Buying a Home in Broward County from Out of State — The 2026 Playbook

Can I actually close on a Florida home without flying down?

Yes. Florida has authorized remote online notarization (RON) for real estate transactions under Chapter 117 of the Florida Statutes, with the current framework fully in effect since January 1, 2022. An online notary commissioned in Florida verifies your identity, witnesses your signature, and notarizes closing documents through a secure audio-video platform that records the session for 10 years. You sign from your current state.

In practice, the specific title company you use will confirm whether your transaction is RON-eligible — lender requirements and underlying documents vary, and some title companies prefer a hybrid approach (mobile notary comes to your home in your current state). We work with multiple RON-capable title companies in Broward and will pick the right one for your deal up front.

What's the step-by-step process for an out-of-state buyer?

Six steps, one team, one point of contact. Most of these happen in parallel once we have an accepted offer — that's how we get to 45–60 days instead of 90+.

1. 1

   Define the four answers before anything else

   Target city (Coral Springs, Parkland, Weston, or Davie), budget range, school or lifestyle priorities, and move-in timeline. We need these four before we start showing property — without them we waste your time and ours.

2. 2

   One in-person scouting trip (optional but recommended)

   Fly down for 2–3 days, walk 5–8 properties, eat at some local places, get a feel for the neighborhoods. Most out-of-state buyers do exactly one trip for the search phase. We build the shortlist around your dates so nothing is wasted.

3. 3

   Virtual tours and video walkthroughs for new listings

   As new properties hit the market in your criteria, we shoot walkthrough videos, answer questions live, and get your shortlist down to the real contenders without requiring you to fly back.

4. 4

   Write the offer and coordinate the remote inspection

   Once you pick a property, we send the contract electronically, schedule the inspection with a vetted Broward inspector, attend on your behalf, and send you a full recorded walkthrough plus the written report the same day.

5. 5

   Handle insurance, HOA, financing, and title while you stay home

   Flood insurance quotes, HOA reserve review, lender coordination, and title work all happen in parallel. You get one weekly update from Beth or Griff, not twelve emails from twelve vendors.

6. 6

   Close remotely via Florida remote online notarization (RON)

   Florida law authorizes remote online notarization for real estate closings. You sign from your current state via a secure video call with a Florida-commissioned online notary. Wire the funds, get the keys shipped (or pick them up on your next trip). Typical total timeline from accepted offer to keys: 45–60 days.

How many trips to Florida does an out-of-state buyer actually need?

Short answer: usually one. Here's what a typical remote transaction looks like compared to the old multi-trip approach.

When should I file for the Florida homestead exemption after I close?

Short answer: as early as you can in January of the year following your move-in, and no later than March 1. Missing the March 1 deadline waives the exemption for that entire tax year, which typically costs $750 to $1,100+ in property taxes on a Broward County home in our price range.

The rule: you must own and occupy the home as your permanent Florida residence as of January 1 of the tax year, and file the homestead application with the Broward County Property Appraiser by March 1. If you close in, say, November 2026, you become eligible January 1, 2027, and should file in January or February 2027. If you close in April 2026, you wait until January 2027 for the same window.

The full tax picture — Save Our Homes 3% cap, portability transfer up to $500,000, state income tax math for your current state — lives on the relocation pillar page.

What else do I have to do to actually become a Florida resident?

Florida has no minimum number of days required to establish residency — what matters is establishing domicile, meaning the intent to make Florida your permanent home, backed by actions that show it. Your current state may audit your residency change (New York is especially aggressive about this), so the paperwork trail matters.

• ✦Florida driver license within 30 days of establishing residency, through the Florida DHSMV.
• ✦Register to vote in your new Florida county.
• ✦Register your vehicles in Florida within 30 days.
• ✦File a Declaration of Domicile with the clerk of the circuit court in your Florida county — not legally required but useful evidence if your old state audits.
• ✦Update your federal tax address and all financial accounts to your new Florida address.
• ✦Keep records of physical presence in Florida versus your old state — calendar, credit card locations, travel records.

We coordinate with tax counsel on the heavier residency-audit situations (high-income NYC and California movers especially). If this applies to you, we'll flag it on the first call.

What typically breaks for out-of-state buyers?

• ✦Flood insurance surprise in week four. The quote comes in much higher than expected and the buyer panics. We pull the quote in week one.
• ✦Lender cannot cross state lines. Some regional lenders refuse Florida collateral. We swap to a national lender or a vetted Broward lender without restarting the clock.
• ✦HOA reserve study surprise. Florida condo associations have pending special assessments that the buyer only finds out about at closing document review.
• ✦Missing the homestead March 1 deadline. Buyers close in December, plan to handle homestead "later," and lose the full first-year exemption.
• ✦Old state residency audit. High-tax states audit high-income movers. The paperwork trail for domicile change needs to be solid from day one.

Written by Beth McKeone, Florida Real Estate License #SL3435994, at VantaSure Realty (FL Brokerage License #CQ1065669). Reviewed by James “Griff” Griffis, FL Lic #SL3473163. Direct: 954-300-1057.

This guide is general information, not legal, tax, or immigration advice. Specific residency, domicile, tax, and closing procedures depend on your individual situation. Consult a Florida real estate attorney, a CPA licensed in both states, and your lender for situation-specific guidance before making decisions.