request a deposit if you are a non American citizen.

Arrange to get home insurance, contents insurance, and liability insurance to start from closing day. Keep all the key documents with you, not in the shipping container.

Visas, Staying Long-Term, and Long-Term Planning

Owning a property in Florida doesn’t automatically give you the right to live there. You’ll need to use the Visa Waiver Program for short stays (typically up to 90 days) or obtain another visa if you plan to stay longer.

Please note, this article isn’t a substitute for getting proper US immigration advice. If you want to live or work in Florida long-term, get in touch with a qualified US immigration lawyer.

Practical planning for longer stays:

• Sort out school places for your kids, if you need to
• Get comprehensive health insurance that will cover you in the US
• Sort out what you need to do to get a US driving license, if you plan to stay long-term
• Make sure you understand the tax implications of spending a lot of time in the US

For most people buying in Florida, the first place is a holiday home and an investment; any long-term move will require extra planning.

 

Choosing Your Real Estate Team

This is also something to consider when selecting a real estate agent. They must be experienced in handling expat movements, as this will enable them to deliver the best experience for you. Therefore, it is essential to select a company such as SERHANT.

As featured on major TV shows such as the UK’s A Place in the Sun, the USA’s Million Dollar Listing, and Netflix’s hit Owning Manhattan, Ben and Zoe Attwood from The ABLE Team at SERHANT have earned a reputation for excellence in helping families buy and sell properties across Central Florida. Whether you’re looking to buy or sell, property manage, rent or finance a home in central Florida, trust our expert team to guide you with unmatched knowledge, professionalism, and efficiency.

Checklist and Next Steps for UK Buyers Considering Florida

Use this checklist to track your progress in the property purchase and identify any remaining tasks.

Planning Phase:

• [ ] What do you actually want (a holiday home, an investment, or a place to live)?
• [ ] Set a budget in US dollars
• [ ] Talk to a UK and US financial adviser
• [ ] Get a mortgage agreed, or work out if you have enough cash to buy
• [ ] Research and shortlist areas of Florida that appeal to you
• [ ] Get a Florida real estate agent who’s used to working with international buyers, such as SERHANT.

Preparation Phase:

• [ ] Get an ITIN if you need one to rent or get a mortgage
• [ ] Open a USD account or get a US bank account
• [ ] Plan an initial viewing trip to Florida
• [ ] Sort out a property manager, if you’re planning to rent
• [ ] Get some initial insurance quotes before you commit to anything

Your Professional Team:

• [ ] Get a US tax adviser sorted
• [ ] Identify and speak to a reputable real estate agent in Florida
• [ ] Research a US immigration lawyer, in case you plan to move there
• [ ] Get an international removals company, such as PSS, to help with the logistics of your move

Doing Your Due Diligence the Right Way

• [ ] Check out what the short-term rental regulations are like in your chosen spot – you don’t want to get caught out
• [ ] Get someone to check out the property and make sure it’s not in a flood zone – it’s just basic caution
• [ ] Take a good, hard look at the HOA rules and local property laws – you don’t want any nasty surprises
• [ ] Compare different properties, using the same criteria, so you can get a real apples-to-apples comparison. Buying a property in Florida as a Brit in 2026 isn’t out of the question – but you will need to do some legwork. The fact that the market’s currently favouring buyers means you might be able to pick up a good deal – or at least get sellers to come to the table with some decent options.

So grab your laptop and let’s get started. Before you do anything else, determine what you can afford to spend on a property and where you want to look in the Sunshine State. Then call a Florida real estate agent & a mortgage broker to start building a plan tailored just for you. Add a bit of thoughtful planning and some good old-fashioned know-how, and you’ll be all set to find your dream home or that perfect rental property. Whether it’s a holiday pad, a place to retire or a solid investment, the key to success is knowing your stuff.