Treasure Coast Real Estate Blog

Eric Slifkin, Broker Associate, Keller Williams Realty

You can renovate a kitchen, but you can't move a house. The neighborhood you pick shapes your commute, your weekends, your insurance bill, and your home's value when you sell. On the Treasure Coast, the choices range from walkable Downtown Stuart to master-planned communities in Port St. Lucie to quiet waterfront streets in Sewall's Point, so it pays to know what you're looking for before you start touring homes.

What matters most to buyers

According to the National Association of REALTORS®, the top reasons buyers choose a neighborhood are:

• Quality of the neighborhood (60%)
• Convenience to friends and family (45%)
• Overall affordability of homes (39%)
• Convenience to work (38%)
• Availability of larger lots or acreage (38%)

Your list may look different. Use the steps below to build it.

1. Start with your non-negotiables

Write down the three things you won't compromise on. Common ones are a maximum commute time, a specific school zone, a budget ceiling, a boat dock, or room for a pool. Everything else becomes a "nice to have." This keeps you from falling for a house in an area that doesn't fit your life.

2. Test the commute at rush hour

Many Treasure Coast residents drive I-95, Florida's Turnpike, or US-1 to jobs in Palm Beach County. Drive the route on a weekday morning, not a Sunday afternoon. Keep in mind that traffic picks up in winter when seasonal residents return.

3. Look up flood zones and insurance costs early

This step is unique to Florida and easy to skip. Check the home's FEMA flood zone, elevation, and roof age. Then get insurance quotes before you make an offer, because two similar homes a few miles apart can have very different premiums. Ask for a wind mitigation inspection report if the seller has one.

4. Understand the HOA

Many communities here have a homeowners association. Ask for the monthly fee, what it covers, any planned special assessments, and the rules on rentals, pets, boats, RVs, and exterior changes. Gated, golf, and 55+ communities often have higher fees but include amenities you'd otherwise pay for separately.

5. Research schools, even if you don't have kids

School ratings affect resale value. The Treasure Coast spans three school districts (Martin, St. Lucie, and Indian River counties), and zone lines don't always follow neighborhood boundaries. Confirm the assigned schools for the exact address with the district.

6. Visit at different times of day

Walk or drive the neighborhood on a weekday evening and a weekend morning. Notice noise, traffic, lighting, and how well homes are kept up. If you see neighbors outside, ask what they like and what they'd change. They'll usually tell you more than any listing will.

7. Match the area to your lifestyle

Think about how you'll spend a typical Saturday: on the water, at the beach, on a golf course, or at a downtown restaurant. Then map how far each of those is from the neighborhood.

Treasure Coast neighborhoods at a glance

See top areas on our Treasure Coast neighborhood guide.

Frequently asked questions

What is the best neighborhood on the Treasure Coast? It depends on your priorities. Families often look at Palm City and Tradition, boaters at Sewall's Point and North River Shores, and buyers who want walkability at Downtown Stuart.

How do I find out if a home is in a flood zone? Search the address on FEMA's Flood Map Service Center, then ask your agent and insurance agent to confirm what it means for your premium.

Are HOA fees worth it? They can be if the HOA covers things you'd pay for anyway, such as landscaping, a pool, security, or cable. Always review the budget and reserves before you buy.

Let's find your neighborhood.

I live and work here, and I can tell you what the listings won't: which streets flood in a summer storm, where the new construction is going, and which communities have rising HOA fees. Send me a message with your top three priorities, and I'll put together a short list of neighborhoods that fit.

Whether you're thinking about buying, selling, or simply tracking your home's value, staying current on market conditions is one of the smartest things you can do. This update covers what's happening nationally with mortgage rates and housing supply—and what it means for buyers and sellers here on the Treasure Coast.

What's Happening with Mortgage Rates

The 30-year fixed-rate mortgage averaged 6.76% for the week ending September 10, 2026, up from 6.71% the prior week and well above 6.35% a year ago. The 15-year fixed averaged 6.09%, up from 6.04%. Freddie Mac's chief economist Sam Khater continues to advise buyers to shop around and compare quotes from multiple lenders, noting it can save thousands over the life of a loan.

The Fed held rates steady at its July 29 meeting. The next decision lands September 15–16, 2026 — worth watching, since any move (or signal of one) will likely ripple into mortgage pricing within days.

For Treasure Coast buyers, rate relief still isn't guaranteed in the near term. Buyers financing a purchase should be working closely with a lender now to explore rate locks, two-one buydown programs, and whether an adjustable-rate mortgage makes sense for their timeline. Waiting for rates to drop may mean competing in a more active market when they do.

National Housing Supply

Nationally, existing home sales slipped to a seasonally adjusted annual rate of 3.98 million in August 2026 — down 2% from July and 1.2% below a year ago, the first sub-4-million reading since June 2025. Total inventory rose to 1.62 million units (up 3.2% month-over-month, 5.9% year-over-year), pushing months of supply to 4.9 — the highest level in more than a decade. The national median existing-home price was $429,100, up 1.6% year-over-year and the 38th straight month of annual price gains, even as 42.1% of listings carried at least one price reduction — above the normal 30–35% range.

The broader picture remains a market finding its footing in a persistently high-rate environment — with enough activity to keep values supported, but enough hesitation, and now enough inventory, to give prepared buyers real negotiating room.

What This Means for Treasure Coast Buyers

National inventory just hit its highest level in over a decade, and longer days on market in some pockets have handed buyers more leverage than they've had since before 2021. You have time to look carefully, negotiate on price and terms, and avoid the panic-offer dynamics of the last few years.

That said, the Treasure Coast is not a distressed market. Martin County inventory is down sharply year over year — active listings fell 20% to 1,210 — keeping values well supported even as national conditions loosen. The opportunity is real, but so is the competition for the best properties.

If you're pre-approved and ready to move, this may be one of the better entry windows the Treasure Coast has offered in several years.

What This Means for Treasure Coast Sellers

Pricing discipline is everything right now. Nationally, over 42% of listings have taken a price cut — a reminder that buyers everywhere, including here, are pushing back on ambitious pricing. The sellers doing best price accurately based on recent comparable sales, prepare the home carefully, and work with an agent who has genuine marketing reach beyond the MLS.

The good news: Martin County's inventory compression is still working in sellers' favor, and momentum is improving — single-family homes are going under contract in a median of 43 days, down from 50 days a year ago. Fewer competing listings mean your well-prepared, well-priced home has a real audience.

Local Market Trends

As of Friday, September 18, 2026 · month-over-month, Aug → Sep

Source: MIAMI REALTORS® MLS data, via ListReports

Local Market Snapshot — September 2026

Conditions vary meaningfully across the Treasure Coast. Here's a breakdown by area:

Stuart & Martin County

The July 2026 data from MIAMI REALTORS® marks Martin County's fourth consecutive month of year-over-year sales gains. Total home sales rose 18.5% year over year to 288 closings. Single-family transactions climbed 23.4%, condo sales rose 6.9%, and $1M+ luxury sales jumped 45.2% (31 to 45 sales).

The median sale price for Martin County single-family homes was $599,900 in July 2026, up 4.3% year-over-year from $575,000. Condo and townhouse median prices told a different story, falling 10.7% year-over-year to $230,000 from $257,500 — a reminder that pricing power varies sharply by property type even within a single strong month for sales.

Total active listings fell 20% year-over-year to 1,210 — single-family inventory down 21.3% to 696 homes, condo inventory down 19.1% to 514 units. That supply compression puts single-family homes at a 3.7-month supply and condos at 5.6 months — both figures confirmed against MCRTC's own data and classified a seller's market by MIAMI REALTORS®, tightening further from last month's 3.9 and 6.1 months, respectively.

Cash sales represented 46.2% of all Martin County closed sales in July — well above the national all-cash share of 27% — reflecting continued wealth migration and international buyer demand in our market.

Momentum keeps improving: the median time from listing to contract for single-family homes was 43 days, down from 50 days a year ago, while condos moved from listing to contract in a median of 70 days, down from 93 — both positive signs of strengthening demand.

Palm City

Family-oriented communities such as Martin's Crossing, Hammock Creek, and Highlands Reserve continue to attract buyers seeking A-rated schools and more space. Martin County's overall inventory compression supports values here, and Palm City remains one of the most consistently in-demand pockets on the Treasure Coast.

Jensen Beach & Hutchinson Island

Countywide condo inventory fell 19% year over year to 514 active listings, with a 5.6-month supply—a market that's balanced but tilting toward sellers. Well-maintained, amenitized units with water views continue to move faster, while older or less-updated buildings are presenting real negotiating opportunities for buyers. [Confirm this reflects Jensen Beach/Hutchinson Island specifically, or note it's countywide, before publishing — the source data is county-level.]

Port St. Lucie & Tradition

Tradition continues to offer value relative to Martin County, with builder incentives on new construction remaining competitive. Buyers comparing resale to new construction in this corridor should factor those incentives in carefully before deciding.

Hobe Sound & Tequesta

These markets continue to attract buyers priced out of Jupiter and Palm Beach County who still want the lifestyle and water access at a lower price point. With Martin County inventory compressed overall, Hobe Sound in particular offers compelling waterfront value relative to comparable properties to the south.

The 21st Century ROAD to Housing Act 

The 21st Century ROAD to Housing Act became law on July 11, 2026 — the most sweeping federal housing package in decades. The provision most relevant to Treasure Coast buyers bars large institutional investors (those owning 350+ single-family homes) from buying additional existing homes, removing one source of competition from the resale market. The rest targets housing supply — streamlining environmental review and zoning for new construction and expanding affordable housing funding.

As of this update, implementation is still in early stages — agency rulemaking and funding allocations are expected to roll out over the coming months. Locally, the investor restriction is worth watching in Martin County, where cash buyers already make up nearly half of closed sales. This is a structural, long-term bill, not a rate fix — we'll keep tracking its local impact as rules take effect.

Ready for a Personalized Look at Your Home's Value?

National headlines tell part of the story — but real estate is local, and what's happening on your street matters more than any national average. Whether you're thinking about selling in the next 6 months or want to understand what your home is worth right now, we're happy to put together a no-pressure market analysis for your specific property.

Contact Eric Slifkin for your free Treasure Coast market analysis — or view our full market reports for detailed area data.

Accessory Dwelling Units — also called granny flats or in-law suites — let homeowners add a second living space to their property for aging parents, adult children, guests, or rental income. Florida law around them is shifting fast: a statewide bill that would require nearly every city and county to allow ADUs by right passed the Senate unanimously in February 2026, and it could take effect as soon as this summer. If you're considering an ADU on the Treasure Coast, the rules you check today may already be changing.

What Is an ADU, and What Can It Be Used For?

An ADU is a secondary, self-contained living space on a single-family property — with its own entrance, kitchen, and bathroom — that's smaller and separate from the main house. On the Treasure Coast, homeowners typically create one by:

• Converting a detached or attached garage into living space
• Building an apartment above an attached garage
• Finishing a basement with a separate walk-out entrance
• Constructing a new detached structure, if the lot allows it
• Adding a smaller attached "junior ADU," such as a converted sun porch that shares some utilities with the main home

Where they're allowed, ADUs can house elderly parents, adult children moving back home, live-in caregivers, or renters — and many owners use rental income from an ADU to help offset their mortgage.

Florida's "Granny Flat Bill" Could Change the Rules Statewide

In February 2026, the Florida Senate unanimously passed SB 48 — nicknamed the "Granny Flat Bill" — which would require cities and counties statewide to allow ADUs on single-family-zoned lots without a public hearing, variance, or special exception, so long as the plans meet basic site requirements. The bill still needs House approval, but if it clears, local governments would have until December 1, 2026, to update their rules, with the law potentially taking effect July 1, 2026. Local governments could still restrict short-term (under 30-day) rentals of the ADU itself. 

This matters a lot locally because ADU rules vary sharply within Martin County. Always confirm current rules with the relevant planning department before you budget or design: City of Stuart Community Development at (772) 288-5315, or Martin County Growth Management for unincorporated areas.

Do ADUs Actually Increase Home Value?

Yes — the National Association of Realtors has found that a permanent ADU can add roughly 20% to 35% to a property's value, depending on the market and how the space is finished. Beyond resale value, the more immediate benefit for most owners is rental income or reduced housing costs for family, so it's worth running the numbers on your specific property rather than relying on averages alone.

Before You Build: A Quick Cost and Lifestyle Check

Do the math first. Add up permit fees, construction costs, and the resulting increase in your annual property tax bill, then compare that total to the rent you'd realistically expect. That tells you how long the ADU takes to pay for itself before it starts generating net income.

Think through how it fits your life, not just your finances:

• Privacy vs. company — a renter on your property is a very different experience than an empty guest room. Be honest about which one you actually want.
• Aging in place — some owners rent out a main house that's become too large or hard to maintain, and move into a smaller, more manageable ADU on the same lot, in the neighborhood they already know.
• Adult children returning home — an ADU can keep family close while still giving everyone real privacy, which spare bedrooms rarely provide.
• Caregiving arrangements — some owners trade reduced or free rent for help with maintenance or personal care, which can be more economical than paying for services separately.

Frequently Asked Questions

Can I build an ADU in Stuart, FL right now?
Yes. The City of Stuart currently allows ADUs on residential lots, with a maximum height of 30 feet, typical setbacks of 6 feet on the side and 10 feet at the rear, and one required parking space. Waterfront lots need additional South Florida Water Management District review.

Can I build an ADU in unincorporated Martin County?
Under current rules, unincorporated Martin County restricts ADUs mostly to nonresidential developments, capped at three per lot — more limited than Stuart's rules. This is likely to change if Florida's pending statewide ADU law takes effect, which would require the county to allow ADUs on single-family lots by right.

How much does it cost to permit an ADU in Stuart?
Estimated permit fees run $6,500–$14,700, not including construction, with a typical review and permitting timeline of 7 to 12 weeks.

How much value does an ADU add to a home?
According to the National Association of Realtors, a permanent ADU can add approximately 20% to 35% to a property's value, in addition to any rental income it generates.

Do I have to live in the main house to rent out an ADU in Stuart?
No. Stuart does not currently require owner-occupancy, meaning both the main home and the ADU can be rented to separate tenants.

Talk to a Local Specialist Before You Build or Buy

ADUs aren't the right fit for every property or every homeowner, but with Florida's rules potentially loosening statewide this year, now's a good time to find out what's actually possible on your lot. As an SRES® serving the Treasure Coast, I can help you evaluate a property's ADU potential — whether you're adding one to your current home or shopping for a property that already has the flexibility built in.

This post is by Eric Slifkin, REALTOR® at Keller Williams Realty serving South Florida's Treasure Coast. Reach Eric at 772-288-1765, or contact us today to schedule a no-obligation consultation. 

Sources:

• Florida Senate Advances Law Allowing ADUs in All Residential Zones (Planetizen)
• ADU Rules Stuart FL 2026 — Can You Build?
• Martin County, FL Ordinances 2026: STR, Noise, ADU & Fire
• Do ADUs Increase Property Value? (citing NAR)

Mortgage rates have climbed back to their highest level in a year. As of September 18, 2026, the average 30-year fixed rate is 7.05%, while Freddie Mac's weekly survey puts the average slightly lower at 6.95%—up from 6.17% this time last year. For a $320,000 loan, that difference adds roughly $186 to the monthly payment compared to a year ago. Here's what's driving the increase and how buyers on the Treasure Coast are adjusting their strategy.

If you're house hunting anywhere from Stuart to Port St. Lucie, Jensen Beach to Palm City, the buyers who land the home they want tend to share a few things. It's rarely luck — it's habits. Here are four that separate a smooth, successful home search from one that stalls out.

Becoming a Successful Homebuyer

1. Know your numbers

Successful buyers don't just get pre-approved and forget about it — they keep their budget, savings goals, and monthly payment comfort zone top of mind throughout the entire search. That means knowing not just what a lender says you qualify for, but what payment you're actually comfortable carrying, including property taxes, insurance, and — here on the Treasure Coast — flood or windstorm coverage where it applies. Buyers who stay grounded in their real numbers make faster, more confident offers when the right home shows up.

2. Keep your finances steady

Once you're under contract (or even actively looking with a pre-approval in hand), it's not the time to buy a new car, make a big furniture purchase, or open a new credit card. Lenders re-verify credit and debt before closing, and any major purchase or new debt can affect your approval—sometimes at the worst possible moment. The most successful buyers pause major financial decisions until after they close.

3. Stay communicative

In a market like ours, where well-priced homes in neighborhoods like Sewalls Point, Tequesta, or Port St. Lucie's newer communities can move quickly, response time matters. Buyers who answer their agent's calls and texts promptly, get documents to their lender without delay, and stay reachable during showings are the ones who are ready to move the moment the right home appears. Slow communication is one of the most common — and most avoidable — reasons a buyer loses out on a home they loved.

4. Know what matters most

Every home is a series of trade-offs, and successful buyers walk in already knowing the difference between their must-haves and their nice-to-haves. Is a pool non-negotiable, or would you trade it for a bigger lot? Is being zoned for a specific school district a dealbreaker, or does proximity to the water matter more? Clarifying your priorities before you start touring homes saves time and helps you recognize the right property faster when it's in front of you.

The bottom line

Buying a home on the Treasure Coast doesn't have to be stressful — it just takes a little preparation. Know your numbers, protect your finances, stay in close communication with your agent and lender, and get clear on what you actually need versus what's nice to have.

This post is by Eric Slifkin, REALTOR® at Keller Williams Realty serving South Florida's Treasure Coast. 

Thinking about buying or selling in Martin or St. Lucie County? Call/text 772-288-1765 — I can walk you through the strategy that fits your timeline and budget, or you can reach out and we can talk about your next move.

Quick answer: Rising premiums, tightening coverage, and insurer pullbacks mean home insurance now affects whether a real estate deal is affordable, marketable, and profitable — not just a formality handled at closing. Buyers, sellers, agents, and investors who check insurability early avoid deals that fall apart, overprice, or underperform later.

Insurance has moved from a closing-day formality to a factor that can make or break affordability, marketability, and investment returns alike. For buyers, sellers, agents, and investors, the smartest move now is the same one: treat insurance as part of the deal from day one, not a detail to sort out later.

Key Takeaways

• Home insurance now directly affects affordability, marketability, and investment returns in real estate transactions.
• Waiting until late in the process to check insurability can cause deals to fall through or investments to underperform.
• Buyers, sellers, agents, and investors each have a specific action they should take earlier in the process.
• Getting a property-specific insurance quote before an offer — not after — is the single most effective fix.

It's Not Just Paperwork Anymore

There was a time when getting a homeowners insurance quote was a box to check a few days before closing — a formality handled by the lender's checklist, rarely a factor in whether the deal happened at all. That era is over. Premiums have climbed sharply in recent years, availability has tightened in high-risk areas, and insurers are pulling back from markets they once covered without hesitation. What used to be background noise in a transaction can now derail one.

How Real Estate Insurance Affects Home Affordability

Buyers often calculate what they can afford based on purchase price, down payment, and mortgage rate. Insurance premiums can quietly reshape that math. A home that looks affordable on paper can become much less so once a buyer learns what it will actually cost to insure — and in some markets, finding coverage at any price is the harder problem. Waiting until late in the process to find this out is a costly mistake, since it can force buyers to walk away from deals they were already emotionally and financially invested in.

How Insurability Affects a Home's Marketability

For sellers, insurability affects more than a single transaction — it affects the pool of buyers who can realistically make an offer. If a property is expensive or difficult to insure, financing becomes harder to secure, and the list of qualified buyers shrinks. A listing's marketability isn't just about condition, location, and price anymore; it's also about whether the home can be insured on reasonable terms.

How Insurance Costs Impact Investment Returns

Investors face a sharper version of this problem. A property with strong rental potential can look far less attractive once realistic insurance costs — and the possibility of non-renewal — are factored into the return. The properties that seem like the best opportunities on the surface are sometimes the ones carrying the most insurance risk underneath. Skipping this step in underwriting can turn a promising deal into a disappointing one.

The Fix: Move Insurance Earlier in the Process

None of this requires buyers, sellers, agents, or investors to become insurance experts. It requires treating insurance as a first-step consideration rather than a final one:

• Buyers should get a property-specific quote as soon as a home is seriously under consideration, not after an offer is accepted.
• Sellers benefit from understanding their property's insurability before listing, so pricing and marketing reflect reality.
• Agents should know enough to flag potential red flags early and bring in a licensed insurance professional when needed.
• Investors should build insurance costs and availability into their return calculations before making an offer, not after.

Frequently Asked Questions

Why is home insurance a bigger issue in real estate now than it used to be? Premiums have risen sharply, and insurers have pulled back from higher-risk markets, so coverage that was once easy to obtain and predictably priced can now be expensive, limited, or unavailable — directly affecting affordability and deal viability.

When should a buyer get an insurance quote? As soon as a home is seriously under consideration, ideally before making an offer, rather than waiting until after the offer is accepted or during underwriting.

How does insurance affect a home's marketability? If a property is costly or difficult to insure, fewer buyers can secure financing, which shrinks the pool of realistic buyers and can make the home harder to sell at the expected price.

Do real estate agents need to become insurance experts? No. Agents need enough knowledge to spot potential red flags and know when to refer clients to a licensed insurance professional—not to give coverage advice themselves.

How should investors factor insurance into ROI calculations? Investors should get a property-specific insurance quote and check availability and non-renewal risk before calculating projected returns, since insurance costs can significantly change a property's real profitability.

The Bottom Line

The market has changed enough that insurance can no longer be an afterthought in the transaction. Whether you're buying a first home, listing your property, or evaluating an investment, the deals that hold up best are the ones where insurance was part of the conversation from the start.

Talk to a licensed insurance professional today to find out what it will really cost to protect your property — before it costs you the deal.

Buying a home is one of the most exciting journeys you'll take — and on Florida's Treasure Coast, it's a journey a lot of people are taking right now. Between Port St. Lucie's growing neighborhoods, Stuart's waterfront charm, and the laid-back feel of Vero Beach, it's easy to see why buyers are drawn here. But excitement aside, every home purchase comes with a series of important milestones, and knowing what to expect at each one can mean the difference between a smooth closing and a stressful surprise.

The good news: most obstacles that pop up during a real estate transaction aren't random. They're predictable, and with the right preparation and the right guidance, they can be anticipated and managed before they become real problems.

Here's a look at the milestones every Treasure Coast home buyer should understand, and why having an experienced real estate professional in your corner matters at each one.

1. Getting Pre-Approved, Not Just Pre-Qualified

Before you start touring homes, lenders will typically offer either pre-qualification or pre-approval. Pre-qualification is a quick, informal estimate. Pre-approval involves verifying your income, assets, and credit, and it results in a letter that shows sellers you're a serious, capable buyer.

In competitive Treasure Coast markets, a pre-approval letter can be the difference between winning a home and losing it to another offer. An experienced agent will typically connect you with trusted local lenders who understand the area's market conditions and can move quickly.

2. Finding the Right Home (and the Right Offer Strategy)

Once you know your budget, the search begins. This step is about more than square footage and school districts. Flood zones, insurance costs, HOA rules, and proximity to the coast all carry more weight in Florida than in many other states, and they can significantly affect your long-term costs.

A local agent brings market knowledge that's hard to replicate with online listings alone: recent comparable sales, how long homes are sitting on the market, and what a competitive but reasonable offer looks like for that specific neighborhood.

3. Home Inspection: Expect the Unexpected

The inspection period is where many transactions hit their first real bump. Roof age, HVAC condition, plumbing, and — especially in Florida — wind mitigation and four-point inspections for insurance purposes are common points of negotiation.

Finding an issue during inspection isn't a deal-breaker. It's an opportunity to negotiate repairs, credits, or a price adjustment. Buyers without guidance sometimes panic at this stage or, conversely, don't negotiate at all. An experienced agent knows which issues are worth pursuing and which are simply part of owning a home.

4. The Appraisal

Your lender will order an appraisal to confirm the home is worth what you've agreed to pay. If the appraisal comes in lower than the purchase price, it can put the deal at risk. This is another moment when preparation matters: a knowledgeable agent will have already priced the offer using solid comparable sales, reducing the odds of a surprise, and will know how to renegotiate if one arises.

5. Underwriting and Financing

Behind the scenes, your loan moves through underwriting, where the lender verifies every detail before issuing final approval. This stage can involve requests for additional documentation, and delays here are one of the most common reasons closings get pushed back.

Buyers who remain responsive to lender requests and avoid major financial changes (new credit cards, job changes, or large purchases) during this window tend to move through underwriting far more smoothly.

6. Title Search and Insurance

Before closing, a title company confirms the property has a clear title, free of liens, ownership disputes, or unresolved claims. In Florida, title issues aren't uncommon, particularly with homes that have changed hands multiple times or been through foreclosure. Title insurance protects you from problems that surface after closing, and your agent can help make sure this step doesn't get overlooked in the excitement of getting to the finish line.

7. The Final Walkthrough

Just before closing, you'll walk through the home one more time to confirm that its condition matches what was agreed upon and that any negotiated repairs have been completed. This is your last chance to catch a problem before signing, so it's worth taking seriously rather than treating it as a formality.

8. Closing Day

Closing day involves signing a stack of documents, transferring funds, and officially receiving the keys. Small issues, such as a discrepancy in wiring instructions or a last-minute document request, can still surface here. Having someone experienced in coordinating with your lender, the title company, and the seller's side helps resolve these details quickly rather than derailing the closing.

Why Guidance Matters at Every Step

None of these milestones are meant to be intimidating. Most home purchases move through this process without major drama. But when something does come up, whether it's an inspection finding, an appraisal gap, or a title question, having someone who has navigated these situations before makes it far easier to keep the transaction on track.

That's the real value of working with an experienced real estate professional: not just finding the home, but anticipating the bumps along the way and knowing how to handle them before they become bigger problems.

Frequently Asked Questions

What are the biggest milestones in the home buying process? The main milestones are pre-approval, house hunting and making an offer, the home inspection, the appraisal, loan underwriting, the title search, the final walkthrough, and closing day.

What usually causes delays when buying a home? The most common delays come from underwriting requests for additional documentation, appraisal gaps, and unresolved title issues. Staying responsive and working with an experienced agent helps minimize these delays.

Do I need a real estate agent to buy a home on the Treasure Coast? While it's not legally required, an experienced local agent helps you understand neighborhood-specific factors like flood zones and insurance costs, negotiate inspection and appraisal issues, and keep your transaction on schedule from offer to closing.

How long does it typically take to close on a home in Florida? Most conventional purchases close within 30 to 45 days of an accepted offer, though timelines can vary based on financing, inspection results, and title work.

Ready to Start Your Home Search?

Every home buying journey has its milestones, but you don't have to navigate them alone. If you're ready to start searching for your next home on the Treasure Coast, send me a message and let's map out the process together, from your first offer to the day you get your keys.

📩 Reach out now — let's get started

The sooner we connect, the sooner you're on your way home.

Eric Slifkin, Treasure Coast Home Sales 📱 772-288-1765

Quick answer: Mortgage preapproval is a lender's written commitment — based on a thorough review of your income, credit, and assets — that tells you how much you can borrow. It's different from prequalification (a rough, unverified estimate), and it's the single step that turns "just looking" into "ready to make an offer." Most W-2 buyers with straightforward finances can get preapproved in 24–48 hours once paperwork is in.

A strong offer starts well before you find the home you want to buy. Getting your financing in order early helps you understand your budget, shop with confidence, and act fast when the right home comes along — and on the Treasure Coast, where well-priced homes can move quickly, that head start matters. Below is what preapproval actually involves, what to gather, and how the process looks a little different depending on whether this is your first home or your next one.

Preapproval vs. Prequalification: They're Not the Same Thing 

Quick answer: Prequalification is a quick, informal estimate based on numbers you self-report. Preapproval is a verified, underwritten commitment based on documents a lender actually checks — pay stubs, tax returns, bank statements, and a credit pull.

Sellers and listing agents know the difference, too. In a competitive market, an offer backed by real preapproval carries far more weight than one backed by a same-day prequalification estimate. If you're serious about buying within the next few months, preapproval — not prequalification — is the step worth doing.

Documents You'll Need for Preapproval

Gathering these ahead of time is the single biggest thing you can do to speed up the process. Most lenders will ask for some version of the following:

Identity and employment

• Government-issued photo ID
• Recent pay stubs (last 30–60 days)
• W-2s from the last two years

Financial documentation

• Bank statements, all accounts (last two months)
• Federal tax returns, last two years, with schedules
• Investment and retirement account statements
• A list of your current monthly debts

Housing and credit

• Current mortgage statement, if you already own
• Landlord/rental history, if you're renting
• Authorization for the lender to pull your credit report

If it applies to you

• Gift letter, if part of your down payment is a gift
• Business tax returns and profit-and-loss statements, if you're self-employed

Borrowers with simple, W-2 income who submit everything up front can sometimes get preapproved in as little as 24–48 hours. Self-employed borrowers or more complex financial situations typically take longer, so it's worth starting this conversation with a loan officer early — even before you start touring homes.

If This Is Your First Home

First-time buyers tend to have two things on their mind going into preapproval: How much can I actually afford? and Do I have enough for a down payment? A good loan officer will walk through both, and there's more flexibility here than many first-time buyers expect.

A few things worth asking about specifically:

• Down payment assistance and first-time buyer programs — many are available at the state or local level and can lower the amount you need up front.
• Gift funds — if family is helping with part of your down payment, ask what documentation the lender needs to avoid delays later.
• Building or protecting your credit — even small, avoidable mistakes (opening a new credit card, financing a car) between preapproval and closing can affect your approval, so it's worth asking your loan officer what to avoid during the process.
• Debt-to-income ratio — lenders typically want your total monthly debts, including the new mortgage, to fall within roughly 43–50% of your gross monthly income, depending on the loan type.

None of this needs to be figured out alone. Part of what a good real estate agent and loan officer do together is make sure a first-time buyer understands not just what they qualify for, but what payment they'll actually be comfortable with.

If You're Moving Up

Move-up buyers face a different puzzle: you likely have equity in your current home, but that equity is tied up until you sell — which raises the question of whether you buy first, sell first, or try to do both at once.

A few options worth discussing with your lender if you're in this position:

• A contingent offer — making your purchase dependent on the sale of your current home. It protects you financially but can make your offer less competitive in a fast-moving market.
• A bridge loan — short-term financing that lets you access equity from your current home before it sells, so you can buy without waiting. It works well in some situations and isn't worth the cost in others, so it's a conversation to have with your loan officer, not a default assumption.
• A HELOC on your current home, opened before you list it, as another way to access equity for your next down payment.
• Carrying two mortgages temporarily — some buyers qualify to hold both loans briefly if the numbers support it; your lender can tell you quickly whether that's realistic for your situation.

There's no single right answer here — it depends on your equity, your comfort with timing risk, and what the local market looks like right now. This is exactly the kind of decision worth making with your agent and lender together, before you're under time pressure.

How Long Does Preapproval Last?

Quick answer: Most preapproval letters are valid for 30–60 days. If your home search runs longer than that, your lender will typically just need updated pay stubs or bank statements to refresh it — it's usually quick, not a full re-application.

Frequently Asked Questions

Does getting preapproved hurt my credit score? A preapproval typically involves a hard credit inquiry, which can cause a small, temporary dip in your score. Multiple mortgage inquiries within a short shopping window (typically 14–45 days, depending on the scoring model) are usually counted as a single inquiry, so it's fine to compare a couple of lenders.

Can move-up buyers get preapproved before their current home sells? Yes. Lenders can preapprove you based on your current financial picture, and then work with you on strategy — contingent offer, bridge loan, or carrying two mortgages — depending on how your numbers look once you're ready to write an offer.

How much does preapproval cost? Preapproval itself is typically free or low-cost through most lenders, though some may charge a fee for a credit report pull. Ask upfront so there are no surprises.

What's the difference between preapproval and final loan approval? Preapproval is based on documentation you provide before you find a home. Final approval happens after you're under contract, once the lender has verified everything and the home has appraised.

Ready to Get Started?

A strong offer starts well before you find the home you want to buy. If you're thinking about buying — whether it's your first home or your next one — send me a message and let's build the right team around you, starting with a loan officer who can help you choose financing that actually fits your goals.

Contact Eric Slifkin and the Slifkin Real Estate Team to get connected with a trusted local lender and start your preapproval.

Eric Slifkin is a Broker Associate with Keller Williams Realty Treasure Coast, serving buyers and sellers across Martin, St. Lucie, and Indian River counties.

It's easy to get swept up in beautiful finishes or the perfect backyard, but a smart home purchase goes beyond what you see at first glance. Asking the right questions can help you uncover important details, understand what you're buying, and make a more informed decision before moving forward. Here on the Treasure Coast — where waterfront views, charming homes, and luxurious planned communities can make it especially easy to lead with your heart — a little curiosity up front goes a long way. Before you let yourself fall completely in love, walk through these five questions first.

1. What's the real cost of insurance here?

Florida homeowners insurance has changed a lot in the last few years, and premiums can vary dramatically from one property to the next — even two houses on the same street. Before you get attached, ask your agent or lender for a rough insurance estimate based on the home's age, roof condition, and construction type. It's also worth finding out whether the property sits in a flood zone, since flood coverage is typically a separate policy from standard homeowners insurance. A home that looks affordable on paper can become much more expensive once insurance is factored in, so this is one question worth answering early rather than after you're already picturing yourself on the lanai.

2. How old is the roof, and what shape are the major systems in?

Roof age matters everywhere, but it matters even more in Florida, where insurers increasingly factor roof condition into whether they'll write a policy at all — and at what price. Ask when the roof was last replaced or inspected, and do the same for the AC system, water heater, and electrical panel. Big-ticket items like these are expensive to replace and can also affect your ability to get favorable insurance terms. A seller or listing agent should be able to share this information, and a home inspection will confirm it.

3. Are there HOA or condo association fees, and what do they actually cover?

Many Treasure Coast communities, especially those with shared amenities like pools, gated access, or waterfront access, have a homeowners' or condo association. Ask what the monthly or annual fees are, whether they've increased recently, and what they include. It's also smart to ask about the association's reserve funds and any planned or recent special assessments — Florida condo associations in particular have faced new reserve requirements in recent years, and a healthy reserve fund can save you from an unexpected bill down the road.

4. What's the flood and elevation history of this property?

Living near the water is part of the Treasure Coast's appeal, but it's worth understanding what that proximity means in practice. Ask about the home's flood zone designation, its elevation certificate if one exists, and whether the property or neighborhood has flooded in the past. This isn't about talking yourself out of a home you love — it's about knowing what you're taking on, from insurance costs to peace of mind during storm season.

5. Why is the seller moving, and how long has the home been on the market?

This question can tell you a surprising amount. A quick sale after a job relocation is very different from a home that's lingered on the market for months, which can sometimes signal pricing issues, needed repairs, or other concerns that make buyers hesitant. Understanding the seller's motivation can also help shape your offer and negotiation strategy. Your agent can often get a read on this through the listing agent, even if it's never stated outright.

Ask the questions, then fall in love with confidence

None of this is about talking yourself out of a home — it's about making sure the home you fall for can actually hold up to a closer look. The buyers who feel most confident at closing are usually the ones who asked good questions early, not the ones who skipped straight to the offer.

That's where having an experienced local agent in your corner makes all the difference. The Slifkin Real Estate Team knows the Treasure Coast inside and out, from flood zones in Stuart to HOA quirks in Palm City to what to expect on Hutchinson Island, and we're happy to walk through these questions with you on any home you're considering.

Ready to find a home you can feel confident about? Contact the Slifkin Real Estate Team today.

Buying your first home is a big milestone, and a little preparation can go a long way toward making the process feel more manageable. 🏡 Building the right team and understanding your options before you start house hunting can help you move forward with confidence. If you're ready to take the first step, send me a message and let's get started!