How It Works
We start with a 20-minute call to understand your goals (full-time, seasonal, investment), budget, lifestyle, and location preferences. Then we build a custom search across Naples, Marco, Fort Myers, Bonita, and the islands. You'll get curated listings, market guidance, and full transaction support from offer to closing.
Who We Help
Snowbirds & Seasonal Buyers
We specialize in part-time-Florida buyers — condo vs. single-family trade-offs, lock-and-leave considerations, rental income potential, and HOA structures that fit a seasonal lifestyle.
Retirees & 55+ Buyers
From active 55+ communities to traditional neighborhoods near healthcare and family. Our agents include SRES®-certified specialists in senior real estate transitions.
Luxury & Waterfront Buyers
Naples is one of the country's top luxury markets. We work the KW Luxury network across Old Naples, Pelican Bay, Port Royal, Pelican Marsh, and the Naples beach corridors.
Relocation Buyers
Moving from out-of-state? We coordinate virtual tours, neighborhood overviews, school info, commute considerations, and remote closing logistics.
Investors
Vacation rental zoning varies dramatically across SW Florida. Marco Island and Fort Myers Beach allow weekly rentals in many zones; most of Naples restricts to 30-day minimums. We'll help you evaluate cash flow, zoning, and resale fundamentals.
The SW Florida Buyer's Process
- Strategy call — goals, budget, location, timeline
- Lender pre-approval or proof of funds — so offers are competitive
- Custom search — MLS + off-market opportunities
- Tours — in person or via video
- Offer & negotiation — pricing strategy, contingencies, inspection terms
- Inspections & due diligence — including elevation, flood zone, permits
- Financing & title — coordinated with lender and title company
- Closing — in person, remote, or mail-away
- Move-in & beyond — homestead filing, utilities, contractors, insurance
Common Buyer Questions
What do out-of-state buyers need to buy in Florida?
Government ID, proof of funds (cash) or pre-approval (financed), and a written purchase agreement. Florida has no state income tax and welcomes non-resident buyers. Most closings can be done remotely.
How much are buyer closing costs in Florida?
Typically 2–5% of purchase price — title insurance, lender fees, appraisal, inspections, recording, and prepaid escrows. Cash buyers see lower costs. In Collier and Lee Counties, sellers traditionally pay for the owner's title policy.
Can I get a mortgage on a Naples second home?
Yes — typically 10–20% down with slightly higher rates than primary residence loans. The home must be available to the borrower year-round to qualify as a second home rather than an investment property.
Should I get a home inspection on a condo?
Yes. While the HOA handles the building exterior and common areas, you still own everything from the drywall in. Inspections check plumbing, electrical, HVAC, appliances, windows, and interior structural elements. Also request and review the condo association's reserve study, budget, and milestone inspection reports (required for Florida condos 30+ years old).