— Guidance
Buyers on one side of the table, sellers on the other.
Full playbooks for both — step-by-step, Florida-specific, written for how the market actually works.
For buyers
Buying in Florida, done thoughtfully.
Pre-approval through closing in 7-9 weeks — with the Florida-specific nuance most national guides skip.
For sellers
Selling, priced right, marketed like it's my own.
Real valuation, staged prep, MLS + syndication, and a clean timeline from list-date to close.
Which Contingencies to Waive — and Which to Keep — When Buying in Florida
Waiving contingencies can make your offer stand out — but each one you drop puts real money at risk. Here's how to think through the inspection, financing, and appraisal contingencies in a Florida purchase.
How to Win a Bidding War in Florida: Offer Tactics That Actually Work
Multiple offers are still common on well-priced Florida homes, even as the broader market cools. These are the specific tactics — price, terms, and timing — that help buyers compete without overpaying or waiving protections they cannot afford to lose.
Pre-Approval vs. Pre-Qualification: What the Difference Means in Florida
Pre-qualification is a conversation; pre-approval is a commitment. In Florida’s competitive markets, sellers and listing agents can tell the difference instantly — and which letter you bring to an offer changes how you’re treated at the table.
— Communities
Explore Central Florida Communities
Neighborhood guides, schools, and local market context.
Audubon Park
East Orlando's most walkable neighborhood -- Corrine Drive lined with Michelin-starred restaurants and independent shops, a 50-acre botanical garden at the doorstep, and a K-8 school that scores 10 out of 10.
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Baldwin Park
Master-planned urban village built on the former Orlando Naval Training Center. Walkable streets, New England architecture, and three lakes.
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College Park
College Park is one of Orlando's oldest in-town neighborhoods, built in the 1920s on streets named after universities — Princeton, Harvard, Yale — and anchored by Edgewater Drive, a mile-long corridor of independent restaurants, boutiques, and a walkable grocery store.
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Dr. Phillips
Established South Orlando community known for gated golf communities, Restaurant Row (Sand Lake Road), and top-rated schools.
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Mills 50
One mile northeast of downtown Orlando, Mills 50 is where Vietnamese-American restaurants on Mills Avenue share a block with dive bars, art studios, and craftsman bungalows -- an officially designated Main Street District that grew organically from a 1970s refugee settlement into one of Orlando's most distinctly urban neighborhoods.
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Windermere
Chain-of-Lakes estates, equestrian acreage, and a small-town core moments from Disney + Orlando.
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Winter Garden
Historic downtown with a pedestrian-friendly Plant Street corridor, Saturday farmers market, and the West Orange Trail. Fast growth in newer suburbs.
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Winter Park
Tree-lined streets, Park Avenue shops, Rollins College, and a chain of lakes at the northern edge of Orlando.
Explore Area →— Communities
Explore Tampa Bay Area Communities
From urban cores to waterfront enclaves.
Allendale Terrace
Cobblestone brick streets, estate-scale lots, and 1920s Mediterranean and Tudor homes on high ground north of Crescent Lake.
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Channelside
Downtown Tampa's waterfront high-rise district. Riverwalk access, Amalie Arena, Water Street development, and a fast-growing urban core.
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Coquina Key
A man-made island 3 miles south of downtown St. Pete — canals, private boat docks, and Tampa Bay access at prices that still make waterfront living attainable.
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Crescent Lake
A historic neighborhood ringing a 54-acre park lake less than a mile from downtown -- where Babe Ruth took spring training, and Craftsman porches still face tree-lined streets out of the flood zone.
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Downtown St. Petersburg
Arts district, waterfront parks, the Dali museum, and a national-award-winning dining scene concentrated along Central Avenue and Beach Drive.
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Euclid-St. Paul
One of St. Petersburg's oldest residential neighborhoods — brick streets, 1920s craftsman and Queen Anne homes, Zone X flood status, and under 2 miles from downtown without the waterfront premium.
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Historic Kenwood
A 375-acre National Register district of Craftsman bungalows west of downtown — and home to St. Pete's official Artist Enclave, where resident artists can sell and teach from their homes.
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Hyde Park
Brick streets, craftsman bungalows, and a walkable village — one of Tampa's most characterful older neighborhoods.
Explore Area →— Communities
Explore St Petersburg Communities
Coastal lifestyle neighborhoods with strong character.
Allendale Terrace
Cobblestone brick streets, estate-scale lots, and 1920s Mediterranean and Tudor homes on high ground north of Crescent Lake.
Explore Area →Coquina Key
A man-made island 3 miles south of downtown St. Pete — canals, private boat docks, and Tampa Bay access at prices that still make waterfront living attainable.
Explore Area →Crescent Lake
A historic neighborhood ringing a 54-acre park lake less than a mile from downtown -- where Babe Ruth took spring training, and Craftsman porches still face tree-lined streets out of the flood zone.
Explore Area →Downtown St. Petersburg
Arts district, waterfront parks, the Dali museum, and a national-award-winning dining scene concentrated along Central Avenue and Beach Drive.
Explore Area →Euclid-St. Paul
One of St. Petersburg's oldest residential neighborhoods — brick streets, 1920s craftsman and Queen Anne homes, Zone X flood status, and under 2 miles from downtown without the waterfront premium.
Explore Area →Historic Kenwood
A 375-acre National Register district of Craftsman bungalows west of downtown — and home to St. Pete's official Artist Enclave, where resident artists can sell and teach from their homes.
Explore Area →
— Your Agent
Ben Laube
Broker Associate · eXp Realty
Ben Laube has spent his career helping Central Florida families find the right home — whether that is a first starter in St. Petersburg, a waterfront estate on Snell Isle, or a relocation into Winter Park. He works across the Tampa Bay, St. Petersburg, and Greater Orlando markets as a broker with eXp Realty.
Click Here To Learn More!— Social Proof
What Clients Are Saying
Stories from buyers and sellers across Central Florida and Tampa Bay.
“Sold our Winter Park home over asking in nine days. The photography, the listing copy, the open-house choreography — every piece was dialed in.”
— David L., Winter Park, FL
“We interviewed three agents. Ben was the only one who asked what we wanted our life to look like in five years before he asked about our budget. That told us everything.”
— Robert & Tiffany M., Tampa, FL
“Relocating from Chicago was a huge undertaking. Ben walked us through schools, neighborhoods, and contracts with patience I did not expect from a broker — more like a friend who happens to know real estate.”
— Jennifer R., Tampa, FL
“Ben helped us find a home in the Old Northeast that was never even on the market. He knew a seller, made a call, and three weeks later we had the keys.”
— Sarah & Michael K., St. Petersburg, FL
“As a first-time buyer, I was nervous about everything. Ben answered every question twice and never once made me feel small. Ended up in a home I love.”
— Priya S., Windermere, FL
— Frequently asked
The questions most buyers ask
Straight answers on the five topics that come up in every Florida real estate conversation. For anything else, reach out and I'll walk you through it.
How long does it take to buy a home in Florida?
Seven to nine weeks is typical for a financed Florida home purchase — from pre-approval to keys. Cash deals can close in 2-3 weeks. The stages that most commonly slow deals: appraisal turnaround (10-14 days), insurance binding (especially in flood zones or for older homes needing wind mitigation reports), and condo document review when applicable.
What is the difference between AE, VE, and X flood zones in Florida?
X zones are minimal flood risk — flood insurance is optional and cheap if purchased. AE zones are inside the 100-year flood plain — insurance is required for financed homes and costs $1,500-$4,000/year typical. VE zones are high-velocity wave-action coastal — insurance can run $5,000-$15,000+/year. Always quote insurance BEFORE making an offer on anything near water.
Do I need a wind mitigation inspection to buy a Florida home?
Not technically required to close, but it is required to get good insurance rates. A wind mitigation inspection documents roof age, roof-to-wall connections, opening protections, and other hurricane-resilience features. Florida insurers apply significant discounts for favorable ratings — often 30-50% off the premium. Always pair it with a 4-point inspection (roof, electrical, plumbing, HVAC) for insurability.
What are typical closing costs for a Florida home buyer?
Florida buyer closing costs typically run 2.5-4% of purchase price, plus the down payment. On a $500K home with 20% down, expect roughly $13,000-$18,000 total: lender fees (origination, appraisal, credit), title insurance (promulgated Florida rate), documentary stamp tax on the mortgage, intangible tax, recording fees, and prepaids (taxes + homeowner insurance + flood if required). Waterfront homes add flood insurance prepay.
Who pays the real estate commission in Florida?
Traditionally the seller paid both sides of the commission out of closing proceeds — roughly 5-6% of the sale price split between listing agent and buyer agent. After the 2024 NAR settlement, buyer agent commissions are now directly negotiated between buyer and their agent, though sellers can still offer a buyer-side commission to attract offers. The specific arrangement is disclosed in the buyer-broker agreement signed before tours.
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