Orlando, FL Real Estate Listings & Homes for Sale

Beyond a standard comprehensive home inspection, Florida buyers should order a 4-point inspection (evaluating the roof, electrical, plumbing, and HVAC) and a wind mitigation inspection. Because Central Florida has high humidity and active termite populations, a wood-destroying organism (WDO) inspection is also essential. Insurers heavily rely on these specialized reports to approve homeowners coverage and calculate windstorm discount credits.

A Community Development District (CDD) fee is an assessment added to your annual property tax bill to repay municipal bonds issued to build neighborhood infrastructure, such as roads, utilities, and community clubhouses. Unlike standard HOA fees that only cover ongoing operational maintenance, a CDD contains a bond repayment portion alongside an operations charge. These assessments are widespread in newer master-planned communities across the greater Orlando area.

Standard homeowners insurance policies in Florida cover windstorm and hurricane-force wind damage, but they include a separate, percentage-based hurricane deductible (typically 2% to 5% of the dwelling’s insured value) rather than a flat dollar amount. However, hurricane insurance does not protect against rising groundwater or lake overflow, which requires a separate flood policy. Buyers must secure coverage early because insurers freeze policy binding whenever a tropical storm watch is issued for the area.

Florida property taxes reset upon a transfer of ownership, meaning a buyer’s future tax bill will be calculated using the newly assessed market value rather than the seller’s historical bill. First-time Florida owner-occupants can apply for the state Homestead Exemption, which deducts up to $50,000 from the property’s taxable value. Additionally, the "Save Our Homes" cap limits future assessment increases on primary residences to a maximum of 3% annually or the rate of inflation.

Buyers generally pay between 2% and 4% of the total purchase price in closing costs, excluding the down payment. Major expenses include lender origination fees, appraisal charges, mortgage recording taxes, and pre-funded escrow accounts for property taxes and homeowners insurance. In Orange County real estate contracts, customary practice determines whether the buyer or seller covers title insurance and settlement fees, though this remains entirely negotiable.

Earnest money deposits typically range between 1% and 3% of the agreed purchase price, placed in an escrow account within three business days of contract execution. This deposit demonstrates the buyer's good faith and is credited toward the down payment or closing costs at final settlement. As long as the purchase contract includes standard contingencies (such as inspection, appraisal, and financing clauses), the deposit remains protected and refundable if legitimate contract terms fail.

A large percentage of residential subdivisions in Orlando belong to a mandatory Homeowners Association (HOA) governed by specific covenants, conditions, and restrictions (CC&Rs). These associations collect monthly, quarterly, or annual dues to manage shared grounds, security gates, and community amenities. Buyers receive a statutory disclosure package outlining community bylaws, reserve fund health, and architectural rules, which carry a legally protected right of review before finalizing the contract.

The standard Florida Realtors/Florida Bar "As-Is" contract is the most commonly used purchase agreement, stating that the seller is not obligated to repair known or discovered property defects. However, it provides the buyer with an agreed-upon inspection window (typically 10 to 15 days) to examine the home thoroughly. During this contingency window, the buyer retains the sole legal right to renegotiate pricing, request repair credits, or terminate the contract entirely and receive their full earnest money deposit back.