Florida remains one of America’s most-watched housing markets—big on sunshine and lifestyle, but also home to unique costs and rules that can surprise first‑time and out‑of‑state buyers. This guide pulls together the latest data on prices, inventory, insurance, taxes, and regional trends to help you shop confidently for houses for sale in Florida.
Why Florida still draws buyers
Population growth continues to be a backbone of Florida housing demand. The U.S. Census Bureau reports that four of the nation’s five fastest‑growing metro areas between 2022 and 2023 were in Florida, underscoring ongoing in‑migration into metros such as The Villages, Lakeland–Winter Haven, and Ocala. More broadly, Florida was among nine states that each added over 100,000 people between 2023 and 2024. :contentReference[oaicite:0]{index=0}
Taxes are part of the appeal. Florida has no state income tax, and its average effective property tax rate (what homeowners actually pay as a share of home value) typically sits below the U.S. average—around 0.82% statewide, though rates vary by county. :contentReference[oaicite:1]{index=1}
What a “Florida‑priced” house costs now
At the statewide level, Florida’s housing market in late 2025 looks balanced to slightly buyer‑friendly. In October 2025, the median sale price was about $408,100, with roughly six months of supply—often considered equilibrium between buyers and sellers. :contentReference[oaicite:2]{index=2}
Looking within 2025, Florida Realtors’ statewide detail for single‑family homes shows January’s months’ supply at 5.1 and inventory up year‑over‑year, with the traditional (non‑distressed) median sale price at $414,000. Together, these snapshots suggest a market that has cooled from the frenzy of 2021–22 but remains supported by demographics and job growth.
City snapshots (median sale prices, latest monthly reads)
- Miami: $600,000, down 4.2% year‑over‑year; days on market stretching into triple digits for the typical listing. Miami remains a premium market fueled by high‑income and international demand. :contentReference[oaicite:4]{index=4}
- Tampa: $420,000, down 13.8% year‑over‑year in October 2025, reflecting more inventory and more time to shop. :contentReference[oaicite:5]{index=5}
- Orlando: $423,000, up 5.6% year‑over‑year, buoyed by steady job growth and new construction in the suburbs. :contentReference[oaicite:6]{index=6}
- Jacksonville: $296,000, down 1.4% year‑over‑year; one of the state’s more affordable large metros with strong inbound migration. :contentReference[oaicite:7]{index=7}
- Pensacola (Panhandle): $330,000, up 11.9% year‑over‑year; a relative value near coveted Gulf beaches. :contentReference[oaicite:8]{index=8}
- Cape Coral–Fort Myers (SW Florida): ~$360,000, down modestly year‑over‑year as inventory normalizes after post‑Ian rebuilding and new supply. :contentReference[oaicite:9]{index=9}
The affordability checklist: taxes, insurance, fees & more
Property taxes and homestead benefits
Florida’s property taxes are locally set and vary, but the average effective rate is commonly estimated around 0.82%—below the U.S. average. Most owner‑occupants can claim a homestead exemption of up to $50,000 off assessed value; the first $25,000 applies to all property taxes, and the second $25,000 applies to non‑school levies. :contentReference[oaicite:10]{index=10}
Two Florida rules add long‑term tax stability. First, the Save Our Homes cap limits annual increases in a homesteaded property’s assessed value to the lesser of 3% or inflation. Second, voters approved Amendment 5 in 2024, tying certain homestead exemption amounts to inflation (non‑school levies) beginning with the 2025 tax year. These provisions help moderate year‑to‑year tax jumps for primary residences and can be partially “ported” to a new Florida homestead when you move. :contentReference[oaicite:11]{index=11}
Homeowners insurance: understand the ranges—then shop early
Insurance costs vary widely by county, distance to coast, building age, roof condition, and coverage level. Florida’s Office of Insurance Regulation (OIR) reported the admitted market’s average homeowner’s premium at about $3,600 in 2024 (not including surplus lines or Citizens). Consumer estimates for 2025 often quote higher statewide averages—from around $5,700 to approximately $8,800—reflecting different coverage assumptions and coastal risk. The key takeaway: your quote will be highly property‑specific, so obtain firm numbers before you write an offer. :contentReference[oaicite:12]{index=12}
Two dynamics may help. First, Citizens Property Insurance (the state’s insurer of last resort) is actively “depopulating” policies to the private market and implementing 2025 rate reductions on average, a sign of tentative stabilization. Second, Florida’s My Safe Florida Home program has been re‑funded for 2025–26 with $280 million to provide free wind‑mitigation inspections and grants up to $10,000 for eligible upgrades that may lower premiums. :contentReference[oaicite:13]{index=13}
Flood insurance: when it’s required
If a home sits in a FEMA‑designated Special Flood Hazard Area (SFHA) and you’re using a federally regulated or insured lender, flood insurance is mandatory. Lenders can accept National Flood Insurance Program (NFIP) policies or eligible private flood policies that meet Fannie Mae’s requirements. Even outside mapped high‑risk zones, consider coverage as storms shift risk over time. :contentReference[oaicite:14]{index=14}
Florida‑specific closing costs to budget
Florida levies several taxes at closing. The state documentary stamp tax on a deed is typically $0.70 per $100 of consideration (Miami‑Dade: $0.60, with a $0.45 surtax on most non‑single‑family transfers). Mortgages also incur a documentary stamp tax of $0.35 per $100 on the note and a nonrecurring intangible tax of 0.20% of the loan amount. Local customs vary as to who pays which items, but buyers should price these in alongside title and lender fees. :contentReference[oaicite:15]{index=15}
Resale vs. new construction: where the deals may be
New homes give you cat‑5 windows, modern roofs, and code‑compliant construction—features that can help with insurance. Florida is a national leader in permitting new homes; in 2024 it ranked second among states with roughly 111,000 housing units approved, trailing only Texas. In many suburbs around Tampa, Orlando, Jacksonville, and Southwest Florida, builders are offering rate buydowns or closing cost credits to move inventory—worth comparing against resale options with lower HOA fees or established neighborhoods. :contentReference[oaicite:16]{index=16}
Two quick case studies (with numbers)
Case study A: First‑time buyers in the Tampa suburbs
Scenario: A couple targets a $400,000 single‑family home in Brandon/Wesley Chapel with 5% down. They qualify for Florida Housing’s down payment help (Florida Assist)—a 0% deferred second loan up to $10,000 when paired with a Florida Housing first mortgage. :contentReference[oaicite:17]{index=17}
- Cash at close considerations: On a $400,000 purchase, the deed documentary stamp is roughly $2,800. With a $380,000 loan, the note’s doc stamp is about $1,330, and the intangible tax is ~$760. That’s around $4,890 in state taxes before title, lender, and escrows (illustrative; county customs vary). :contentReference[oaicite:18]{index=18}
- Property tax outlook: After closing, they file homestead to reduce taxable value by up to $50,000 (with the second $25,000 applying to non‑school levies) and benefit from the Save Our Homes assessment cap in future years. Amendment 5’s inflation indexing adds incremental relief on the non‑school portion. :contentReference[oaicite:19]{index=19}
- Insurance strategy: They schedule a wind‑mitigation inspection and apply for My Safe Florida Home when available; upgrades such as impact windows can earn hurricane‑mitigation discounts under Florida statute and may be grant‑eligible. :contentReference[oaicite:20]{index=20}
Case study B: Buying a 1990s Miami condo as a primary residence
Scenario: A buyer considers a 10‑story condo built in 1995. The purchase price is higher (Miami’s median around $600,000), but the buyer wants walkability and ocean access. :contentReference[oaicite:21]{index=21}
- New condo safety rules: Florida’s 2022–2025 condo safety laws require milestone structural inspections on buildings three stories and up and mandate funded structural reserves (no longer waivable). Buyers should scrutinize the association’s reserve study, recent inspection, and planned assessments before making an offer. :contentReference[oaicite:22]{index=22}
- Cost implications: Some associations are increasing monthly dues or levying special assessments to meet reserve and remediation requirements, which can materially affect affordability compared with a similarly priced townhome or single‑family option. :contentReference[oaicite:23]{index=23}
- Insurance nuance: Condo master policies cover the building shell, but lenders may still require unit‑owner HO‑6 policies and flood coverage if the building sits in an SFHA. Check both the master policy and your personal requirements. :contentReference[oaicite:24]{index=24}
How and where to shop in 2025
Start with your use case and budget, then map it to the right metro:
- Value‑oriented large metro: Jacksonville offers some of the lowest big‑city medians in Florida (around $296,000), with master‑planned communities expanding south into St. Johns County. :contentReference[oaicite:25]{index=25}
- Family‑friendly suburbs with new builds: Tampa and Orlando submarkets (e.g., Wesley Chapel, Riverview, Clermont, Horizon West) pair new construction with improving inventory; medians around the low‑to‑mid $400Ks. :contentReference[oaicite:26]{index=26}
- Beach access under $400K: The Panhandle (e.g., Pensacola area) and parts of Cape Coral–Fort Myers remain relative bargains versus South Florida. :contentReference[oaicite:27]{index=27}
- Global‑gateway living: Miami commands premium pricing and longer market times but offers international connectivity, a robust condo market, and strong rental demand. :contentReference[oaicite:28]{index=28}
Due‑diligence essentials for Florida buyers
- Get insurance quotes early. Ask multiple carriers and an independent agent for quotes on the specific address (roof age, wind mitigation features, and distance to coast matter enormously). Watch for Citizens policy eligibility and any depopulation offer letters if you inherit a policy. :contentReference[oaicite:29]{index=29}
- Pull flood data. Check whether the home lies in a FEMA Special Flood Hazard Area; know lender requirements and pricing for NFIP vs. private flood. Elevation certificates can materially change premiums. :contentReference[oaicite:30]{index=30}
- Understand closing taxes. Budget for documentary stamps and the intangible tax on your loan, plus title insurance, survey, and lender fees. (In Miami‑Dade, deed rates and surtaxes differ for non‑single‑family transfers.) :contentReference[oaicite:31]{index=31}
- Condo buyers: read the books. Obtain the budget, reserves, latest milestone inspection, and the structural integrity reserve study; ask about pending assessments connected to Florida’s condo safety laws. :contentReference[oaicite:32]{index=32}
- Use state programs strategically. Florida Housing’s first‑time buyer programs (e.g., FL Assist) and the My Safe Florida Home grants can meaningfully improve affordability and risk. :contentReference[oaicite:33]{index=33}
What’s ahead for Florida housing?
Florida appears to be in a “reset” phase: inventory is higher than the pandemic boom, the median price is near flat year‑over‑year statewide, and months’ supply hovers around balanced levels. But fundamentals—population growth, job creation, no income tax, and abundant new‑home building—continue to support long‑run demand. Expect more variation by metro and neighborhood, with insurance/flood and condo‑reserve dynamics increasingly shaping prices and days on market. :contentReference[oaicite:34]{index=34}
Conclusion
The phrase “houses for sale in Florida” can mean very different things depending on whether you’re shopping in Miami Beach, Lakeland, or the Panhandle—but the path to a smart purchase is the same. Start with the realities: a market that’s no longer overheated, but not distressed; property tax rules (homestead, Save Our Homes, and the new inflation indexing) that reward primary residents; insurance and flood requirements that demand early quotes; and closing taxes unique to the state. Then zero in on fit—price point, commute or coastline, HOA/condo rules—and use Florida’s buyer programs and home‑hardening grants wherever you can.
Armed with current numbers and a disciplined checklist, you can find strong value—whether it’s a new build outside Orlando, a starter in Jacksonville, or a carefully vetted condo in Miami—while avoiding surprises and protecting your budget for the long run. :contentReference[oaicite:35]{index=35}