Florida real estate FAQ
Straight answers to the questions buyers and sellers ask most
Closing costs, documentary stamp tax, attorneys, flood insurance, HOAs, CDD fees, short-term rentals, and current market numbers — answered from the same research behind our neighborhood guides.
Costs and closing
What a Florida sale actually costs, and who handles the paperwork at the closing table.
How much does it cost to sell a house in Florida?
Plan on 6% to 10% of the sale price. That covers commission, Florida documentary stamp tax on the deed ($0.70 per $100 of the sale price), title and closing fees, prorated property taxes, and any credits you give the buyer. On a $325,000 sale, the documentary stamp tax alone is about $2,275. In communities with an HOA or CDD, add estoppel fees and any assessment items.
What is the Florida documentary stamp tax?
It is a state tax on the deed, charged at $0.70 per $100 of the sale price in most Central Florida counties. On a $325,000 sale that comes to roughly $2,275. The Florida Department of Revenue publishes the current rates.
Do I need an attorney to sell my house in Florida?
No. Florida does not require an attorney at closing. A title company or a closing attorney can handle it. Many sellers still choose to have an attorney review the contract.
Flood zones and insurance
Central Florida's lakes make flood zone status a street-by-street question, and insurance a first-order cost.
Do I need flood insurance for a home near a lake?
Possibly. Parts of Lakeland, Winter Haven, Lake Alfred, and other lake communities sit in FEMA flood zones. If a home is in one, the buyer's lender will likely require flood insurance. An elevation certificate can reduce the cost. Confirm the specific zone for the exact address before you list or offer.
Why do insurers ask about the roof?
Roof and water heater age come up on nearly every Florida insurance application. Insurers commonly ask for roof age and a four-point inspection, especially on older homes. County permit records are the fastest way to verify replacement dates.
HOAs, CDDs, and community rules
Association fees and rules vary community by community and can change what a home really costs each month.
What is a CDD fee?
A Community Development District is a special district that funds roads, drainage, and amenities in a master planned community. The CDD fee is a non ad valorem assessment on your property tax bill, separate from any HOA fee. Davenport area districts include ChampionsGate CDD, Champions Reserve CDD, and City Center CDD.
How much are HOA fees in Central Florida?
It varies widely by community, and some homes carry both an HOA fee and a CDD assessment. Ask for the exact fee schedule, the budget, and the CC&Rs for the specific community before you commit. Two identical fees can buy very different coverage.
Can an HOA override county rental rules?
Yes. An HOA can ban rentals under 30 days even when the county permits them. If you may rent the home later, the rental clause in the CC&Rs matters more than the fee amount.
Short-term rentals
The vacation rental corridor has the strictest, most rule-heavy market in Central Florida.
Can I rent my Central Florida home short term?
It depends on two things: what the county allows and what your HOA's CC&Rs allow. Osceola County is the short term rental hub of Central Florida. Polk County allows short term rentals in some communities but requires registration. An HOA can ban rentals under 30 days even when the county permits them.
Can I Airbnb a home inside Kissimmee city limits?
Not by default. Renting for fewer than 30 days in a residential district inside Kissimmee city limits is prohibited, with narrow exceptions. Check the property's zoning and overlay before you advertise anything, and then check the HOA on top of that.
Market and timing
What the most recent reported numbers say, and how long a sale typically takes.
What are homes selling for in Central Florida right now?
The Polk County median sale price was reported around $311,230 in September 2026. Osceola County's median was reported at $374,000 for the three months ending August 2026, and Kissimmee's median was $388,000 in September 2026, down about 2.6% year over year. Lake Alfred reported a median of $347,580, up 5% year over year. Small city averages are noisy, so price off actual recent comparable sales rather than a city median alone.
How long does it take to sell a house in Central Florida?
Plan on two to six months total. Reported median days on market for Polk County was around 79 days as of August 2026, with about 58 days to contract. Well prepared and well priced homes move faster. Waterfront, small-market, and vacation rental homes can take longer because the buyer pool is smaller.
What is the best time to sell a house in Central Florida?
Spring and early summer are historically strongest nationally. Locally, event traffic matters too: tournament weekends at Lake Myrtle Sports Complex bring out of town visitors to Auburndale, and Detroit Tigers spring training brings fans and snowbirds to Lakeland from February into March. Winter also brings seasonal buyers to Central Florida.
Counties and jurisdiction
Which county a home sits in changes the rules, the permit office, and the comparable sales.
Is Davenport in Polk County or Osceola County?
Mostly Polk. Davenport is primarily in Polk County, but a portion crosses into Osceola County south of US 192. Which county your home is in changes your county rules, your permit office, and your comparable sales.
Is Kissimmee in Polk County?
No. Kissimmee is the seat of Osceola County. That means different rules, a different permit office, and different comparable sales than the Polk County cities to its west.
Have a question about a specific property?
General answers only go so far. Bring the address and we will pull the numbers, rules, and history that apply to that home.
This FAQ is general educational information about residential real estate in Florida. It is not legal, tax, insurance, or financial advice. Every property and every transaction is different. Confirm contract, title, tax, insurance, permit, and disclosure questions with a licensed Florida attorney, CPA, insurance agent, or closing professional before you act. Market data is reported by third party sources as of the dates shown and changes frequently.