Buying · 7 min read

How to buy a home in Orlando while living in Minnesota

Buying a home in Orlando while you still live in Minnesota is very doable, but it works best with a plan. You're shopping from another state, dealing with Florida rules that don't exist up north, and often selling a Minnesota home at the same time. I'm licensed in both Minnesota and Florida, and I help north metro homeowners do exactly this. Here's how I walk clients through an Orlando purchase from Anoka County and the rest of the Twin Cities.

Start with how you'll use the Orlando home

Before you look at a single listing, decide what this home is for. Is it a winter place while you keep your Minnesota house? Or are you moving to Florida for good? The answer changes your financing, your property taxes, your insurance and even your Minnesota income taxes.

  • Second home or snowbird home: you keep a Minnesota address and split the year.
  • Permanent move: you sell in Minnesota and make Florida your primary residence.
  • Not sure yet: that's fine, but tell your lender and agent up front. Loan programs treat primary and second homes differently. My guide to mortgage types covers the basics, and a lender can tell you what fits.

Picking an area in and around Orlando

"Orlando" covers a lot of ground. The City of Orlando sits in Orange County, and many buyers also look at nearby Winter Park and Sanford, at Kissimmee in Osceola County, and at Clermont in Lake County. Each city and county has its own taxes, rules and services, so a home a few miles away can come with different costs.

When I help Minnesota buyers compare areas, we look at the home and the place: lot and home age, HOA rules, commute or drive times, and nearby parks. The City of Orlando lists its parks on its parks and environment page, and Orange County has its own county parks. If schools matter to you, check addresses with Orange County Public Schools, since boundaries go by address.

If you're moving for a Florida job in health care, education, public safety or another eligible field, read who qualifies for Florida Hometown Heroes in Kissimmee before you shop.

Tip: before you fly down, we can narrow things to a short list using video tours, so your trip is spent on the homes that actually fit.

Florida homestead rules (and why January 1 matters)

If the Orlando home will be your permanent residence, Florida's homestead exemption is worth understanding early. The Florida Department of Revenue explains that the homestead exemption applies to a home that's your permanent residence, and that it also qualifies the home for the Save Our Homes assessment limitation. Applications go to the property appraiser in the county where the home is located. In Orange County, that's the Orange County Property Appraiser.

Two dates come straight from Florida law:

  • January 1: under Florida Statute 196.031, you need to hold title on January 1 and make the home your permanent residence in good faith.
  • March 1: under Florida Statute 196.011, exemption applications are filed with the county property appraiser on or before March 1.

A second home you use part of the year generally isn't a permanent residence, so it wouldn't qualify. Closing date and move timing can affect which year you can apply, so talk to the property appraiser and a tax professional about your situation.

Don't forget Minnesota residency

Buying a Florida home doesn't automatically end Minnesota residency for income taxes. The Minnesota Department of Revenue says your domicile stays in Minnesota until you take steps to change it. It looks at things like where you spend your time, where your homes are, your driver's license and voter registration. It also explains when you're a part-year resident, including a test based on spending at least 183 days in Minnesota while keeping a home here. If you're splitting the year, a tax professional is worth the call.

Orange County property taxes: the November discount

Florida property taxes work differently from Minnesota's. Florida law gives an early-payment discount: Statute 197.162 sets it at 4% in November, then 3% in December, 2% in January and 1% in February. The Orange County Tax Collector explains how and when to pay. When you buy, taxes are prorated at closing, and your title company handles the math.

Florida also has a documentary stamp tax on deeds and on notes and mortgages. The Florida Department of Revenue lists the rates on its documentary stamp tax page. Ask your lender and title company for an estimate so your closing costs aren't a surprise.

Insurance and flood zones come first, not last

In Minnesota, homeowners insurance is often something you set up near the end. In Florida, get quotes before you're deep into a deal, because the cost can change what a home really costs you each month.

Ask your insurance agent what they'll need to know about the roof and major systems, get those details on any home you're serious about, and have your inspector look closely.

Buying from a distance, step by step

  1. Get pre-approved with a lender who lends in Florida. See my mortgage page for help finding one.
  2. Narrow it down remotely with listing alerts, video tours and maps.
  3. Plan one focused trip to see your short list in person, if you can.
  4. Write the offer with inspection, insurance and financing timelines that work from Minnesota.
  5. Inspect and verify: home inspection, insurance quotes, HOA documents and flood zone.
  6. Close: your title company will explain signing options for buyers who can't be there in person.

One safety note: wire fraud targets real estate closings. Always call your title company at a number you already know before sending money, and report anything suspicious to the FBI's IC3. You can also confirm any Florida agent's license with the state's license lookup.

Selling in Minnesota at the same time

If you're also selling a home in Andover, Blaine, Coon Rapids or elsewhere in the north metro, plan both moves together. Timing the two keeps you from paying for two homes longer than you need to. Start with what you'll net from your Minnesota sale: read how much it costs to sell a house in Minnesota, or get a free home value estimate. If you're in Anoka County, my guides to selling in Andover and selling in Blaine cover local details.

My listing fee is 2% in Minnesota and Florida, compared with a traditional 6% commission. That difference can go toward your Orlando down payment or closing costs.

Traditional 6% includes both the listing and buyer agent sides. Buyer agent compensation is negotiated separately.

This post is general information, not legal, tax or lending advice. Talk to a professional about your situation.

Orlando buying from Minnesota FAQ

Can I buy a home in Orlando without flying to Florida?

Many buyers narrow their search with video tours and only make one trip, and some buy without visiting at all. Your title company can explain signing options if you can't be at closing. I still recommend seeing your top choices in person when you can.

Will my Orlando home qualify for Florida's homestead exemption?

Only if it's your permanent residence. Florida law looks at whether you hold title and make the home your permanent residence on January 1, and applications are due to the county property appraiser by March 1. A part-time snowbird home generally doesn't qualify.

Should I sell my Minnesota home before buying in Orlando?

It depends on your finances and how you'll use the Florida home. Some buyers sell first, some buy first, and some line up both closings close together. I'll map out the timing and a net sheet so you can see the options side by side.

Buying in Orlando from Minnesota? Start your MN-to-FL plan