A lot goes into buying a home — especially in Southwest Florida. Even experienced homebuyers find themselves juggling new terms like CDD, NHD, and other acronyms that make learning Latin seem like a breeze.
As someone who’s been through the process, I know how easy it is to make mistakes. If only I could go back in time with the knowledge that I have now…
Well, that’s not gonna happen. But I can — and will — share my tips for buying a home in Estero. Consider this your definitive home buying guide. This way, you can spend your time enjoying your new home in paradise, not kicking yourself over what you didn’t know.
1. Do Your Research
Research is not optional. Well, I guess it is; but that’s like saying bug repellent is optional in the Everglades. If you’re smart enough to hire a great SWFL realtor (see step two), you wont have to do this part solo. Still, it’s best to do your own research first. A little knowledge goes a long way.
✔ Check out the various Estero neighborhoods and communities
✔ Look at Zillow & Redfin listings daily to familiarize yourself with Estero’s market price & value
✔ Consider how a Homeowners Association (HOA) and Community Development District (CDD) will affect your budget
2. Have Realistic Expectations about subtropical living
It’s not just the housing market you have to master. If you’re like I was in the beginning, you don’t know that much about Estero in general. Or even Southwest Florida, for that matter. Well let me you fill in. It’s a subtropical climate. That doesn’t just mean there’s a pool.
Before you move, make sure you understand that you are living in place with a diverse ecosystem and extreme weather patterns. I can’t tell you how many people I’ve met who are shocked to realize that there are gators living in their backyard. And guess what? The gators aren’t going anywhere.
So before you make the move, take into account that the following critters and weather conditions are a part of life down here in subtropical Florida:
- Termites, flying roaches, and other fire ants
- Alligators and crocodiles
- 4 venomous snake varieties (and some good ones)
- Poisonous cane toads
- Non-poisonous — but absolutely invasive — Cuban tree frogs
- Hurricanes
Don’t let this list scare you. You don’t have to be a Tarzan to enjoy living in Estero. Just hire a pest control company and be prepared that wildlife does — and should — exist here.
Other things, like the weather, cannot be controlled. However, you can make smart choices when buying a home in Southwest Florida. Which leads me to item #3.
3. Know your Flood Zone and Risks
My mother-in-law lives right on the beach. Before Hurricane Ian, I used to go down there and marvel at such luxurious living. I couldn’t imagine a place that looked more like paradise.
Fast forward a couple of years, and you’ll find that their building has still not recovered from Ian. Add Helene and Milton in with the mix, and the damage keeps piling up.
The same goes for so many people living in Southwest Florida. Make sure to check out FEMA’s most recent flood zone maps so you can determine your risk level and whether the neighborhood requires mandatory flood insurance.
4. Hire a Realtor
If you’re the type of person who wants sit in front of a computer for the next year and learn everything you can about the Estero housing market, be my guest. But I’m guessing that you have better things to do.
That’s where your real estate agent comes in. An Estero realtor will wade the alligator infested weeds (mostly literally) so you don’t have to. They’ll also manage the following:
- Market knowledge & expertise
- Ability to negotiate prices
- Schedule property viewings
- Tender offers
- Accompany you on final walk-through
- Recommend inspectors, vendors, etc.
5. Know Your Non-Negotiables
Sometimes you don’t know what you want until it’s too late. Take me for instance. I didn’t know that I wanted a bigger laundry room until I realized my current one was barely big enough for the washing machine — let alone my husband’s ten pairs of gym shoes.
Oh, yeah, and that giant kitchen counter that’s twice the size of my laundry room? I didn’t know it would take me twenty minutes to wipe the monstrosity down each time.
Learn from my mistake, and make sure you take some time to really think about important non-negotiables before you purchase your new home.
- How close to do you need to be to the freeway?
- How close do you want to be to restaurants, schools, etc.?
- Which direction do you want your front door and back lanai to face?
- Do you need certain lighting conditions for gardening?
- Do you want privacy (fyi, sound travels on lakes)?
- Are you afraid of alligators (fyi, don’t live on a retention pond)?
- Will that quiet dirt road behind your home be a six-lane highway one day?
- Does the floor plan make sense for your lifestyle?
- Are there enough closets for storage?
- Does the community have a natural gas hookup?
And the list goes on…
If you’re buying an existing home, you might also want to consider which Florida-specific upgrades are non-negotiable. This also goes for homebuyers who are building with a company that allows for customizations, like Pulte. Important add-ons that you might overlook include:
- Hurricane glass windows or electric hurricane shutters
- A standby generator for power backup
- A water softener & reverse osmosis system
Guess what? The list goes on…
6. Secure Financing
There’s a good chance this isn’t your first rodeo; but then again, Estero is the place to be for young families. In case you’re new to the game, you’ll want to familiarize yourself with the following so you can start to consider your budget:
Mortgage prequalification: initial assessment of financial situation & estimate of how much you qualify to borrow
Mortgage preapproval: offer by a lender to loan a certain dollar amount for 60 – 90 days, under specific conditions
It’s a good idea to get this done before you begin working with a realtor. Many realtors require a preapproval letter in advance. No one wants their time wasted, especially when they can be sitting at the pool instead. This is Florida, after all.
7. Consider Your Budget
If you have enough savings to pay for your house in cash, I hope you also have a boat and we can become friends. For everyone else, it’s time to consider your budget. Now that you have a preapproval letter, you know how much of a loan to expect.
You’ll want to consider how much of a down payment you’re able to make. The National Association of REALTORS® reported in 2023 that the average down payment was 8%, but 20% comes with some serious perks:
- No private mortgage insurance (PMI) cost
- Lower interest rates
- Lower mortgage rates
You know what lower mortgage rates mean? More money for that built-in pool. Speaking of those pesky mortgage rates…. You can check weekly mortgage rates and add that info into your mortgage calculator for an estimate of your total mortgage payment.
Of course, buying a home doesn’t end with monthly mortgage payment. Even those lucky ducks who buy in cash need to mindful of the following:
- Property taxes
- Homeowners insurance
- Homeowners Association (HOA) & Community Development District (CDD) costs
- Closing costs
- Home-maintenance costs
Many Northerners who’ve owned a condo will be experienced with HOAs, but CDDs are a whole different ball game. Learn more about the differences between the two — and why you’ll find this new acronym all over Florida.
8. Make an Offer
You’ve done your research, figured out your finances, and found your dream house. Now it’s time to make an offer. This is where you’ll really want that realtor to come in.
I’ll tell you a secret. We gave our realtor the number we had in mind, and she came back to us with an amount that was about $45,000 less than our first offer. Yeah, I’m pretty glad we had her there to do the negotiating for us.
You’ll especially want your agent around if the seller makes a counter offer. Remember, you’re moving to Florida to relax in the sunshine. Let your realtor handle the negotiations for you.
9. Read the Paperwork
Marketing agencies know that people like to skim. That’s why you’ll find blog posts like these with short paragraphs and bullet points. But you know what you can’t do when you’re buying a house? Skim through the paperwork.
Hire a lawyer if you have to, but go through every line on that contract as if your life depended on it. Pay especially close attention to:
- Unusual contingencies
- Lots of addendums
Make sure you work with your realtor during this process. Don’t hesitate to ask them any questions. Your realtor is there to help you at every step of the homebuyer’s journey, so take advantage of the help.
10. Complete a Home Inspection
You’re almost to the finish line. There’s just one more thing you need to do before that little slice of paradise is officially yours. Get a home inspection.
Do not, I repeat, DO NOT, skip this step. Take a look at some of the items that home inspectors regularly catch. Some of the items on this list might surprise you, but it’s not abnormal to find major red flags, especially with new construction.
- Leaks
- Mold
- Vents painted shut
- Missing appliances
- Appliances not properly hooked up
- Outlets not working
- Overloaded circuits
- Clogged pipes and drains
- Faulty water heater
- Missing roof shingles
As you can imagine, the list goes on…
It’s important to catch major concerns before you move in. If you’re buying an exiting home, you’ll find yourself responsible for funding any fixes.
If you’re buying new construction, you’ll have the headache of dealing with your warranty representative for the next year. Believe me, they will be in no rush to fix these mistakes. So if there’s anything truly major, make sure you deal with it before signing the dotted line.
11. Close the Deal
Congrats! You’ve gone through the home-buying process, and now it’s time to indulge in the Southwest Florida lifestyle. Make sure you check out my Estero Living page so you can get the latest news on the where to eat, shop, and play.
Consider this your official welcome to Estero. I can’t wait to see you around the city!
