How to Buy a House in Palm Beach County: Step by Step

If you want to buy a house in Palm Beach County, the steps look a lot like anywhere else in Florida, with a few local twists. Insurance quotes can shape your budget. Many homes sit inside an HOA that must approve you. And the contract runs on short, strict deadlines. This guide walks through each step in order, from your first lender call to the day you get the keys.

Key takeaways

• Get pre-approved first. Then add a real insurance quote to your monthly budget before you make an offer.
• Most offers use the Florida Realtors/Florida Bar contract. The deposit is due within 3 days, and the inspection period defaults to 15 days unless you write in another number.
• In Palm Beach County the seller usually picks the closing agent and pays for the owner's title policy.
• HOA and condo approval can take time, so apply as soon as your contract is signed.
• Buy by January 1 and file for the homestead exemption by March 1 to cut next year's tax bill.

What the market looks like when you buy a house in Palm Beach County

Before you start, it helps to know the pace of the market. In August 2026, the median single-family sale price in Palm Beach County was $650,000, according to Miami Realtors. Houses took a median of 40 days to go under contract, and the county had 3.5 months of supply.

Condos and townhouses moved more slowly. Their median price was $300,000, with 69 days to contract and 6.7 months of supply. So a buyer of a single-family home may still face some competition. Meanwhile, a condo buyer often has more room to negotiate.

Prices also change a lot by town. A house in Boca Raton or Jupiter costs more than a similar one in Greenacres or Lake Worth Beach. For that reason, set your search area and your budget together, not one at a time.

Step 1: get pre-approved before you buy a house in Palm Beach

A pre-approval letter tells sellers that a lender has checked your income, credit and assets. Most listing agents expect one with every financed offer. Without it, your offer may sit at the bottom of the pile.

Ask your lender for a full monthly payment estimate along with the loan amount. That estimate should include principal, interest, property taxes, homeowners insurance and any flood insurance. In addition, add HOA or condo fees if the homes you like have them. In South Florida, taxes and insurance can add a large share to the payment, so the loan amount alone can mislead you.

If you plan to pay cash, get a recent bank or brokerage statement ready instead. Sellers will want proof of funds before they accept.

Step 2: price insurance early

Insurance deserves its own step in Florida. Before you fall for a house, ask an insurance agent to quote a few addresses you like. Quotes depend on the roof, the windows, the age of the home and its flood zone.

Two short reports often come up for older homes. A four-point inspection looks at the roof, electrical, plumbing and heating and cooling systems. A wind mitigation report notes features such as roof straps and impact-rated openings that can earn a discount. Ask your insurance agent which reports they will need.

Flood insurance in Palm Beach County

If a home sits in a high-risk flood zone and you use a federally backed or regulated mortgage, your lender will require flood insurance. Also, under state law, Citizens policies that include wind coverage must carry flood coverage too, on a phased schedule that reaches most policies by January 1, 2027. So even a buyer outside a high-risk zone may need a flood policy. Our guide to flood insurance costs in Florida explains the options.

Step 3: choose your area and your agent

Palm Beach County covers a lot of ground. It runs from Boca Raton in the south to Jupiter and Tequesta in the north, and west to Wellington, Loxahatchee and The Acreage. Each area has its own mix of housing, from coastal condos to gated golf communities to larger lots out west.

So start with a short list of towns that fit your commute, schools and budget. For example, our West Palm Beach guide and Boca Raton guide cover the housing types and price ranges in two of the county's largest cities.

Next, pick a buyer's agent. Since August 2024, you must sign a written agreement with an agent before you tour homes together. That agreement states what the agent will do and how they are paid. Read it closely, and ask what happens if a seller offers less toward the fee than the agreement states.

Step 4: tour homes and make an offer

When you find a house you like, your agent will pull recent sales nearby. Those sales help you decide on a fair price. Also look at how long the home has been listed. A house that has sat for 60 days or more may leave room to negotiate.

Most offers in Palm Beach County use one of two contracts from Florida Realtors and The Florida Bar. One is the standard form, and the other is the AS IS form. The current version took effect on January 1, 2025.

Standard form versus AS IS

Under the standard form, the seller must make certain repairs up to set limits. If those blanks stay empty, each limit defaults to 1.5% of the price. Under the AS IS form, the seller makes no repairs. However, you can cancel for any reason during the inspection period and get your deposit back. Many sellers prefer the AS IS form, so expect to see it often.

Key terms in your offer

• Deposit: due to the escrow agent within 3 days after the effective date unless you agree on another time.
• Inspection period: defaults to 15 days if left blank. Sellers often ask for a shorter one.
• Loan application: due within 5 days on a financed offer.
• Loan approval period: defaults to 30 days.
• Riders: add-on pages for an HOA, a condo, an appraisal contingency or the buyer's broker fee.

All of these dates count from the effective date. That is the day the last party signs and the final offer is delivered. So keep your calendar close once you are under contract.

Step 5: use the inspection period well

The inspection period is your main chance to learn about the house. Book a general home inspector right away, because 15 days goes fast. Then add any special checks the home needs.

• A wood-destroying organism inspection for termites and similar damage.
• A roof inspection if the roof is older or the general inspector flags it.
• A pool inspection if the home has one.
• A sewer scope for older homes with cast iron or clay pipes.
• A permit search with the city or county to look for open or expired permits.

After the reports come in, decide what matters most. On an AS IS contract, you can ask for a credit or a lower price. If the seller says no, you can still cancel before the period ends. Our guide to buying your first home in South Florida covers how to weigh repair requests.

Step 6: HOA and condo approval

Many homes in Palm Beach County sit in a community with an HOA or a condo association. Some of them must approve a buyer before closing. That process may include an application, a fee, a background check and sometimes an interview.

Because approval can take several weeks, ask for the application on the day your contract is signed. Also read the governing documents, the budget and recent meeting minutes. Look for planned special assessments, rental limits and pet rules. In a condo, ask about recent building inspections and reserve plans, since Florida has added new rules for condo safety and reserves in recent years.

Step 7: appraisal and final loan approval

If you use a loan, the lender will order an appraisal. The appraiser compares the house with recent nearby sales. If the value comes in lower than your price, you have a gap to solve. You can pay the difference in cash, ask the seller to lower the price, or split it.

An appraisal contingency rider gives you more room to cancel or renegotiate if the value is low. Without one, your options depend on the financing terms in the contract. Meanwhile, keep your finances steady. Do not open new credit cards, change jobs or make large purchases until you close.

Step 8: title, closing costs and closing day

A title company or closing attorney handles the closing. They search the public records for liens and other problems, and they issue title insurance. In Palm Beach County, the seller usually picks the closing agent and pays for the owner's title policy. However, that is a custom, not a law, and the contract states the choice.

What a buyer usually pays

Your closing costs depend on the loan, but a few Florida taxes apply to most financed buyers. Under the standard contract, the buyer pays the state tax on a new note and mortgage. That tax is 35 cents per $100 of the loan. A separate intangible tax of 0.2% also applies to the new mortgage. You will also pay lender fees, the lender's title policy, prepaid interest, and the first year of insurance.

A few days before closing, you will get a Closing Disclosure from your lender. Compare it with your loan estimate and ask about any change. Then do a final walk-through to confirm the house is in the condition you expect.

On closing day, you sign the loan and title documents and wire your funds. Always call the title company at a number you already know before you send a wire, since wire fraud is a real risk. Once the deed records, the house is yours.

After you buy a house in Palm Beach: file for homestead

If the home will be your permanent residence, file for the homestead exemption. You must own and live in the home as of January 1, and the Palm Beach County Property Appraiser must receive your application by March 1. The exemption cuts the taxable value of your home, and it starts the Save Our Homes cap, which limits how fast the assessed value can rise each year.

Also, if you are moving from another Florida homestead, ask about portability. It may let you carry some of your old tax savings to the new house.

Frequently asked questions

How long does it take to buy a house in Palm Beach County?

Finding the right home can take weeks or months. Once you are under contract, a financed purchase often closes in about 30 to 45 days. A cash purchase can close faster. HOA approval and insurance can add time.

Do I need a real estate agent to buy a house in Palm Beach?

No law requires one. Still, most buyers use an agent to pull comps, write the offer and manage deadlines. If you work with an agent, you will sign a written buyer agreement before touring homes.

Who pays closing costs when you buy a house in Palm Beach?

Both sides pay some. Under the standard contract, the seller pays the deed tax and, by local custom, the owner's title policy. The buyer usually pays the mortgage taxes, lender fees and the lender's title policy.

Can I buy a house in Palm Beach with a small down payment?

Yes, many loan programs allow low down payments. Ask your lender about FHA, VA, conventional and local first-time buyer programs. Remember to budget for insurance and HOA fees too.

When should I shop for homeowners insurance?

Start before you make an offer. Then lock in a policy during the inspection period. Your lender will need proof of coverage before closing.

Sources

• Miami Realtors, Palm Beach County August 2026 home sales
• Florida Realtors, Form updates
• Kelley Grant Law, Title insurance in Palm Beach County
• Florida Realtors, NAR settlement FAQs
• Florida Department of Revenue, Documentary stamp tax
• Florida Department of Revenue, Nonrecurring intangible tax
• Citizens Property Insurance, Flood insurance requirement
• Palm Beach County Property Appraiser, Homestead exemption

Selling a home before you buy? Get a free home value report to see what your current house could bring. Buying in Palm Beach County? Schedule a buyer strategy call, and we will map out your budget, towns and timeline. Talk to a Pure Equity buyer's agent.