Here are short answers to the questions buyers and sellers ask Rui Cunha most often about real estate in Broward and Palm Beach County. Each answer links to a longer guide. Loan terms are always subject to lender approval, and for tax, legal or immigration questions, talk to the right professional.
FAQ
How do I start buying a home in Broward County?
Get pre-approved by a lender, set a full monthly budget that includes taxes, insurance and association fees, then start touring homes. The step-by-step guide is on buy a home.
How much are closing costs for buyers in Florida?
Usually about 2% to 5% of the purchase price, on top of your down payment (Home Buying Institute, 2025). Florida also charges documentary stamp tax ($0.35 per $100) and intangible tax (0.2%) on the loan amount.
Can I buy a house without a Social Security number?
Yes. You can buy with cash, and some lenders offer ITIN mortgages to people who file US taxes with an ITIN. See the ITIN mortgage guide.
How much down payment does an ITIN loan require?
Generally 15% to 30%, and sometimes 10% to 20% for strong files (NerdWallet). Rates are usually higher than conventional loans.
Can I get an FHA loan if I'm on a work visa?
Not for new loans. Since May 25, 2025, FHA eligibility is limited to US citizens, green card holders and a few other groups (HUD Mortgagee Letter 2025-09). A conventional loan may still work if your lawful status can be documented.
I have no US credit history. Can I still get a mortgage?
Possibly. Some loans allow alternative credit, such as on-time rent, utility and phone payments. Strict limits apply, so talk to a lender early.
What is the Florida homestead exemption?
A property tax break of up to $50,000 off the assessed value of your permanent primary residence. You must own and live there on January 1 and apply by March 1 with the county property appraiser (LendFriend).
Will my property taxes match what the seller paid?
Usually not. Florida reassesses the home at market value the year after a sale, so the seller's caps and exemptions don't carry over to you. Budget with your own estimate, using the mortgage calculator.
What's on the November 2026 ballot about property taxes?
As of October 2026, Amendment HJR 1F would raise the non-school homestead exemption to $150,000 in 2027 and $250,000 in 2028 if 60% of voters approve it on November 3, 2026 (Florida Phoenix). It would only apply to homestead owners.
Why is home insurance so expensive in Florida, and what can I do?
Hurricane risk and market conditions drive costs. Get a quote before making an offer, and ask for a wind mitigation inspection, which can document features that lower your premium.
Do I need flood insurance?
Lenders require it in high-risk flood zones, and standard policies don't cover flood anywhere. National Flood Insurance Program policies normally have a 30-day wait, waived when bought with a loan closing (Florida CFO).
What should I check before buying an older condo?
Ask for the milestone inspection report, the Structural Integrity Reserve Study, the budget and the special assessment history (Withum). Rui is a licensed General Contractor and can help you read them.
Are there first-time buyer programs in Broward?
Yes, including Florida Housing programs, Hometown Heroes when funds are available, and Broward County's Home Purchase Assistance. Eligibility depends on income, credit, price limits and other rules. Details on buy a home.
Can foreigners buy property in Florida?
Yes, with no citizenship or residency requirement. Foreign national loans typically need 25% to 40% down, subject to lender approval. See international buyers.
Does buying a home give me a visa or green card?
No. Buying property creates no immigration status. The EB-5 investor visa is a separate program with much higher requirements. Talk to an immigration attorney.
What is FIRPTA?
When a foreign person sells US real estate, the buyer generally must withhold up to 15% of the sale price for the IRS (IRS). Excess withholding can be recovered. Talk to a CPA before selling.
How much is my home worth?
It depends on recent comparable sales, condition and location. Rui offers a free market valuation. Start on sell your home.
How long does closing take?
Your contract sets the closing date. Financed purchases take longer than cash ones because of underwriting and the appraisal, and condo association approvals can add time.
Does Rui work in Portuguese?
Yes. Rui speaks English and Portuguese fluently, so you can handle the whole process in either language. Learn more about Rui.
Which areas does Royal Star Corp serve?
Mainly Deerfield Beach, Pompano Beach, Boca Raton, Coconut Creek, Margate and Fort Lauderdale. See areas we serve.
Talk to Rui
Didn't find your question? Ask Rui directly, in English or Portuguese.