Every week I work with buyers relocating to Florida from states like New York, New Jersey, Illinois, California, and Ohio. And every one of them has the same question when we first talk: "Where do I even start?"
Buying a home in a state you've never lived in — sometimes in a city you've only visited once or twice — can feel overwhelming. But with the right agent and the right process, it's completely manageable. I've helped dozens of out-of-state buyers close on their Florida homes without ever feeling lost or out of control. Here's exactly how it works.
Step 1: Get Clear on What You Actually Want
Florida is enormous. "I want to move to Florida" is like saying "I want to move to the Northeast" — the options are wildly different depending on what matters to you. Before we start looking at homes, I ask every relocation client the same questions:
- Are you working remotely, commuting, or retired?
- Do you want beach access, urban amenities, or quiet suburban living?
- How important are school ratings?
- What's your realistic price range — including property taxes and insurance?
- Do you want newer construction or character and history?
The answers almost always point to a shortlist of 2–3 areas worth seriously exploring. For many of my clients, that shortlist includes DeLand — and once they learn more about it, it rises to the top quickly.
Why So Many Out-of-State Buyers Land on DeLand
DeLand consistently surprises first-time visitors. It has a genuine, walkable historic downtown with award-winning restaurants, craft breweries, independent shops, and year-round events. It's the county seat of Volusia County, home to Stetson University, and surrounded by natural springs, state parks, and the St. Johns River.
Most importantly for out-of-state buyers: it's remarkably affordable compared to coastal Florida cities, yet you're 25 minutes from Daytona Beach and New Smyrna Beach, and 45 minutes from Orlando. Buyers who would be priced out of coastal markets often find their dream home in DeLand.
"I had a couple relocating from Chicago who had looked at Tampa, Orlando, and Jacksonville. After one virtual tour of DeLand, they stopped looking at other cities. They closed within 30 days."
Step 2: Understand Florida-Specific Costs
Florida has no state income tax — which is a major driver of relocation from high-tax states. But there are costs unique to Florida that out-of-state buyers sometimes underestimate:
- Homeowner's Insurance: Florida insurance rates are among the highest in the country due to hurricane risk. Budget accordingly — and make sure you understand flood zone designations for any property you're considering.
- Property Taxes: Florida offers a Homestead Exemption that can significantly reduce your annual property taxes once you establish primary residency — but you need to apply for it.
- HOA Fees: Many Florida communities have HOAs. I'll make sure you understand every fee and restriction before you make an offer.
Step 3: The Virtual Home Search Process
Here's how I work with out-of-state buyers who can't be here in person:
- Video walkthroughs: I personally tour homes on your behalf, providing detailed video walkthroughs with honest commentary — including the things the listing photos don't show.
- FaceTime showings: We can do live virtual showings where you can ask questions in real time as I walk the property.
- Neighborhood assessments: I'll drive the surrounding streets, show you the local grocery store, the commute route, and the nearest amenities — because where the house sits matters as much as the house itself.
- Remote offers and closings: Florida allows fully remote closings via mail-away or remote online notarization. Many of my out-of-state clients have closed without ever setting foot in Florida.
Step 4: Timing Your Move
The best time to buy in Central Florida depends on your flexibility. The market is most active from January through April, when snowbirds and spring buyers flood the market — which means more competition but also more inventory. Summer can offer buying opportunities as seller motivation increases. Work with your timeline, not the market's — the right home at the right price is always a good time to buy.
Thinking About Moving to Florida?
Let's set up a free 30-minute call. Tell me where you're coming from, what you're looking for, and I'll give you a completely honest picture of what the Central Florida market looks like for you.
Schedule My Relocation Call →You Need a Local Expert — Not Just an Agent
The biggest mistake out-of-state buyers make is working with an agent who doesn't actually know the local market. I've lived and worked in Central Florida since 2016. I know which neighborhoods are appreciating, which ones to avoid, which builders deliver quality and which cut corners, and where the best deals are hiding.
Relocating to Florida should be exciting, not stressful. My job is to make sure you arrive in the right home, in the right neighborhood, at the right price — and that the process feels smooth from the first conversation to the day you get your keys. Call me at 407-491-4300 and let's get started.