Getting Started
Before You
Start Searching
Define your budget including home price, monthly HOA, CDD, taxes, insurance, and living expenses
List your must-have amenities. Pool? Fitness center? Tennis or pickleball? Social calendar?
Determine your preferred location and proximity to beach, shopping, medical facilities, and airports
Discuss the move with family, especially regarding visitation policies for children and grandchildren under the minimum age
Get pre-approved for a mortgage if financing, or verify liquid funds for a cash purchase
Research Florida's Homestead Exemption and how to establish residency
If selling your current home, consult with a local agent on timing and market conditions
Connect with a new construction specialist like me early in your process. I can guide you through community selection and help you avoid costly mistakes from the start
For Out-of-State Buyers: Start your research 6–12 months before your target move date. This gives you time to visit communities, understand the market, sell your current home, and plan the logistics of a long-distance move. Many of my clients begin with a 'scouting trip' to tour 4–6 communities over a long weekend.
Due Diligence
Researching
Communities
Narrow Your Options: Use online resources and work with a local agent to identify 4–6 communities that match your budget, amenity preferences, and location goals.
Visit In Person: Tour each community during different times of day. Have lunch at the clubhouse, walk the grounds, try the fitness center. Get a feel for the atmosphere and residents.
Talk to Current Residents: Ask about their experience, what they love, and what they'd change. Residents provide the most honest perspective on management quality and community culture.
Attend a Community Event: Many communities allow prospective buyers to attend a social event or open house. This gives you a feel for the social dynamic.
Compare Total Costs: Create a side-by-side comparison of home prices, HOA fees, CDD fees, included amenities, and proximity to your priorities for each community you're considering.
Work with a Local Agent Specializing in New Construction: If you're interested in Boynton Beach's new 55+ communities, I specialize in new construction 55+ developments and have helped many buyers save money by navigating builder incentives and pricing strategies. With new construction, the builder pays my commission, so you get professional representation at no cost to you. Lot selection and floor plan availability change quickly, and having someone with direct builder relationships ensures you get the best opportunities.
The Purchase
The Buying
Process
Make an Offer: I handle the contract and negotiation directly with the builder for new construction purchases. For resale homes, standard negotiation applies.
HOA Application: Submit your application to the community's HOA or management company. This includes personal information, financial verification, and age documentation.
Age Verification: You'll need to provide proof of age. Birth certificate, driver's license, or passport for all intended occupants to confirm compliance with the 55+ requirement.
Document Review: Review the CC&Rs, financial statements, reserve study, and rules & regulations. Florida law gives condo buyers a 15-day rescission period after receiving HOA documents.
Inspections: For resale homes, conduct a thorough home inspection including roof, HVAC, plumbing, electrical, and hurricane protection. For new construction, a pre-closing walkthrough and independent inspection are recommended.
Closing: Close on your new home, receive your keys, and begin the transition to your new community.
Timeline Tip: The HOA approval process typically adds 30–60 days to the buying timeline compared to a non-community purchase. For new construction, the build timeline can be 6–12+ months from contract to closing depending on the builder and stage of construction. Plan your move-out timeline accordingly.
Essential Reading
Documents
to Review
CC&Rs (Declaration)
The community's master governing document. Covers use restrictions, architectural controls, HOA authority, maintenance responsibilities, and your rights and obligations as an owner. Read this carefully. It's legally binding.
Financial Statements
Review the HOA's annual budget, current reserve fund balance, and assessment history. A healthy reserve fund (10–15% of annual budget minimum) and stable fee history indicate good financial management.
Reserve Study
An independent analysis of the community's long-term capital needs (roofs, roads, pools, clubhouse). Compare the reserve study's recommended funding level to the actual reserve balance. Underfunded reserves mean future special assessments.
Board Meeting Minutes
The last 12 months of board meeting minutes reveal ongoing issues, planned projects, resident complaints, and management decisions. These provide an unfiltered view of community life and potential problems.
Logistics
Preparing for
the Move
Declutter and downsize. Most 55+ homes are smaller than family homes. Plan to reduce furniture and belongings
Get quotes from moving companies. If moving from out of state, get at least 3 binding estimates
Notify your current utility companies, post office, banks, insurance, and medical providers of your move
Set up Florida utilities (FPL, water, internet) at your new address before move-in
File for Florida Homestead Exemption as soon as possible after closing. Deadline is March 1 of the following year
Transfer or obtain a Florida driver's license and vehicle registration within 30 days of establishing residency
Update your estate planning documents (will, trust, power of attorney) to reflect Florida residency
Contact the community's management company to arrange your access credentials, gate codes, and amenity orientation
If applicable, schedule your golf cart delivery or purchase ahead of move-in
Downsizing Tip: Most buyers moving from a 3,000+ sq ft family home to a 1,500–2,200 sq ft 55+ community home need to reduce their belongings significantly. Start decluttering months before your move. Consider hiring a professional organizer or downsizing specialist. Many work specifically with 55+ relocations.
Getting Settled
Your First
Few Weeks
Attend the new resident orientation. Most communities offer a guided introduction to amenities, rules, and staff
Meet your neighbors. Introduce yourself and ask for recommendations on local services, restaurants, and hidden gems
Tour all the amenities. Explore the clubhouse, fitness center, pools, tennis/pickleball courts, and any other facilities
Sign up for clubs, classes, and activities that interest you. This is the fastest way to build friendships
Set up your healthcare. Find local doctors, dentists, and specialists. South Florida has excellent medical facilities
Explore the surrounding area. Locate grocery stores, pharmacies, hospitals, banks, and your favorite restaurants
Register to vote in Florida if you haven't already
Enjoy the resort-style lifestyle you've earned
Long-Distance Moves
Out-of-State
Considerations
Selling Your Current Home
Coordinate timing between selling your current home and closing on your Florida home. Consider bridge financing if timing doesn't align perfectly. Many 55+ buyers sell first, rent temporarily, then buy in Florida with the proceeds, avoiding the stress of carrying two mortgages.
The Long-Distance Move
Interstate moves typically cost $5,000–$15,000+ depending on distance and volume. Book your mover 6–8 weeks in advance, especially during peak snowbird season (October–March). Get binding estimates and verify the company is licensed and insured.
Research Florida's tax advantages. No state income tax, no estate tax, no inheritance tax
Understand the "domicile" concept. You'll want to legally establish Florida as your primary residence for tax purposes
File a Declaration of Domicile with the Palm Beach County Clerk within the first year
Close out-of-state accounts and establish Florida banking relationships
Update your driver's license and vehicle registration within 30 days of establishing residency
Cancel or transfer home/auto insurance policies to Florida-based carriers. Rates differ significantly
Tax Planning: If you're moving from a high-tax state, consult with a tax advisor before making the move. Proper timing of your relocation, especially around year-end, can have significant tax implications. Establishing Florida domicile correctly can save tens of thousands of dollars annually in state income taxes alone.