Frequently Asked Questions

What do I need to do before buying a home on the Emerald Coast?

Start with mortgage pre-approval — this tells you your budget and shows sellers you are a serious buyer. Choose a local buyer's agent who knows the specific market you are targeting (PCB, 30A, Destin, or the Forgotten Coast). Define your goals: primary home, second home, or investment property — this affects your loan type, tax treatment, and what to look for. Then begin touring properties with your agent, who can identify issues and opportunities you would miss on your own.

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

Buyers in Florida typically pay 2–4% of the purchase price in closing costs. This includes lender fees (origination, appraisal, credit report), title insurance (both lender and owner policies), documentary stamp taxes on the mortgage, prepaid items (homeowners insurance, property taxes, and mortgage interest), and HOA transfer fees if applicable. On a $500,000 purchase, expect $10,000–$20,000 in closing costs. Your lender will provide a Loan Estimate within 3 business days of application.

What is a condo questionnaire and why does it matter?

A condo questionnaire is a document completed by the HOA that discloses the financial and operational health of the building. Lenders require it for condo purchases. It covers: owner-occupancy ratio (affects loan eligibility), pending litigation, reserve fund adequacy, delinquency rate, and any rental restrictions. A building with low reserves, high delinquencies, or pending litigation may be non-warrantable — meaning conventional financing is unavailable and you may need a portfolio loan at higher rates.

What flood zones exist on the Emerald Coast and do I need flood insurance?

Most Gulf-front and Gulf-view properties on the Emerald Coast fall in FEMA flood zones VE (coastal high-hazard) or AE (base flood elevation). Flood insurance is mandatory when financing a property in these zones. VE zones carry the highest premiums. Properties further inland may fall in Zone X (minimal risk) where flood insurance is optional. Always request the flood zone designation and elevation certificate before making an offer — an elevation certificate can significantly reduce premiums in AE zones.

Do I need a buyer's agent to buy a home on the Emerald Coast?

You are not legally required to use a buyer's agent, but it is strongly recommended — especially for out-of-state buyers. A buyer's agent represents your interests exclusively, helps you identify the right property, negotiates on your behalf, reviews HOA documents and inspection reports, and guides you through closing. As a buyer, you pay nothing for this representation — the seller covers the commission. Kinsey Haddock P.A. provides full buyer representation across the Emerald Coast.