This is a plain look at what the numbers say right now across Hillsborough, Pasco and Pinellas, what nobody can tell you about spring, and how I’d help you decide. Related read: Is the Tampa Bay Housing Market Cooling or Crashing?

Is Tampa Bay a Buyer’s Market Right Now?

Yes, by Realtor.com’s measure. Its Market Clock puts the Tampa-St. Petersburg-Clearwater metro in buyer’s market territory, and Florida holds 9 of the 17 buyer’s markets in the country (Tampa Bay Business & Wealth, reporting Realtor.com).

Here’s what that looks like in September data:

• Median price: Realtor.com shows about $385,400 list price, down 6.6% from a year ago. Redfin shows a $369,152 sale price, down 0.2% from a year ago.

• Days on market (median): Realtor.com shows 76. Redfin shows 69, up 16 days from a year ago.

• Supply: Realtor.com shows 17,965 active listings, down 3.8%. Redfin shows 21,665 homes for sale, up 9.7%.

• Price reductions: Realtor.com shows more than 27% of active listings. Redfin does not report this.

Sources: Realtor.com via Tampa Bay Business & Wealth and Redfin data via Seeking Agents.

Why don’t the two sources match?

They measure different things. One is asking price, the other is what homes actually sold for. Their inventory counts use different definitions, too. What they agree on is the part that matters to you: homes are taking longer to sell than a year ago, and plenty of sellers have already adjusted their price.

If Prices Are Softer, Why Does Buying Feel Harder?

Because rates went the other way. Realtor.com noted rates rose from 6.66% in late August to 7.40% on October 8, and a buyer budgeting $2,000 a month for principal and interest could afford more than $22,000 less home (TBBW). Its senior economist put it simply: a bigger negotiating advantage doesn’t always mean more affordability.

Freddie Mac’s weekly average for a 30-year fixed was 7.24% as of October 29, down from 7.32% the week before but well above 6.17% a year earlier (Freddie Mac).

What does a quarter point actually change?

Here’s an example, not a quote. On a $369,152 home with 20% down, the loan is about $295,322. Principal and interest alone run about:

• $2,013 a month at 7.24%

• $1,963 a month at 6.99%

• $1,913 a month at 6.74%

So each quarter point is roughly $50 a month on that loan. Taxes, insurance, flood coverage, HOA and any CDD come on top of that, and those lines often move your total more than a small rate change does.

What Can You Know Now vs. What Can’t You Know About Spring?

What you can know this winter:

• Today’s price, days on market and price history on the exact homes you like

• Your real rate quote from your lender, based on your credit and down payment

• Insurance and flood quotes on a specific address

• What a seller is willing to do, because you can ask with a real offer What You Can Negotiate Right Now

What no one can promise about spring 2027:

• Where mortgage rates will be

• Whether today’s price cuts hold, deepen or reverse

• How many other buyers will be shopping the same homes you are

I won’t guess at those for you. What I can do is help you compare the home in front of you today with a realistic range of what waiting might cost or save.

What Dates Matter If You’re Relocating Around the New Year?

A few deadlines are worth knowing before you pick a timeline:

1. December 31, 2026: Amendment 3’s residency line. It’s about when you become a permanent Florida resident, not when you buy, and it affects which homestead exemption amount you’re eligible for. Get advice from a Florida tax attorney or CPA on your own facts. Amendment 3 Passed: What It Means

2. January 1, 2027: Citizens flood requirement. New and renewing Citizens policies with wind coverage need flood insurance in place, regardless of flood zone. That’s a budget line to price before you write an offer. Do You Need Flood Insurance in Tampa Bay?

3. January 1 and March 1: homestead timing. You need to own and live in the home on January 1 to file homestead for that year, and the filing deadline is March 1.

4. June 1, 2027: hurricane season starts. Insurance can get harder to bind when a storm is approaching, so a spring contract leaves less cushion before then.

How Should You Decide?

Here’s how I’d walk through it with you:

1. Start with your move date, not the market. When do you need to be living in Tampa Bay? Work backward from that.

2. Get a real payment number. Talk to a lender now so your budget is built on your rate, not a headline average.

3. Price the whole monthly cost. Add taxes after the sale resets the assessment, insurance, flood if needed, HOA and CDD.

4. Watch the homes, not just the averages. A house that’s been sitting 90 days with two price cuts is a different conversation than one that just listed.

5. Decide what waiting is worth. If rates drop a quarter point by spring, would that roughly $50 a month on our example matter more than the negotiating room you may have now?

I help relocators work through this every week across Lutz, Wesley Chapel, Land O’ Lakes, Odessa, Carrollwood, Westchase, Clearwater, Dunedin, Palm Harbor, Tarpon Springs, Safety Harbor, Oldsmar and St. Petersburg. The goal isn’t to rush you. It’s to make sure whichever season you buy in, you’re buying with real numbers.

Want to Talk Through Your Timing?

Call or text me at 813-495-7238. Tell me when you need to be here, your price range and which parts of Hillsborough, Pasco or Pinellas you’re considering, and I’ll pull what similar homes are actually doing right now so you can decide on winter or spring with your own numbers.

Jennifer Messina · Tampa Bay Realtor
Keller Williams Tampa Properties
Hillsborough · Pasco · Pinellas · Out-of-state relocators
Luxury service at every price point
Email: jenmessina@jensellstampa.com
Phone: 813-495-7238

FAQ: Buying in Tampa Bay This Winter vs. Spring 2027

Is Tampa a buyer’s market in November 2026?

Based on Realtor.com’s September data, yes. It classifies the Tampa-St. Petersburg-Clearwater metro as a buyer’s market, with more than 27% of listings showing a price cut and a median of 76 days on market (TBBW).

Are home prices dropping in Tampa Bay?

Asking prices are down more than sale prices. Realtor.com reported the median list price down 6.6% year over year, while Redfin showed the median sale price down just 0.2% to $369,152 in September (Seeking Agents / Redfin).

What are mortgage rates right now?

Freddie Mac’s 30-year fixed average was 7.24% as of October 29, 2026 (Freddie Mac). Your own rate depends on your credit, down payment and loan type, so get a lender quote.

Should I wait for mortgage rates to drop before buying in Tampa Bay?

No one can promise where rates will be in spring. On a $295,000 loan, a quarter point is roughly $50 a month in principal and interest, so compare that with the negotiating room and selection you may have now.

Does buying before January 1 help with homestead?

If you own and live in the home as your permanent residence on January 1, you can apply for homestead for that tax year by March 1. Residency for Amendment 3 is a separate question, so check your situation with a Florida tax professional.

I spent 27 years as a federal investigator before I became a Realtor, so my habit is to read the fine print and follow the money. Here’s what the numbers actually say.

Yes, Tampa is in buyer’s territory

Realtor.com’s quarterly Market Clock, which weighs inventory, sales and projected sales through September, now places the Tampa, St. Petersburg and Clearwater metro in buyer’s market territory. Florida accounts for nine of the 17 buyer’s markets in that report.

The September data backs that up:

• The median list price was about $385,000, down 6.6% from a year earlier. Nationally, list prices were down just 1.4%.

• 27.5% of active listings had a price reduction, compared with 20.8% nationally.

• The typical home sat for 76 days, 15 days longer than the national median.

But this isn’t a flood of homes

Here’s the twist most headlines skip. Active listings in the Tampa metro actually fell 3.8% from last year, to about 17,965, while national inventory grew. New listings dipped too.

So you’re not choosing from a mountain of homes. You’re dealing with sellers who have had to reset expectations. Well priced, move in ready homes still get attention. The homes that have been sitting are where your leverage lives.

The rate side of the story

Freddie Mac’s weekly survey put the average 30 year fixed rate at 7.24% as of October 29, 2026, down from 7.32% the week before and its lowest level this month, after two weeks at 7.40%. A year ago it was 6.17%.

That gap matters. Realtor.com estimates that someone budgeting $2,000 a month for principal and interest can afford roughly $22,000 less home than they could at the start of this run up. As Realtor.com’s senior economist put it, a bigger negotiating advantage doesn’t always mean more affordability.

So the real question isn’t “is it a buyer’s market?” It’s “what can I negotiate to offset the rate?”

What you can negotiate right now

In a market like this, I look at four levers:

1. Price. With more than one in four listings already reduced, a thoughtful offer below list on a home that’s been sitting is a reasonable conversation, not an insult.

2. Seller credits. A credit toward closing costs, or toward a rate buydown, can do more for your monthly payment than a slightly lower price. We’d run both scenarios side by side.

3. Repairs and condition. Inspection results carry more weight when a seller has fewer competing offers.

4. Timing. Flexible closing dates and rent backs are worth something to sellers, and they cost you little.

If you’re looking at new construction, builders often tie their best incentives to year end closings. Those offers change week to week, so verify every one in writing, and don’t walk into a model home alone before your agent is registered with you.

Don’t stop at the price tag

This is where I see relocating buyers get surprised. Your real monthly cost in Tampa Bay is your Total Outflow: the mortgage payment plus HOA, CDD, property taxes and insurance. A home that’s $20,000 cheaper can still cost you more each month if it carries a higher CDD assessment or a pricier insurance policy. Speaking of taxes, bills are going out now across Tampa Bay, so it’s a good time to look up the actual tax and CDD lines on any home you’re considering.

So, should you buy now or wait?

I can’t tell you where rates go next, and anyone who promises you they’ll drop is guessing. What I can tell you is that right now Tampa buyers have more room to negotiate than they’ve had in a while, and you can use that room to soften the rate. If rates do fall later, refinancing may be an option; if they don’t, you’ve still bought at a negotiated price.

The right answer depends on your timeline, your down payment and your Total Outflow, not on a headline.

Now I want to hear from you: If you’re house hunting in Tampa Bay, what would you rather negotiate for, a lower price or a seller paid rate buydown? Tell me in the comments.

If you want to run your own numbers, call or text me at 813-495-7238, or book a relocation consultation. Even if you’re a year or two out, it’s never too early to start the conversation.

Jennifer Messina, Keller Williams Tampa Properties, 813-495-7238

Sources: Realtor.com Market Clock Q3 2026 and Tampa September 2026 market report; Freddie Mac Primary Mortgage Market Survey (Oct 22, 2026). Market data is metro wide and changes monthly; your price range and area may differ. This is general information, not financial advice.

This is a plain-English walkthrough for out-of-state buyers looking at Hillsborough, Pasco and Pinellas. It isn’t legal or tax advice, and it isn’t about how anyone voted. It’s about what changes for your numbers. Related read: What happens to your property tax bill after you buy.

What Did Florida Voters Actually Approve?

Unofficial state results show Amendment 3 with 4,917,715 yes votes (61.98%) and 3,016,136 no votes (38.02%), above the 60% it needed (Florida Division of Elections). The state still has to certify the results.

Here’s what it changes, per the Pinellas County Property Appraiser’s Amendment 3 FAQs:

• The homestead exemption against non-school taxes goes to up to $150,000 on January 1, 2027 and up to $250,000 on January 1, 2028, with inflation adjustments starting in 2029. For comparison, the 2026 homestead exemption is up to $51,411.

• The $25,000 exemption against school taxes stays the same, so your bill will still have a school tax line.

• For non-homestead property, like a second home or vacant land, the yearly cap on assessed value increases drops from 10% to 5% for non-school taxes.

• You’ll see the first effect on August 2027 TRIM notices and November 2027 tax bills. Your November 2026 bill isn’t affected.

Why Does December 31, 2026 Matter If You’re Relocating?

Because the amendment draws a line between people who are permanent Florida residents by December 31, 2026 and people who arrive after.

If you’re a permanent Florida resident by December 31, 2026

The Pinellas County Property Appraiser says you’d be eligible for the larger exemption amounts when you buy and apply for homestead, even if you buy after that date (PCPAO). Residency timing and purchase timing aren’t the same thing.

If you become a Florida resident on or after January 1, 2027

You’d start with the new-resident exemption of $50,000 against non-school taxes, adjusted for inflation beginning in 2028. After you’ve kept a Florida homestead exemption for four years, the larger exemption first applies on January 1 of your fifth year (PCPAO).

Can you just file something before New Year’s?

I wouldn’t count on that. Florida law treats permanent residency as a factual question the county property appraiser decides, and no single document settles it (Fla. Stat. 196.015). A Florida real estate law firm put it this way in September: the December 31 deadline shouldn’t be seen as simply a paperwork deadline (Bilzin Sumberg).

What Counts as Proof of Florida Residency?

Florida law lists factors a property appraiser can weigh (Fla. Stat. 196.015), including:

• A declaration of domicile recorded in the county

• A Florida driver license, plus proof you gave up your out-of-state license

• Florida voter registration at the address

• A Florida tag on your vehicle

• Where you work

• When your residency in your prior state ended

• The address on your federal tax return

• Where your bank accounts are registered

• Utilities paid at the property

The Hillsborough County Property Appraiser also notes that a “Valid in Florida” designation on a license isn’t accepted as proof of Florida residency (HCPA). If you’re weighing a move before year end, talk with a Florida tax attorney or CPA about your own facts. I’m happy to connect you with people I trust.

Is Residency the Same as Getting Homestead on Your Home?

No, and this is where relocators get tripped up. Residency is about you. Homestead is about a specific property.

In Hillsborough, for example, you need title by January 1 of the year you apply, you need to live in the home as of January 1, and the filing deadline is March 1 (HCPA). Pasco and Pinellas follow the same state rules with their own application steps, so check the property appraiser’s site for the county where you buy.

So someone who becomes a Florida resident in December 2026 but closes in, say, June 2027 wouldn’t get homestead on that home until the 2028 tax year. Under the PCPAO guidance, though, they’d still be in the group eligible for the larger exemption amounts once they do.

What Still Doesn’t Change?

• Save Our Homes stays. Yearly increases in assessed value on a homestead are still capped at 3% or inflation, whichever is less.

• Portability and the senior, veteran, disability and widow/widower exemptions aren’t rewritten.

• Non-ad valorem assessments don’t go down. Many CDD and solid-waste charges on your tax bill stay the same either way.

• The reset after a sale. When you buy, the seller’s exemptions come off and the home is reassessed for you. Budget from your own estimated bill, not the seller’s.

All of this comes from the Pinellas County Property Appraiser’s FAQs. Keep in mind the Legislature still has to pass implementing rules, and no office can calculate your exact savings until those are set along with future tax rates. Pinellas has said it plans to update its tax estimator for both residency scenarios.

Should You Change Your Moving Timeline?

Only if it fits your life. Fifty-seven days is a short runway to change jobs, licenses, bank accounts and where you actually live. A rushed move that puts you in the wrong home or the wrong part of Tampa Bay can cost more than a tax exemption saves.

Here’s how I’d think about it:

1. Run both numbers. Model your monthly cost with the larger exemption and with the $50,000 new-resident amount. Then add insurance, flood if needed, HOA and any CDD.

2. Separate the two clocks. When does Florida really become your permanent home, and when will you own and live in the property on January 1?

3. Get professional advice on residency. A Florida tax attorney or CPA can tell you what your situation supports.

4. Keep the search going either way. Your commute, flood zone, insurance quote and the specific home still drive whether a move works.

I help relocators sort out these ownership costs across Lutz, Wesley Chapel, Land O’ Lakes, Odessa, Carrollwood, Westchase, Clearwater, Dunedin, Palm Harbor, Tarpon Springs, Safety Harbor, Oldsmar and St. Petersburg, so the tax question sits next to the real monthly number.

Want to Talk Through Your Timing?

Call or text me at 813-495-7238. Tell me when you expect Florida to become home and which parts of Hillsborough, Pasco or Pinellas you’re looking at, and we’ll map out your purchase timeline and the questions to take to the county and your tax advisor.

Jennifer Messina · Tampa Bay Realtor
Keller Williams Tampa Properties
Hillsborough · Pasco · Pinellas · Out-of-state relocators
Luxury service at every price point
Email: jenmessina@jensellstampa.com
Phone: 813-495-7238

FAQ: Amendment 3 for Tampa Bay Relocators

Did Florida’s Amendment 3 pass?

Yes. Unofficial results show 61.98% yes, above the 60% required (Florida Division of Elections). It takes effect January 1, 2027, once results are certified.

Does Amendment 3 lower my November 2026 property tax bill?

No. The first effect shows up on August 2027 TRIM notices and November 2027 tax bills (PCPAO).

If I move to Tampa Bay in 2027, do I get the $150,000 or $250,000 exemption?

Not right away. New Florida residents on or after January 1, 2027 start at $50,000 against non-school taxes and become eligible for the larger exemption after four years of homestead, first applying January 1 of the fifth year (PCPAO).

Do I have to buy a home by December 31, 2026 to get the larger exemption?

No. Per the Pinellas County Property Appraiser, permanent Florida residents as of December 31, 2026 are eligible for the larger amounts when they later buy and apply for homestead. Whether you’re truly a permanent resident is a factual call by the property appraiser, so get advice on your situation.

Do school taxes go away under Amendment 3?

No. Only the first $25,000 of a homestead’s assessed value stays exempt from school taxes, same as now, so most bills will still include school taxes.

When you’re buying from out of state, utilities are easy to leave until the last week. Then you land, get your keys, and find out the account isn’t set up, or it’s in the wrong company’s name. A little planning during your contract period takes care of it.

Who Provides Electricity to Homes in Hillsborough, Pasco and Pinellas?

There’s more than one electric company here, and the answer comes down to the address.

• Tampa Electric (TECO) serves Hillsborough County and parts of Pasco, Pinellas and Polk, according to Tampa Electric.

• Duke Energy Florida serves areas across Hillsborough, Pasco and Pinellas, per its listing with the Florida Public Service Commission.

• Withlacoochee River Electric Cooperative (WREC) is a member-owned co-op whose service area includes parts of Pasco, along with Citrus and Hernando.

Two homes a few miles apart in Wesley Chapel, Land O’ Lakes or Dade City can have different electric providers. Don’t guess from the ZIP code.

How to confirm the electric provider for a specific address

• Ask the seller which company bills them, or ask for a recent bill with the account details blacked out.

• Use the Florida PSC’s find utility service lookup.

• Call the provider you think it is and give them the address. They’ll tell you if it’s in their territory.

How Do You Set Up Water and Sewer Service in Tampa Bay?

Water and sewer can come from the county, from a city, or from a private well and septic system if you’re on a larger lot. Here’s how the county utilities handle it:

Hillsborough County

Hillsborough County Water Resources charges a $25 set-up fee for a new account. A deposit is required, but it may be waived if you pass a credit check. New customers verify ID by phone or in person, and if you need service in the next one to two business days, the county asks you to call instead of using the online form.

Pasco County

Before you open an account, Pasco County Utilities asks you to check PascoMapper to confirm the county is actually your provider. Your application and fees need to be in three business days before the date you want service to start.

Pinellas County

Pinellas County Utilities takes start and stop requests through its customer service center. If the home is inside a city that runs its own water system, you’ll set it up with that city instead.

If the home is on a private well and septic, there’s no water bill, but there’s maintenance you’ll own. Check the septic system and well water before you close.

Will You Pay a Utility Deposit When You Move to Florida?

Possibly, and it’s better to plan on it than be surprised.

• For PSC-regulated electric companies like TECO and Duke, Florida law caps a new customer’s deposit at two months of projected charges. Under the PSC’s rule, a residential deposit is refunded after 23 months of continuous service with a good payment record.

• WREC charges a $5 refundable membership fee. New residential members with satisfactory credit don’t pay a deposit. Otherwise, its standard residential deposit is $300.

• Hillsborough County water may waive its deposit after a credit check, as noted above.

Because your credit history is from another state, ask each company up front whether a deposit applies and how to get it waived.

Should You Use Budget Billing on a New Tampa Bay Home?

Budget billing smooths out your payment so summer bills don’t spike, but it’s not a discount. You still pay for every bit of power you use. The catch for a new buyer is that both plans are built around a home’s past 12 months of history.

Tampa Electric budget billing

Tampa Electric bases your payment on the average of the past 12 months and reviews it quarterly. Your bill shows a deferred balance, which is the gap between what you paid and what you actually used. If you used more, that amount gets spread into your next 12 months of payments. If you paid more, you get the credit at your annual review. TECO’s tariff also says it may deny enrollment if you haven’t had 12 months of service at that address, and if you leave the plan, you can’t rejoin for 12 months.

Duke Energy Florida budget billing

Duke Energy offers two plans. The Annual Plan needs 12 months of billing history at the home and settles up at the end of the year. The Quarterly Plan doesn’t need history. If there’s none, the payment is based on square footage, and it adjusts every three months with no year-end settle-up.

On a brand-new build, there’s no usage history yet, so your first estimate can be off in either direction. Watch your actual usage on each bill for the first few months so a big adjustment doesn’t catch you off guard.

What’s the Best Timeline for Setting Up Utilities Before Closing?

Here’s the order I give my out-of-state buyers:

1. Right after you’re under contract: confirm the electric and water providers for the address.

2. About two weeks before closing: request service to start on your closing date, in your name. Ask about deposits and ID verification.

3. About a week before closing: confirm both start dates in writing and set up online accounts.

4. Closing day: take a photo of each meter reading when you get the keys.

If you’re closing remotely, this matters even more. Ask your agent and title company for the rest of the remote-closing checklist.

Want Help Getting Your Tampa Bay Move Set Up?

Call or text me at 813-495-7238. If you’re buying in Hillsborough, Pasco or Pinellas from out of state, I’ll help you confirm who serves the address and keep your utility start dates on the same timeline as your closing.

Jennifer Messina Realtor | Tampa Bay (Hillsborough, Pasco, Pinellas) Luxury Service at Every Price Point Phone: 813-495-7238

This post is general information based on utility and state sources checked on November 2, 2026. Fees, deposits and programs can change. Confirm details directly with your electric and water provider.

FAQ: Setting Up Utilities When Moving to Tampa Bay

Is Tampa Bay served by TECO or Duke Energy?

Both, plus WREC in parts of Pasco. Tampa Electric serves Hillsborough and parts of Pasco and Pinellas, and Duke Energy Florida serves areas in all three counties. Confirm by exact address.

How do I find out who the electric provider is for a Tampa Bay address?

Ask the seller for the provider name, use the Florida Public Service Commission’s find utility service lookup, or call the company with the address.

How far ahead should I set up water service in Pasco County?

Pasco County Utilities asks for your application and fees three business days before your requested start date. Check PascoMapper first to confirm the county is your provider.

Do Florida electric companies charge a deposit for new customers?

They can. For PSC-regulated utilities like TECO and Duke, state law caps a new customer’s deposit at two months of projected charges. WREC waives its deposit for new residential members with satisfactory credit.

Can I sign up for budget billing on a home I just bought?

It depends on the plan. Duke’s Quarterly Plan doesn’t require billing history. Duke’s Annual Plan needs 12 months of history at the home, and Tampa Electric may deny enrollment without 12 months of service at that address.

A lot of buyers moving here assume a home is on city water and sewer. Plenty are, but once you look at larger lots and land in places like Odessa, Lutz, Land O’ Lakes, San Antonio or Dade City, septic and private wells come up often. Neither one is a reason to walk away. They’re just two systems you’ll own and maintain yourself, so I want you to know their condition before you commit.

How Do You Know if a Tampa Bay Home Is on Septic or a Well?

Don’t rely on the listing alone. Here’s how I’d confirm it:

• Ask the seller directly and get the answer in writing.

• Look at the utility bills. A home on public water and sewer gets a water and sewer bill. A home on a well and septic usually doesn’t.

• Ask the county health department for any septic permit on file for the address.

• Ask your inspector to locate the well head, pressure tank and septic tank lid during the inspection.

Some homes have one and not the other, like public water with a septic tank. Know which combination you’re buying.

What Should You Check Before Buying a House With a Septic Tank in Florida?

In Florida, the Department of Environmental Protection oversees septic systems, and in Hillsborough, Pasco and Pinellas your county health department still handles septic permitting and inspections, according to the Florida DEP Onsite Sewage Program. Under Florida Statute 381.0065, a permit is required to install, repair, modify or abandon a septic system.

Pull the septic permit record

The permit record can show when the system was installed, its approved size, and whether there’s been a repair permit since. If a bedroom or bathroom was added after the system went in, ask whether the septic was reviewed for it. This pairs well with the permit check I cover in my contractor license and permits post.

Schedule a septic inspection

A septic inspection isn’t part of a standard home inspection. Hire a licensed septic contractor during your inspection period to locate the tank, check its condition and look at the drainfield. Ask them to explain what they found and what maintenance they’d recommend.

Ask about the system type

Most homes have a conventional septic tank and drainfield. If the home has an aerobic treatment unit, Florida law requires an operating permit that’s renewed every two years and an inspection at least once a year. Ask the seller for the current operating permit and any maintenance agreement.

What Well Water Testing Should You Do When Buying a Home in Florida?

The Florida Department of Health says the state doesn’t require well sampling when a private home is sold. It recommends testing a well for coliform bacteria, nitrates and lead. After you own the home, it recommends testing for bacteria and nitrate every year and for lead every three years.

Use a state-certified lab

Always use a state-certified laboratory. Your county health department can give you sampling instructions, help you understand the results, and tell you whether it recommends testing for anything else in that area. In Hillsborough and Pinellas, the county health department also enforces local rules on testing new or repaired wells, so ask them if the well is new or was recently worked on.

Ask for the well’s history

The Department of Health’s homeowner’s guide to your well suggests buyers ask about the well’s age, condition and yield, any water treatment equipment, and the well log, which may be available from the seller, the company that drilled the well, or the local health department.

How Do Septic and Well Checks Fit Into Your Offer?

Timing is everything. Septic and well results can take a few days, so schedule them right away so they come back inside your inspection period. If something needs repair, you’ll have time to ask for it, negotiate a credit, or decide it’s not the right home.

Also ask your lender early whether your loan program has its own well or septic requirements, so there are no surprises close to closing.

Want Help Buying a Home on Septic or a Well in Tampa Bay?

Call or text me at 813-495-7238. If you’re looking at homes in Hillsborough, Pasco or Pinellas with septic or a private well, I’ll help you get the permit records, line up the right inspections early, and make sure you understand what you’re taking on before you commit.

Jennifer Messina Realtor | Tampa Bay (Hillsborough, Pasco, Pinellas) Luxury Service at Every Price Point Phone: 813-495-7238

This post is general information about Florida septic and private well guidance. It isn’t legal, health or engineering advice. Confirm details with your county health department, a licensed septic contractor, a state-certified lab, or your lender.

FAQ: Buying a Tampa Bay Home With Septic or Well Water

Does Florida require a septic inspection when you sell a house?

No statewide rule requires a septic inspection at sale. Buyers usually hire a licensed septic contractor during the inspection period and ask the county health department for the septic permit record.

Who handles septic permits in Hillsborough, Pasco and Pinellas?

Florida DEP oversees septic systems statewide, and the county health department in each of these counties still handles septic permitting and inspections.

Does Florida require well water testing when a home is sold?

No. The Florida Department of Health doesn’t require well sampling at sale, but it recommends testing for coliform bacteria, nitrates and lead before you buy.

How often should you test well water in Florida?

The Florida Department of Health recommends testing for bacteria and nitrate at least once a year and for lead every three years, using a state-certified lab.

Is a septic inspection part of a regular home inspection?

Usually not. A standard home inspection doesn’t evaluate the septic tank and drainfield, so schedule a separate septic inspection with a licensed contractor.

A lot of people searching “average HOA fees in Tampa” are really asking a simpler question: what will this house cost me every month? An average won’t answer that. HOA fees in Hillsborough, Pasco and Pinellas range widely depending on what the association covers, so the only number that matters is the one for the home you’re looking at. Here’s how I’d find it.

What Is the HOA Disclosure Summary in Florida?

Under Florida Statute 720.401, if you’re buying in a community with a mandatory homeowners’ association, you have to be given a disclosure summary before you sign the contract. It’s a short form, but it covers the basics:

• You’ll be required to be a member of the association.

• There are recorded covenants that govern how properties are used.

• You’ll pay assessments to the association, and those can change. The current amount and how often it’s paid should be filled in.

• You may also owe special assessments, to the association or to the city, county or a special district.

• Not paying assessments could result in a lien on your property.

• In some communities, the developer may still have the right to change the covenants.

What if you didn’t get it before you signed?

Florida contracts for these homes have to include a clause about it. If you didn’t receive the disclosure summary before signing, you can cancel by giving the seller written notice within 3 days after you receive it, or before closing, whichever comes first. You can’t waive that right, and it ends at closing. This rule is for homeowners’ associations. Condos fall under a different chapter of Florida law, which I cover in my condo milestone inspection and SIRS post.

Which HOA Documents Should You Read Before You Buy?

The disclosure summary itself says it’s only a summary and points you to the covenants and governing documents. That’s the part I’d actually read, and it’s easier to get than it used to be.

Under Florida Statute 720.303, since January 1, 2025, an association with 100 or more parcels has to post key documents on a website or app. That includes:

• The declaration of covenants and its amendments.

• The current rules of the association.

• The bylaws and articles and their amendments.

• The annual budget and any proposed budget for the annual meeting.

• The financial report.

• The association’s current insurance policies.

• Meeting notices and agendas.

Ask the seller or the listing agent for access, or for copies if the community is smaller.

What should you look for in the budget and rules?

• What the assessment covers. Lawn care, a pool, a gate, cable or nothing beyond common areas. That’s what explains why two HOAs a few miles apart cost so differently.

• Reserves and big projects. If the budget or meeting minutes mention a roof, road or pool project without much set aside, ask whether a special assessment is being discussed.

• Rules that affect how you’ll live there. Parking, vehicles, fences, pools, exterior colors, sheds and architectural approval for changes. If you’re planning a project after you move in, read this part twice.

What Is an HOA Estoppel Certificate?

The estoppel certificate is the association’s official statement of what’s owed on the home. Your title company usually orders it before closing. Florida Statute 720.30851 spells out what it has to include:

• The regular assessment, how often it’s paid, and the date it’s paid through.

• An itemized list of everything owed on the home, including special assessments.

• Whether there’s a capital contribution, resale or transfer fee due.

• Whether there’s an open violation noticed to the owner.

• Whether the board has to approve the sale, and whether it has.

• Whether there’s a right of first refusal.

• Every other association the home belongs to, with contact information.

That last item surprises people. Some Tampa Bay communities have a master association and a sub-association, and each one bills separately. The estoppel shows you both.

Why does the estoppel certificate protect you?

The association has to issue it within 10 business days of a request, and it’s good for 30 days (35 if mailed). If you rely on it in good faith, the association can’t later come back to you for more money than it listed. Florida caps what the association can charge to prepare it, and that cap is adjusted over time. Ask your title company who’s paying that fee and any transfer or capital contribution fee, because those can be negotiated in the contract.

Is an HOA the Same as a CDD?

No, and many Tampa Bay homes have both. An HOA is a private association you pay directly. A CDD (community development district) is a special district, and its assessments usually show up on your property tax bill. If you’re comparing new construction in Pasco or Hillsborough, check both. I walk through the tax bill side in my CDD fees post and my property tax bill post.

Want Help Reading the HOA Documents on a Home You’re Considering?

Call or text me at 813-495-7238. If you’re buying in Hillsborough, Pasco or Pinellas, I’ll get the disclosure summary, budget, rules and estoppel information in front of you early, flag anything that needs a closer look, and help you add the HOA and any CDD into your real monthly cost before you commit.

Jennifer Messina

Realtor | Tampa Bay (Hillsborough, Pasco, Pinellas)

Luxury Service at Every Price Point

Phone: 813-495-7238

This post is general information about Florida homeowners’ association disclosure and records laws. It isn’t legal advice. Confirm details with your title company, the association, or a Florida real estate attorney.

FAQ: Buying a Home in an HOA in Tampa Bay

What are average HOA fees in Tampa?

There isn’t one useful average, because fees depend on what each association covers. For a specific home, check the disclosure summary and the estoppel certificate, which list the current assessment and how often it’s paid.

Does the seller have to give me HOA information in Florida?

Yes. For homes in a mandatory homeowners’ association, Florida law requires the buyer to get a disclosure summary before signing the contract. If you don’t, you can cancel in writing within 3 days of receiving it or before closing, whichever comes first.

What is an estoppel certificate?

It’s the association’s official statement of assessments and other amounts owed on a home, plus any transfer fees, open violations and other associations the home belongs to. Your title company typically requests it before closing.

Can I see HOA rules before I buy?

Yes. Ask the seller or listing agent. Since January 1, 2025, Florida associations with 100 or more parcels have to post the covenants, rules, budget and other key documents on a website or app.

Is an HOA fee the same as a CDD fee?

No. HOA fees go to a private association. CDD assessments go to a special district and usually appear on your property tax bill. Some Tampa Bay homes have both.

If you’re moving to Hillsborough, Pasco or Pinellas, there’s a good chance you’ll want something done to your new home in the first year. A new roof, a pool, a screen enclosure, impact windows. Here’s how I’d check the people doing the work, and the work that was already done before you buy.

How Do You Look Up a Contractor’s License in Florida?

Go to the DBPR license search and search by the person’s name, the company name or the license number. Then check three things:

• Is the license active? Not inactive, suspended or delinquent.

• Does the license match the job? Florida has separate licenses for roofing, plumbing, air conditioning, pools, solar and more. A residential contractor isn’t the same as a roofer.

• Is it certified or registered? According to DBPR, a license number starting with “C” is certified and can work anywhere in Florida. One starting with “R” is registered and can only work in the local area where it’s registered.

Isn’t a business license enough?

No. A local business tax receipt is not a contractor’s license. Florida law says that directly. If someone shows you a business tax receipt when you ask for a license number, keep looking.

What else should you ask for?

• The license number in writing, on the estimate and the contract.

• Proof of insurance. DBPR points to the state’s workers’ comp coverage database for checking coverage status.

• Who pulls the permit. If the contractor asks you to pull it as the owner, that’s a red flag worth a second conversation.

Why Does an Unlicensed Contractor Matter So Much in Florida?

Because the law takes the work seriously, and you’re the one left holding the house. Under Florida Statute 489.127, contracting without a license is a crime, and doing it during a declared state of emergency is a felony. That matters here after a storm, when door-knockers show up offering quick roof and tree work.

Florida also makes a contract with an unlicensed contractor unenforceable by that contractor, with no lien rights. That’s a protection for you, but it doesn’t fix bad work, and it doesn’t get your deposit back. The easiest win is checking the license before you sign.

How Do You Check Permits on a Home You’re Buying?

Permits tell you what work was done with the county or city signing off on it. Look up the address on the building department that covers the home:

• Unincorporated Hillsborough County: Hillsborough County permit records. Records from January 20, 2021 on are in HillsGovHub. Older records from 2005 on are on the county’s Building Permits Reports page, and anything earlier is a records request.

• Pasco County: the Pasco County Services Portal lets you search by address, permit number or license number.

• Inside a city: if the home is in the City of Tampa, St. Petersburg, Clearwater or another city, check that city’s building department. For Tampa, start at City of Tampa Construction Services. For unincorporated Pinellas, start at Pinellas County Building and Development.

Not sure which one covers the address? A Tampa mailing address doesn’t always mean the City of Tampa. The property appraiser’s record will tell you the county and whether it’s inside city limits.

What should you look for?

• Major work with no permit. If the listing says new roof in 2023 and there’s no roof permit, ask why.

• Open or expired permits. A permit that was pulled but never got a final inspection. Ask the seller to close it before closing, or talk with your title company and attorney about how it’ll be handled.

• The contractor on the permit. Look that license up too.

A home inspection is still a must. Your inspector looks at the condition of the work, and the permit record tells you whether it was signed off. You want both. I cover what insurers look at on older homes in my 4-point inspection post.

What Happens If the Home Has an Open Permit?

It’s usually fixable, but it takes time, so find it early. Florida law lets a property owner close an open permit by keeping the original contractor or hiring a different licensed contractor to finish what’s needed and get the inspections. The cleaner path is asking the seller to handle it before closing. How that’s written into your contract is a question for your attorney or title company, and I’ll make sure it’s on the list when we write the offer. More on that in my offer prep post.

Want Help Checking a Home Before You Make an Offer?

Call or text me at 813-495-7238. If you’re buying in Hillsborough, Pasco or Pinellas, I’ll pull the permit history with you, flag anything that doesn’t match the listing, and help you figure out what to ask the seller before you’re under contract.

Jennifer Messina Realtor | Tampa Bay (Hillsborough, Pasco, Pinellas) Luxury Service at Every Price Point Phone: 813-495-7238

This post is general information about Florida licensing and permit records. It isn’t legal advice. Rules and search tools vary by county and city, so confirm details with the building department, your title company or a Florida real estate attorney.

FAQ: Contractor Licenses and Permits in Tampa Bay

How do I check if a contractor is licensed in Florida?

Search the contractor’s name, company or license number on the DBPR license lookup at myfloridalicense.com. Make sure the license is active and matches the type of work.

What’s the difference between a certified and a registered contractor?

A certified contractor’s license starts with “C” and is good anywhere in Florida. A registered contractor’s license starts with “R” and only covers the local area where it was issued.

Is a business tax receipt the same as a contractor’s license?

No. Florida law says a business tax receipt is not a contractor’s license.

How do I find permits on a house in Hillsborough or Pasco County?

For unincorporated Hillsborough, use the county’s permit records page and HillsGovHub. For Pasco, use the Pasco County Services Portal. If the home is inside a city, check that city’s building department.

Can I buy a house with an open permit in Florida?

Often yes, but get it addressed before closing. Florida law lets an owner close an open permit with a licensed contractor, and your attorney or title company can help you decide how to handle it in the contract.

Year-end incentives are showing up across new construction in Wesley Chapel, Land O’ Lakes, Riverview and the rest of Pasco and Hillsborough, and many are tied to closing by December 31. Here’s how to compare them before you pick one.

What Kinds of Builder Incentives Will You See?

Most builder offers fall into a few buckets:

• A price reduction. The contract price goes down.

• Closing cost help. The builder pays some of your closing costs and prepaids.

• A temporary rate buydown, like a 2-1. Your rate is lower for the first year or two, then goes to the full note rate.

• A permanent rate buydown. The builder pays discount points so your rate is lower for the life of the loan.

• A builder-financed rate through the builder’s affiliated lender, sometimes set up ahead of time for a whole community.

Many offers are a dollar amount you can split between these, and many require you to use the builder’s preferred lender. Always ask for the offer in writing, with the expiration date and any lender requirement.

How Does the Math Compare? A Simple Example

Here’s an example to show how the choice works. It’s hypothetical and not tied to any real home, builder or offer.

Say the home is $500,000, you put 10% down, and the 30-year rate is 7.32%, which was the Freddie Mac national average as of Oct. 22, 2026. The builder offers $20,000. These are principal and interest only, before taxes, insurance and any CDD or HOA.

• Price: Option A ($20,000 price cut) $480,000; Option B (2-1 buydown + closing costs) $500,000

• Loan amount: Option A $432,000; Option B $450,000

• Year 1 payment: Option A about $2,968; Option B about $2,504 (at 5.32%)

• Year 2 payment: Option A about $2,968; Option B about $2,791 (at 6.32%)

• Year 3 on: Option A about $2,968; Option B about $3,091 (at 7.32%)

• Other benefit: Option A $2,000 less down payment; Option B about $9,360 toward closing costs

In this example, the 2-1 buydown costs about $10,640, and the rest of the money covers closing costs. Option B puts more money in your pocket over the first two years. Option A saves about $124 a month for as long as you keep the loan, and it keeps your loan balance lower if you refinance later.

Which one wins?

It comes down to time. In this example, the price cut takes many years to catch up to what the buydown and closing cost help put back in your pocket up front. If you refinance in year two or three, though, the price cut’s smaller loan balance comes with you and the buydown is over. Run your own numbers with your lender. Your rate, loan size and closing costs will change the answer.

What Do Lenders Allow?

The rules come from the loan program, and they matter more than most buyers expect. For a conventional loan sold to Fannie Mae:

• You qualify at the full rate. With a temporary buydown, the lender has to qualify you at the note rate, not the lower first-year rate. A buydown won’t help you qualify for a bigger loan.

• There’s a cap on builder help. A builder’s contributions toward closing costs and buydowns are capped by your down payment. On a primary home, the limit is 3% with less than 10% down, 6% with 10% to 25% down, and 9% with more than 25% down, based on the lower of the price or appraised value.

• The help can’t be more than your closing costs. Any extra is treated as a price reduction for loan purposes. If the builder’s offer is bigger than what you can use, ask them to put the difference into the price.

• Your payment obligation doesn’t change. The note shows the full rate, and you’re still responsible for the full payment if buydown funds aren’t available.

FHA, VA and jumbo loans have their own limits, so ask your loan officer which ones apply to you.

What About a Permanent Buydown?

A permanent buydown uses discount points to lower your rate for the whole loan. One point is 1% of the loan amount, and how much each point lowers your rate depends on the lender, the loan and the market that day. Points show up on page 2, Section A of your Loan Estimate.

The CFPB suggests asking your lender to compare options over three timelines: the shortest, the longest and the most likely time you’ll keep the loan. That’s the best way to see whether points pay off for you.

Should You Use the Builder’s Preferred Lender?

Sometimes the incentive only applies if you do. That can still be a good deal, but compare it. Get a Loan Estimate from the builder’s lender and one from an outside lender on the same day, for the same loan type, and line up the rate, points, credits and total closing costs. If the builder’s lender is affiliated with the builder, you should get a written affiliated business disclosure.

What Should You Ask Before You Pick?

1. What’s the total incentive, and when does it expire? Get the closing deadline in writing.

2. Does it require the builder’s lender or title company?

3. Can it go toward price, closing costs, a buydown, or a mix?

4. What are my actual closing costs? You can’t use more than that.

5. What would my payment be each year, at the full rate? Make sure year three fits your budget.

6. What does the home cost to own after the incentive? Add the CDD, HOA, taxes and insurance. See my CDD fee and tax bill post.

I walk through how new-construction incentives stack up against resale negotiating in builder incentives vs resale negotiating post, and the full cost-to-own picture in my six ownership cost lines post.

Want Help Comparing a Builder’s Offer?

Call or text me at 813-495-7238. If you’re looking at new construction in Hillsborough, Pasco or Pinellas, send me the builder’s offer and your lender’s numbers, and I’ll help you see which option actually saves you more for how long you plan to stay.

Jennifer Messina
Realtor | Tampa Bay (Hillsborough, Pasco, Pinellas)
Luxury Service at Every Price Point
Phone: 813-495-7238

This post explains general loan program rules and uses a hypothetical example. It isn’t legal, tax or financial advice. Builder offers change often, and your loan program, lender and contract control, so confirm every detail with them.

FAQ: Builder Incentives in Tampa Bay

Is a rate buydown or a price reduction better on new construction?

A temporary buydown usually saves more in the first two or three years. A price cut lowers your payment for the life of the loan and keeps your balance lower if you refinance. Compare both with your lender for the time you expect to keep the loan.

What is a 2-1 buydown?

It’s a temporary buydown where your rate is 2% lower in year one and 1% lower in year two, then goes to the full note rate. The builder or seller usually pays for it up front.

Does a buydown help me qualify for a bigger loan?

Not on a temporary buydown for a conventional loan sold to Fannie Mae. The lender qualifies you at the full note rate.

How much can a builder contribute toward my closing costs?

On a conventional loan sold to Fannie Mae for a primary home, it’s 3%, 6% or 9% of the lower of the price or appraised value, depending on your down payment. It also can’t be more than your actual closing costs.

Do I have to use the builder’s lender to get the incentive?

Some offers require it, and some don’t. Ask before you sign, get the requirement in writing, and compare the builder lender’s Loan Estimate with one from an outside lender.

That’s the short version. If you’re relocating from a state where taxes are paid ahead, or split into two installments, Florida’s system can feel backwards the first time through. Here’s how it works in Hillsborough, Pasco and Pinellas, and what to do this week.

Why Do You Pay the Whole Year If You Only Owned the Home a Few Months?

Florida property taxes cover the calendar year, January through December, but the bill doesn’t come out until November. So the tax for 2026 is paid at the end of 2026, by whoever owns the home then.

That’s why it was handled at closing. Under the standard Florida Realtors and Florida Bar contract most Tampa Bay purchases use, taxes are prorated through the day before closing, figured with the maximum early-payment discount. In plain words, the seller paid you their share of the year as a credit on your closing statement. Now the full bill is yours to pay.

Look at your closing statement for a line like “county taxes” in the seller’s column. That’s the money that was set aside for this bill.

What if the bill comes in higher than the estimate at closing?

If the current year’s numbers weren’t out yet when you closed, the proration was probably based on last year’s bill. The standard contract lets either party ask to readjust the proration once the real bill arrives. Check your own contract and ask your title company before you assume anything.

When Do Tampa Bay Property Tax Bills Come Out?

• Pinellas: the Tax Collector mails bills the last business day of October, which is Friday, Oct. 30 this year.

• Hillsborough: bills are mailed in November.

• Pasco: bills typically go out in early November, after the tax roll is certified in early October. Check pascotaxes.com for this year’s posting.

In all three counties, taxes are payable starting Nov. 1 and due by March 31. They become delinquent April 1.

How Does the Florida Property Tax Discount Work?

Florida rewards early payment. Under Florida Statutes s. 197.162, the discount is:

Pay inDiscountNovember4%December3%January2%February1%March0%

If a discount period ends on a weekend or holiday, it runs to the next working day. On a bigger tax bill, that 4% is real money, so it’s worth having the cash ready in November if you pay the bill yourself.

Will the Bill Even Come to You?

Maybe not, and this is the part that catches new owners. The tax roll is certified in early October, so it can still show the owner as of the start of the year. In Pasco, the Tax Collector notes that if taxes are unpaid, a duplicate notice is mailed to the new owner once they get the ownership change from the Property Appraiser. Don’t wait for the mail.

Florida also puts the responsibility on you. The Hillsborough Tax Collector points out that under s. 197.122, owners are responsible for knowing the taxes owed, and unpaid taxes are a first lien on the property from January 1. A missed bill doesn’t make it go away.

How Do You Look Up Your Tax Bill Online?

Search by address or parcel number on your county Tax Collector’s site:

1. Hillsborough: hillstaxfl.gov

2. Pasco: pascotaxes.com

3. Pinellas: pinellastaxcollector.gov

While you’re there, look at the non-ad valorem lines. That’s where assessments like a CDD, solid waste or stormwater show up, and they’re part of what you owe. [LINK: How to read a Tampa Bay tax bill and CDD line]

If your mailing address is wrong, that’s fixed through the county Property Appraiser, not the Tax Collector.

What If Your Taxes Are Escrowed?

If your lender set up an escrow account, your mortgage servicer should pay the bill. In Pinellas, escrowed bills are usually paid by the mortgage company in November, and you may get an informational copy. If you get what looks like the actual bill, call your servicer and confirm they have it and will pay it. A new loan sometimes isn’t on the servicer’s list yet.

What Should You Do This Week?

1. Find your closing statement and note the tax credit you got from the seller.

2. Look up your 2026 bill online once your county posts it.

3. Confirm who’s paying it. You, or your lender through escrow.

4. Pay in November if it’s on you, to get the 4% discount.

5. File for homestead if this is your permanent home. You apply with the county Property Appraiser by March 1, and in Pasco the deadline is spelled out here. Your 2027 bill is where homestead shows up. [LINK: Florida homestead post]

One more thing for planning: your 2026 bill may not look like your future bills. The assessed value can reset after a sale, and if you qualify for homestead, it shows up on your 2027 bill at the earliest. I walk through that in my six ownership cost lines post.

Questions About Your Tax Bill or Your Next Move?

Call or text me at 813-495-7238. Whether you just closed in Hillsborough, Pasco or Pinellas or you’re still planning your move, I’ll help you read the numbers so the first Florida tax bill doesn’t surprise you.

Jennifer Messina Realtor | Tampa Bay (Hillsborough, Pasco, Pinellas) Luxury Service at Every Price Point Phone: 813-495-7238

This post explains public Florida rules and general contract practices. It isn’t legal, tax or financial advice. Your own contract, closing statement and county Tax Collector control, so confirm the details with them and your title company.

FAQ: Your First Tampa Bay Property Tax Bill

Who pays property taxes when you buy a house in Florida?

The buyer pays the full year’s bill when it comes out in November. The seller’s share, from January 1 through the day before closing, is usually credited to the buyer at closing.

When do property tax bills come out in Hillsborough, Pasco and Pinellas?

Pinellas mails bills the last business day of October. Hillsborough and Pasco mail them in November. Taxes are payable from Nov. 1 and due by March 31.

How much is the Florida property tax discount?

It’s 4% if you pay in November, 3% in December, 2% in January and 1% in February. There’s no discount in March.

What if the tax bill still has the seller’s name on it?

That can happen because the roll is certified before many ownership changes show up. The bill is still yours to pay. Look it up online by address or parcel number on your county Tax Collector’s site.

Do I need to pay if my taxes are escrowed?

Usually not. Your mortgage servicer should pay it from your escrow account. If you receive what looks like the actual bill rather than an informational copy, call your servicer to confirm they’ll pay it.

If you’re relocating and a condo in St. Petersburg, Clearwater, Dunedin or downtown Tampa is on your list, this is the part of the search that changed the most in the last few years. The view and the floor plan matter. The building’s paperwork matters just as much, and you have a short window to read it.

What Is a Milestone Inspection?

A milestone inspection is a structural inspection of the building by a Florida-licensed architect or engineer. It looks at load-bearing elements and the main structural systems to judge whether the building is safe and what repairs it needs. It isn’t a building code check.

Under Florida Statutes section 553.899, it applies to condo and co-op buildings that are three habitable stories or more. Here’s the timing:

• First inspection: by December 31 of the year the building turns 30, counted from its certificate of occupancy.

• After that: every 10 years.

• Earlier for some buildings: the local building department can require it at 25 years when local conditions call for it, such as being close to salt water. That matters around Tampa Bay, so ask the association which schedule applies to the building you’re looking at.

What Is a Structural Integrity Reserve Study (SIRS)?

A SIRS is a budget study. It looks at the big structural parts of the building the association has to maintain and figures out how much money should be set aside to repair or replace them. The state’s condo division lists eight items it has to cover:

1. Roof

2. Structural systems

3. Fireproofing and fire protection

4. Plumbing

5. Electrical

6. Waterproofing and exterior painting

7. Windows and exterior doors

8. Any other item over $25,000 that affects the building’s structure

Residential condo buildings three habitable stories or taller need a SIRS at least every 10 years. For most owner-run associations that existed by July 1, 2022, the deadline was December 31, 2025. If a building’s milestone inspection is due by the end of 2026, the SIRS can be done alongside it, but no later than December 31, 2026.

Buildings under three stories, and small one-to-four-family buildings with three or fewer habitable stories, are generally not covered. That’s one reason some buyers look at low-rise or villa-style condos. They still have budgets and reserves to review, just not this specific study.

Why Does This Change Your Monthly Cost?

Because the SIRS tells the association how much it should be saving, and those savings come from owners’ monthly fees. When a study shows the reserves are behind, the fees can go up, or the association may approve a special assessment to catch up or pay for repairs a milestone inspection found.

In 2025, the state passed HB 913 to ease some of that pressure. It pushed the SIRS deadline back a year, let associations pause reserve contributions for up to two years to pay for milestone repairs, and raised the item threshold from $10,000 to $25,000. Helpful, but a pause today can still mean catching up later. That’s why I look at the condo fee as one line in your full monthly picture, alongside the other ownership costs we map before you pick a county.

What Documents Do You Get When Buying a Resale Condo?

Under Florida Statutes section 718.503, the seller of a resale condo has to give you, at the seller’s expense:

• The declaration of condominium, articles of incorporation, bylaws and rules

• The annual financial statement and annual budget

• The inspector’s summary of the milestone inspection report, if one applies

• The most recent SIRS, or a statement that one hasn’t been done

• The turnover inspection report, if one applies

• The “Frequently Asked Questions and Answers” sheet and a governance form

Your contract also has to say plainly whether the building needs a milestone inspection or SIRS and whether it’s been completed.

How long do you have to review them?

For a resale, if you didn’t get the documents more than 7 days before you signed, you can cancel within 7 days, not counting weekends and legal holidays, after you receive them. For a new condo bought from the developer, that window is 15 days. Your right to cancel ends at closing, so read fast and ask questions early.

What Should You Look For in Those Documents?

Here’s the checklist I go through with you.

1. Status. Is a milestone inspection or SIRS required, and is it done? If it’s required and not done, that’s a big question mark on future costs.

2. Repairs found. Did the milestone summary call for repairs? Are they finished, scheduled, or not yet funded?

3. Reserve funding. Does the budget fund what the SIRS recommends, or is the association paused or behind?

4. Special assessments. Are any approved or being discussed? Ask the association directly and read recent board meeting minutes.

5. Insurance. What does the master policy cover, and what will your own condo policy need to cover? Get a quote before your review period ends.

6. Your lender. If you’re financing, ask early whether the building meets your lender’s condo requirements. Some buildings with open structural repairs can be harder to finance.

This isn’t legal or engineering advice, and I’m not the one judging a building’s structure. My job is making sure you get the documents on time, know what to ask, and loop in an attorney or engineer when something needs a closer look.

Want Help Reading a Condo’s Documents Before You Commit?

Call or text me at 813-495-7238. Whether the condo you’re eyeing is in Pinellas, downtown Tampa or anywhere in Hillsborough or Pasco, I’ll help you get the milestone summary, SIRS and budget in hand early and walk through what they mean for your monthly cost before your review window closes.

Jennifer Messina Realtor | Tampa Bay (Hillsborough, Pasco, Pinellas) Luxury Service at Every Price Point Phone: 813-495-7238

This post summarizes public Florida statutes and state guidance as of October 2026. It isn’t legal, engineering or financial advice. Condo rules, deadlines and association finances vary, so confirm details with the association, a Florida real estate attorney and your lender.

FAQ: Buying a Condo in Tampa Bay

Does every Florida condo need a milestone inspection?

No. It applies to condo and co-op buildings three habitable stories or taller. The first one is due by December 31 of the year the building turns 30, or 25 if the local building department requires it, then every 10 years.

What is a SIRS in Florida?

A structural integrity reserve study. It’s a budget study of eight major structural items, like the roof, structure, plumbing, electrical, waterproofing and windows, that shows how much the association should save for future repairs. It’s required at least every 10 years for buildings three stories or taller.

Can I back out of a condo contract after reading the documents?

For a resale, if you didn’t receive the required documents more than 7 days before signing, you can cancel within 7 days, excluding weekends and legal holidays, after you get them. For a developer sale, it’s 15 days. The right ends at closing.

Will a SIRS raise my condo fees?

It can. If the study shows the association isn’t saving enough, monthly fees may rise or owners may face a special assessment. Review the budget, reserve funding and recent board minutes before your review period ends.

Are low-rise condos and villas covered by these rules?

Generally not. Buildings under three stories and one-to-four-family buildings with three or fewer habitable stories are excluded from the SIRS requirement. They still have budgets and reserves worth reviewing.

This is one of the most common filters relocators set first. You’re scrolling from out of state, you’ve heard about CDDs in Wesley Chapel and Land O’ Lakes, and “no HOA” feels like the simpler choice. Sometimes it is. Sometimes it just moves the cost somewhere you didn’t plan for. Let’s walk through how to check and how to compare.

Where Do You Usually Find No-HOA Homes in Tampa Bay?

In general, the newer the community, the more likely it has an HOA, a CDD or both. Many master-planned communities built across Hillsborough and Pasco in recent decades were set up with one or both from day one.

Homes without either tend to be in older, established neighborhoods, on individual lots outside a planned community, or on acreage. You’ll see them in parts of Tampa, St. Petersburg, Clearwater, Dunedin, Lutz, Odessa, Land O’ Lakes and Dade City, but it really is street by street. I’d never assume it from the town name or even the subdivision name.

New construction with no HOA exists too, usually infill homes on single lots rather than a builder’s master-planned community. If a builder community says “no HOA,” ask about the CDD next.

What’s the Difference Between an HOA and a CDD?

They’re separate, and a home can have one, both or neither.

• An HOA is a private association. It bills its own dues and enforces recorded covenants.

• A CDD (Community Development District) is a special unit of local government. Its assessments show up on your county property tax bill and are in addition to your county and other local taxes.

So “no HOA” and “no CDD” are two different questions.

How Do You Confirm a Home Really Has No HOA or CDD?

Don’t rely on the listing field alone. It’s entered by the listing side and it’s easy to leave blank. Here’s what I check.

1. The property tax bill

Pull the parcel on the Pasco County Tax Collector, Pinellas County Tax Collector or Hillsborough County Tax Collector site and look at the non-ad valorem assessments section. A CDD shows up there by name. Tax notices normally go out at the end of October, so the 2026 bill should be available soon if it isn’t already (Pasco County Tax Collector).

2. The seller’s HOA disclosure

If a home is in a mandatory HOA, Florida law requires that you get a disclosure summary before you sign the contract. It tells you membership is mandatory, there are recorded covenants, and assessments can change (Florida Statutes section 720.401). If you didn’t get it before signing, you can cancel within 3 days after you receive it or before closing, whichever comes first.

3. The public records and title work

Some neighborhoods have recorded deed restrictions but no active association. Those restrictions can still limit things like fences, sheds, boats, RVs or exterior changes. Your title company’s commitment will list recorded restrictions, and you can ask for copies to read before your inspection period ends.

4. More than one association

Some homes belong to a neighborhood HOA and a master association. The estoppel certificate the title company orders has to list all other associations the parcel belongs to, so ask about it early rather than at the closing table.

Is a No-HOA Home Actually Cheaper Each Month?

Sometimes, but not by default. When there’s no HOA or CDD, you skip those bills, and you also take on whatever they would have paid for. Depending on the community, that could include:

• Lawn and landscape care

• Irrigation, including whether you’re on reclaimed water or a well

• Exterior painting and roof upkeep on attached homes

• Street, drainage or pond maintenance in some private-road settings

• Amenities you’d otherwise pay for separately, like a pool or fitness center

Insurance and property taxes don’t care whether there’s an HOA. Those depend on the home, its location and its value. That’s why I compare homes on one monthly number instead of the HOA field: mortgage, property tax, homeowners insurance, flood insurance if needed, and any HOA or CDD. I call that your Total Outflow, and I break the lines down in six ownership cost lines.

What Costs Come With an HOA at Closing?

If the home does have an HOA, plan for the closing-side items too. The association’s estoppel certificate shows what’s owed, the regular assessment, any open violations, and whether there’s a capital contribution, resale or transfer fee. The statute prints a $250 cap on the preparation fee when the account is current, plus $100 if it’s rushed within 3 business days (Florida Statutes section 720.30851). Those caps adjust for inflation, and the Department of Business and Professional Regulation currently publishes them as $299 and $119. The capital contribution or transfer fee is separate and set by the association, so ask what it is before you write your offer.

Should You Filter Out HOA and CDD Homes Altogether?

I wouldn’t, at least not on day one. A filter set too tight can hide the home that actually fits your budget and your list. A better approach is to keep both in the search, then compare the full monthly cost and the rules side by side.

Ask yourself two questions. What do you want to control yourself, like your yard, your fence or where you park a boat? And what would you rather someone else handle? Your answers usually point you to the right kind of home faster than the HOA filter will.

Want Help Comparing No-HOA and HOA Homes the Right Way?

Call or text me at 813-495-7238. Send me the homes you’re looking at in Hillsborough, Pasco or Pinellas, and I’ll pull the tax bills, check for HOA, CDD and recorded restrictions, and help you compare the real monthly cost before you make an offer.

Jennifer Messina Realtor | Tampa Bay (Hillsborough, Pasco, Pinellas) Luxury Service at Every Price Point Phone: 813-495-7238

This post explains public Florida rules and how to check public records. It isn’t legal or tax advice. Rules, fees and assessments vary by community and parcel, so confirm current details with the association, the district, the county tax collector and your title company.

FAQ: No-HOA and No-CDD Homes in Tampa Bay

Are there homes with no HOA in Tampa Bay?

Yes. They’re more common in older, established neighborhoods, on individual lots outside planned communities and on acreage across Hillsborough, Pasco and Pinellas. Newer master-planned communities are more likely to have an HOA, a CDD or both, so confirm each home individually.

Can a home have a CDD but no HOA?

Yes. An HOA and a CDD are separate. A CDD is a unit of local government that bills through your property tax bill, while an HOA is a private association that bills its own dues. A home can have either one, both or neither.

How do I check if a Florida home has a CDD?

Look at the parcel’s property tax bill on the county tax collector’s website. CDD assessments are listed by name in the non-ad valorem assessments section, separate from the taxes based on the home’s value.

Does no HOA mean no rules?

Not always. Some neighborhoods have recorded deed restrictions even without an active association. Your title commitment lists recorded restrictions, and you can read them during your inspection period.

Is a no-HOA home cheaper to own?

Not automatically. You skip HOA dues, but you take on costs the association might have covered, like lawn care or exterior upkeep. Compare the full monthly cost, including mortgage, taxes, insurance and any HOA or CDD, before you decide.

Out-of-state buyers ask me about this all the time. If you love the character of an older block home in Tampa, St. Petersburg, Clearwater or Dunedin, or you’re looking at a 1980s or 1990s home in Carrollwood or Lutz, this is the part of the process you want to understand before you write an offer.

What Is a 4-Point Inspection in Florida?

It’s a short inspection on a standard insurance form, done by a Florida-licensed inspector. It isn’t a full home inspection. The inspector records the age, type and condition of four systems:

• Roof: material, age, remaining life and any signs of leaks

• Electrical: the panel, the amperage and the type of wiring

• Plumbing: the pipe material, the water heater and any leaks or past water damage

• Heating and air conditioning (HVAC): age and whether it’s in good working order

Here’s what Citizens, the state-backed insurer, says on its Inspections page:

• A 4-point is required for homes more than 20 years old when you apply for new coverage.

• Serious problems like exposed wiring or active leaks should be fixed before you apply.

• The report has to be dated within 12 months of the application (Citizens).

Private insurance companies set their own age cutoffs and rules, so your insurance agent will tell you whether the home you’re looking at needs one.

What Does a 4-Point Inspection Flag Most?

Roof age and condition

The roof gets the most attention in Florida. Citizens wants proof of at least five years of remaining life on a shingle roof older than 25 years, or a tile, metal or concrete roof older than 50 years. Otherwise it wants proof the roof was fully replaced (Citizens).

Florida law helps a little here. An insurer can’t refuse to write or renew your policy just because of roof age if the roof is under 15 years old. If it’s older, the insurer has to let you get a roof inspection first, and it can’t turn you down for age alone if the roof has five or more years of life left (Florida Statutes 627.7011). Ask for the roof permit date, not just “the roof is about 10 years old.”

Electrical panel and wiring

Older homes are where wiring questions come up. Citizens has listed knob and tube wiring, aluminum branch circuit wiring that hasn’t been properly fixed, service under 100 amps, and hazards like double-tapped breakers as unacceptable (Citizens Home Condition Requirements). Ask your inspector to note the panel brand and age too, because some carriers have their own panel rules.

Plumbing

Citizens won’t write a new policy on a home over 20 years old that has polybutylene pipes (Citizens). Leaks, signs of past water damage and an older water heater get flagged as well. If the home is older, ask your inspector about a sewer line camera scope too. It isn’t part of the 4-point, but it’s the easiest way to see what’s under the yard before you own it.

Heating and air conditioning

The inspector notes the system’s age and whether it works. In our climate, your AC runs most of the year, so if it’s near the end of its life, factor that into your offer. If something’s flagged, it’s worth getting more than one licensed opinion.

Is a 4-Point Inspection the Same as a Home Inspection?

No. Out-of-state buyers often hear about four or five different inspections in Florida. Here’s how they fit together:

| Inspection | Who it’s mainly for | What it covers | |---|---|---| | Full home inspection | You | The whole house, top to bottom | | 4-point inspection | Your insurance company | Roof, electrical, plumbing, HVAC | | Wind mitigation inspection | Your insurance premium | Roof shape, roof attachment, windows and openings, features that can earn discounts | | Roof inspection | Your insurance company | Roof condition and remaining life on older roofs | | Sewer scope | You | The main drain line from the house to the street |

Many inspectors can do the full inspection, the 4-point and the wind mitigation on the same visit. Do them early in your inspection period so you have time to get insurance quotes and ask for repairs.

What Should You Do Before You Make an Offer on an Older Home?

1. Ask for the big four up front. Roof year, panel type, pipe material and AC age. A seller who has these ready usually has receipts and permits to back them up.

2. Check the permit history. Your city or county building department has an online permit search. A permitted roof or electrical update carries more weight with an insurer.

3. Get an insurance quote during your inspection period, not after. Send your agent the 4-point and wind mitigation reports the day you have them.

4. Get licensed quotes on anything flagged. I don’t guess at repair costs. A licensed roofer, electrician or plumber’s quote gives you real numbers to bring to the seller.

5. Put year one into your monthly number. Insurance is often the cost line that moves the most on an older home. Map it with your mortgage, taxes, flood insurance and any HOA or CDD fees. What Six Ownership Cost Lines Should Tampa Bay Relocators Map Before They Pick a County?

And while you’re reading the insurance quote, look at the wind deductible too. What Is a Hurricane Deductible in Florida, and How Much Could You Owe After a Storm?

Can an Older Home Still Be a Smart Buy?

Absolutely. Plenty of older Tampa Bay homes have newer roofs, updated panels and replaced plumbing, and some come with features you’d pay more for in new construction, like a larger lot or an established street. The key is knowing what the insurer will look at before you fall in love with the house, so the 4-point report doesn’t surprise you two weeks before closing.

Looking at an Older Home in Tampa Bay?

Call or text me at 813-495-7238. Send me the homes you’re considering in Hillsborough, Pasco or Pinellas, and I’ll find out the roof, panel and plumbing details before you tour, so you know which ones are worth your inspection dollars.

Jennifer Messina Realtor | Tampa Bay (Hillsborough, Pasco, Pinellas) Luxury Service at Every Price Point Phone: 813-495-7238

This post explains publicly available insurance guidelines and Florida law. It isn’t insurance, legal or construction advice. Insurer rules change and every carrier underwrites differently, so confirm the details with your insurance agent and a licensed inspector.

FAQ: 4-Point Inspections on Older Tampa Bay Homes

What is a 4-point inspection in Florida?

It’s a short insurance inspection of four systems: roof, electrical, plumbing and heating and air conditioning. A Florida-licensed inspector fills out the form, and the insurance company uses it to decide whether to write a policy on an older home.

How old does a home have to be to need a 4-point inspection?

Citizens requires one on new policies for homes more than 20 years old. Private insurers set their own age cutoffs, so ask your insurance agent about the specific home before your inspection period starts.

Who pays for the 4-point inspection?

Usually the buyer, since you’re the one applying for insurance. Many inspectors offer it with your full home inspection and wind mitigation inspection on the same visit.

Can I get insurance on a house with an old roof in Florida?

Often, yes. Under Florida law, an insurer can’t turn you down for roof age alone if the roof is under 15 years old. For an older roof, you can get an inspection, and if it shows five or more years of life left, the insurer can’t refuse based on age alone.

What fails a 4-point inspection?

Common problems include an aging or leaking roof, knob and tube or unremediated aluminum branch wiring, low electrical service, polybutylene pipes, active leaks and an AC system that isn’t working properly. Each insurer decides what it will accept.

If you’re coming from out of state into Hillsborough, Pasco or Pinellas, the purchase price is only the start. The week before closing is a bad time to learn that the home won’t insure the way you expected, or that an association fee shows up on the settlement statement. Related reads: Six Ownership Cost Lines, Offer Prep for Out-of-State Buyers and Income for a $750K Home.

Why Do These Costs Show Up After the Offer?

Because some of them only get ordered once you’re under contract.

Your offer locks in a price and a timeline. Then your lender, your insurance agent, the title company and any HOA or condo association start their work. That’s when the real quote, the inspection requirements and the association fees land. The post on offer prep for out-of-state buyers covers what to line up before you write. This post is about the bills that still catch people between contract and closing, and how to pull them earlier.

Will Your Insurance Quote Hold Until Closing?

Not always. Treat the first quote as a starting point, not a final number.

In Florida, the premium depends on the exact address, the roof, the age of the home and the mitigation features on file. A quote taken from listing photos can change once the agent has the four-point, the wind mitigation form and a clear roof history. I want you to start the insurance conversation on your finalists before you offer, then confirm you can actually bind that coverage before you remove contingencies.

If the home is more than 20 years old and you’re looking at Citizens for homeowners coverage, Citizens says a four-point inspection is required on property owner, dwelling and mobile home applications. That check covers electrical, plumbing, HVAC and the roof. Serious hazards, like exposed wiring or active leaks, should be repaired before the application goes in. That comes from Citizens’ inspections page.

What About Roof Age and Wind Mitigation?

Roof age is a common insurability surprise for buyers.

For Citizens personal residential policies, homes with shingle or similar “soft” roofs more than 25 years old, or hard roofs (tile, slate, clay, concrete or metal) more than 50 years old, need documentation showing at least five years of remaining useful life. If the roof has less than that, Citizens says you need proof of a full-roof replacement before a policy is written. That’s on Citizens’ roof age requirements and its inspections page.

A wind mitigation inspection is separate. It documents features that can qualify you for premium discounts. The Florida Department of Financial Services explains that admitted insurers must accept a valid Uniform Mitigation Verification Inspection Form (OIR-B1-1802), that inspections on or after April 1, 2026 use the updated Rev. 04/26 form, and that a completed form is valid for up to five years if nothing material has changed.

Ask for the roof permit history and any existing wind mitigation form before you offer. If those don’t exist, build the cost and timing of new inspections into your contract plan.

What HOA and Condo Fees Show Up at Closing?

Three different charges get mixed together, and they aren’t the same thing.

Estoppel certificates

An estoppel certificate is the association’s written statement of what is owed on the parcel or unit. Under Florida Statutes section 720.30851 for homeowners associations (and the parallel rule in section 718.116 for condominiums), the association has 10 business days to issue it after a written or electronic request. The form itself has to say whether a capital contribution, resale fee, transfer fee or other fee is due.

Florida law also caps what the association can charge for preparing that certificate. The statute prints $250 when the account is current, $100 more if you need it expedited within three business days, and up to $150 more if the account is delinquent. The Department of Business and Professional Regulation publishes the inflation-adjusted caps now in force: not more than $299, plus $119 for expedited delivery, plus up to $179 if the account is delinquent. If the association misses the 10-business-day deadline, it can’t charge a fee for that certificate.

Transfer fees and capital contributions

These are separate from the estoppel fee. The estoppel tells you whether one is due and for how much. For condominiums, Florida law limits certain transfer approval fees, and DBPR publishes an adjusted amount. For many HOAs, the amount comes from the recorded governing documents, not from a single statewide dollar figure. Don’t guess. Ask for the declaration, the resale package and the draft estoppel early.

Who pays?

Who pays the estoppel fee, the transfer fee or a capital contribution is a contract and custom question. Put it in the offer so it isn’t a surprise the week of closing.

What About Flood Insurance Between Offer and Closing?

Flood is its own policy, and timing matters.

Under the National Flood Insurance Program, coverage generally takes effect 30 days after you buy the policy. FloodSmart notes an important exception: there is no wait if you buy flood insurance while making, increasing, extending or renewing a mortgage. Still, don’t wait until the final walkthrough to find out whether your lender or your homeowners carrier expects flood coverage on that address.

If you’re watching the January 2027 Citizens flood rule, read Do You Need Flood Insurance in Tampa Bay Starting in 2027, Even in Zone X?. That post covers Zone X and what relocators should do before the offer.

How Do Prorated Taxes and CDD Fees Land on the Closing Statement?

You’ll usually see property taxes prorated between seller and buyer as of the closing date. If the home sits in a Community Development District, the CDD assessment is collected on the same county tax bill as a non-ad valorem line, so it can show up in that prorate too.

The seller’s current bill is not a perfect preview of your bill after you buy. Florida reassesses after a change of ownership, and the seller’s homestead benefit doesn’t transfer. For how to read the tax bill and separate the CDD from the HOA before you offer, see What Is a CDD Fee in Tampa Bay?. Pull the parcel on the Hillsborough, Pasco or Pinellas tax collector site and bring that number into your monthly worksheet with mortgage, insurance, flood, HOA and CDD.

How Do You Get These Numbers Before You Write the Offer?

1. Start insurance on your shortlist. Ask a licensed Florida agent for an address-specific quote and what inspections they’ll need to bind.

2. Ask for roof age and any existing wind mitigation form with the listing documents, not after you’re under contract.

3. Request the HOA or condo resale package early, including dues, special assessments, transfer or capital contribution rules, and who orders the estoppel.

4. Confirm flood for that address, including whether your lender will require it and when coverage has to be effective. (flood insurance guide)

5. Pull the latest full tax bill and rebuild taxes at your price, with any CDD line called out. (CDD guide)

6. Put the known closing fees in the offer so estoppel, transfer and capital contribution aren’t settled by surprise.

7. Use one monthly number: principal and interest, taxes, insurance, flood, HOA and CDD. (six cost lines)

None of that replaces the offer-prep checklist. It fills in the costs that still show up between contract and closing when those steps get skipped.

Want Help Running the Numbers Before You Offer?

Call or text me at 813-495-7238. Send me the homes you’re considering in Hillsborough, Pasco or Pinellas and I’ll help you map insurance, inspections, association fees, flood and the tax bill before you write. If you’d rather talk it through first, you can book a relocation consultation here.

Jennifer Messina Realtor | Tampa Bay (Hillsborough, Pasco, Pinellas) Luxury Service at Every Price Point Phone: 813-495-7238

This post explains public Florida insurance and association rules. It isn’t insurance, tax or legal advice. Fees and underwriting rules change, and every address is different, so confirm current requirements with your insurance agent, the association, the county tax collector and your closing team.

FAQ: Closing Cost Surprises for Tampa Bay Buyers

What closing costs surprise Tampa Bay relocators the most?

The ones that usually land after the offer: the final insurance quote and binding requirements, four-point and wind mitigation inspections on older homes, HOA or condo estoppel and transfer fees, flood policy timing, and prorated taxes or CDD on the closing statement.

How much can an HOA charge for an estoppel certificate in Florida?

Florida’s printed caps are $250 when the account is current, $100 more for expedited delivery within three business days, and up to $150 more if the account is delinquent. DBPR’s current published caps are $299, $119 and up to $179. If the association misses the 10-business-day deadline, it can’t charge a fee for that certificate.

Do I need a four-point inspection to get homeowners insurance?

If you’re applying to Citizens for a property owner, dwelling or mobile home policy on a home more than 20 years old, yes. Private carriers set their own rules, so ask your agent what that specific company needs for the address you’re buying.

Is a wind mitigation inspection the same as a four-point?

No. A four-point checks electrical, plumbing, HVAC and roof condition. A wind mitigation inspection documents storm-resistant features on the Uniform Mitigation Verification Inspection Form and can support premium discounts. You may need both.

When does flood insurance coverage start?

Under the NFIP, coverage generally starts 30 days after you buy the policy. There is no waiting period if you buy flood insurance in connection with making, increasing, extending or renewing a mortgage. Confirm the effective date with your agent before closing.

Florida property taxes come up with a lot of the people I work with who are moving here, so here’s how it works in Hillsborough, Pasco and Pinellas, and what a YES vote and a NO vote on Amendment 3 would each mean. This isn’t legal or tax advice, and I’m not telling anyone how to vote. Related read: Tampa Bay Property Tax Bills: What Relocators Should Know First.

Everything here is current as of Oct 18, 2026.

How Does the Florida Homestead Exemption Work Today?

The rules are the same statewide, so they work the same way in all three counties. The Florida Department of Revenue explains it this way (DOR PT-113):

• The first $25,000 of assessed value is exempt from all property taxes, including school taxes.

• A second exemption of up to $25,000 applies to assessed value over $50,000, and only to non-school taxes. That second piece is adjusted each year for inflation.

• For 2026, the Pinellas County Property Appraiser lists the total at up to $51,411: $25,000 on all taxes plus $26,411 on non-school taxes (Pinellas County Property Appraiser).

So when you hear “the $50,000 homestead exemption,” know that it doesn’t take $50,000 off every line of your bill. School taxes only get the first $25,000.

Who qualifies, and when do you file?

You have to own the home and make it your permanent residence (or your dependent’s) as of January 1, then file the application, Form DR-501, with the Property Appraiser in the county where the home is by March 1 (DOR DR-501). Your Property Appraiser may ask for things like a Florida driver license, Florida vehicle registration and voter registration to show residency. Only the Property Appraiser decides whether you qualify. If you later rent the home out or it stops being your permanent home, you lose the exemption (DOR PT-113).

What Is the Save Our Homes Cap?

Starting the year after your home gets homestead, its assessed value can’t go up more than 3% a year or the change in the Consumer Price Index, whichever is lower. For 2026, that cap was 2.7% (DOR Save Our Homes table).

Over time, the gap between your home’s market value and its capped assessed value becomes your Save Our Homes benefit. That’s why two similar homes on the same street can have very different tax bills.

Why Shouldn’t You Budget Off the Seller’s Tax Bill?

Because the cap doesn’t transfer to you. When a homestead property sells, it loses the Save Our Homes benefit and gets reassessed at market value the next January 1 (DOR PT-112). If the seller has owned the home a long time, your first full tax bill could be a lot higher than theirs.

This is the one I’d flag first. Use the county estimator with your purchase price, not the seller’s current bill. And while you’re looking at the bill, check for CDD and other non-ad valorem lines, because homestead doesn’t reduce those. Related read: What Is a CDD Fee in Tampa Bay?

Can You Bring Your Tax Savings With You From Another Florida Home?

Yes, if you’re moving from one Florida homestead to another. It’s called portability. You can transfer all or part of your Save Our Homes benefit to the new home, up to $500,000 (Pinellas County Property Appraiser). You have to set up the new homestead within three years of January 1 of the year you left the old one, and file Form DR-501T with your homestead application by March 1 (DOR PT-112). If you downsize, you can port a percentage of the benefit instead of all of it.

Portability doesn’t come with you from another state. It only applies to a prior Florida homestead.

How Are Second Homes and Rentals Taxed in Florida?

A second home, rental or investment property doesn’t get the homestead exemption. Its assessed value can still only go up 10% a year, but that cap doesn’t apply to school taxes, and it resets to market value after a sale (Fla. Stat. 193.1554).

What Is Amendment 3 on Florida’s November 2026 Ballot?

Amendment 3 is a property tax amendment the Florida Legislature placed on the November 3, 2026 ballot. Like every constitutional amendment in Florida, it needs at least 60% of the vote to pass (Pinellas County Property Appraiser).

According to the official ballot summary, it would:

1. Raise the homestead exemption for non-school taxes to $150,000 in 2027 and $250,000 in 2028, then adjust it for inflation. The $25,000 exemption on school taxes stays the same.

2. Have the Legislature set up a process that lets counties and cities raise the exemption for their own taxes, up to the home’s full assessed value. Special districts could do the same with voter approval.

3. Treat new residents differently. People who are not Florida residents on December 31, 2026 would get the existing exemption when they first qualify for homestead, with the larger exemption starting in their fifth year of exemption, “to the extent permitted by the U.S. Constitution.”

4. Lower the non-homestead cap from 10% to 5% a year (again, not for school taxes).

5. Limit what counties and cities can spend property tax money on to public safety, education and schools, infrastructure, natural resources, bond debt, employee retirement benefits, and operations and administration. Other spending could still be approved by local governing bodies unless state law prohibits it.

6. Take effect January 1, 2027.

The Pinellas County Property Appraiser says it would first show up on the August 2027 TRIM notices and the tax bills mailed in November 2027. It also says Save Our Homes, portability and the other personal exemptions would not change (Pinellas County Property Appraiser).

What Happens If Amendment 3 Passes, and What Happens If It Doesn’t?

If YES gets 60% or more: the changes above take effect January 1, 2027. Homestead owners who were Florida residents by December 31, 2026 would see the larger non-school exemption starting in 2027. New residents after that would start with the existing exemption and move to the larger one in their fifth year. Second homes and rentals would get the 5% cap. School taxes, millage rates and non-ad valorem assessments like CDD fees would still apply.

If it gets less than 60%: nothing changes. The current homestead exemption, Save Our Homes cap, portability and 10% non-homestead cap stay as they are.

What do supporters and opponents say?

Both sides have made their case publicly, and PolitiFact reviewed the arguments on October 13, 2026 (PolitiFact):

• Supporters, including the Vote Yes on 3 campaign run by Florida Realtors, call it an affordability measure and say local governments can still put public safety first.

• Opponents, including the Vote No on 3 coalition of sheriffs and city and county leaders, say the lost revenue would mean cuts to police, fire and emergency services, or higher fees and other taxes.

• The state’s Office of Economic and Demographic Research estimated about $13.7 billion less local government revenue in the first two years and nearly $12 billion a year after that.

For transparency: Florida Realtors is my state trade association. I’m sharing what each side says so you can read the measure yourself.

What Does Amendment 3 Mean If You’re Moving to Tampa Bay?

A few things to keep in mind, whatever happens on November 3:

• Your timing matters. Under the ballot summary, the December 31, 2026 residency date decides whether you’d get the larger exemption in 2027 or wait until your fifth year. Residency is a legal question, and only the Property Appraiser decides homestead eligibility.

• Exemptions change taxable value, not tax rates. Local governments still set millage rates every year, and fees and assessments can change too (Pinellas County Property Appraiser).

• Every county runs its own numbers. Hillsborough, Pasco and Pinellas follow the same state rules, but millage rates and non-ad valorem assessments vary by county, city and special district. Two homes at the same price can have different bills.

• Budget the whole picture. Taxes are one line. Insurance, flood, HOA and CDD matter just as much. Related read: Six Ownership Cost Lines

Where Can You Estimate Taxes for a Specific Tampa Bay Home?

Each county Property Appraiser has a free estimator. Put in the purchase price and whether you’ll apply for homestead:

• Hillsborough: Hillsborough County Property Appraiser Tax Estimator

• Pasco: Pasco County Property Appraiser Estimate Taxes (find the parcel, then choose “Estimate Taxes”)

• Pinellas: Pinellas County Property Appraiser Tax Estimator. Pinellas also has a detailed Amendment 3 FAQ.

These estimators use current law and recent millage rates. They won’t show Amendment 3 numbers unless it passes and the counties update them. Always check the details for a specific home with the county Property Appraiser.

When Is Early Voting in Hillsborough, Pasco and Pinellas?

Election Day is Tuesday, November 3, 2026. Early voting for the General Election:

• Hillsborough: October 19 through November 1, 7 AM to 7 PM (Hillsborough Supervisor of Elections)

• Pasco: October 19 through October 31, 7 AM to 7 PM (Pasco Supervisor of Elections)

• Pinellas: October 19 through November 1, 7 AM to 7 PM (Pinellas Supervisor of Elections)

Check your county Supervisor of Elections for sites and hours.

Want Help Running the Numbers on a Home?

Call or text me at 813-495-7238. Send me the Hillsborough, Pasco or Pinellas homes you’re looking at, and I’ll help you pull the county estimate and read the tax bill before you write an offer.

Jennifer Messina Realtor | Tampa Bay (Hillsborough, Pasco, Pinellas) Luxury Service at Every Price Point Phone: 813-495-7238

This post explains public information as of Oct 18, 2026. It isn’t legal, tax or voting advice, and it doesn’t support or oppose any ballot measure. Exemption rules and tax estimates can change, so check the details for any specific property with your county Property Appraiser.

FAQ: Florida Homestead and Amendment 3

When do I have to file for homestead in Florida?

By March 1. You have to own the home and make it your permanent residence by January 1 of that tax year, then file Form DR-501 with your county Property Appraiser.

How much is the Florida homestead exemption in 2026?

Up to $51,411, according to the Pinellas County Property Appraiser. The first $25,000 applies to all property taxes, and the rest applies only to non-school taxes.

Do property taxes go up when you buy a home in Florida?

Often, yes. The seller’s Save Our Homes cap doesn’t transfer to the buyer. The home is reassessed at market value the January 1 after the sale.

If I move to Florida in 2027, would I get the $150,000 or $250,000 exemption?

Not right away, if Amendment 3 passes. People who aren’t Florida residents on December 31, 2026 would start with the existing exemption and get the larger one starting in their fifth year of homestead.

Does Amendment 3 get rid of school property taxes?

No. Only the first $25,000 of a homestead’s assessed value would be exempt from school taxes, the same as today.

What happens if Amendment 3 doesn’t pass?

The current rules stay in place: the existing homestead exemption, the Save Our Homes cap, portability and the 10% cap on non-homestead property.

This question comes up a lot when you’re relocating. You found the home on a tour trip, you’re back home packing, and the closing date lands in the middle of a work week. The good news is that being in another state doesn’t have to mean another plane ticket. Here’s how it works and what to lock in early.

What Are Your Options for Closing From Out of State?

There are three common ways to close when you can’t be at the title office in Hillsborough, Pasco or Pinellas.

1. Remote online notarization (RON)

You sign electronically on a recorded video session with a Florida online notary. Florida law lets a Florida online notary notarize for you even if you’re not physically in Florida. You’ll confirm your identity with a government-issued ID and identity questions, and the session is recorded. Witnesses can join remotely too, but a remote witness has to be in the U.S. at the time.

2. Mail-away closing

The title company ships your closing package to you. You sign in front of a notary where you live, often a mobile notary the title company arranges, then overnight the originals back. This takes a few extra days of shipping, so it needs more lead time than an in-person closing.

3. Power of attorney

Someone you trust signs for you under a power of attorney. Lenders and title companies usually have specific rules about this and may need to approve the document well ahead of time, so ask before you go this route.

Who Decides Whether You Can Close Remotely?

Your lender and your title company, more than Florida law.

If you’re paying cash, it’s mostly up to the title company and what they can support. If you’re financing, your lender has the final say on how the loan documents get signed. Some lenders accept a fully remote closing, some want a “hybrid” where you sign certain papers in front of a notary in person, and some require the loan documents to be wet-signed.

That’s why I ask about the closing method when we pick the title company and again when you choose your lender. Finding out ten days before closing that your lender won’t do RON is how dates slip.

What Should You Line Up Before Closing Week?

Here’s my out-of-state closing checklist.

1. Pick the closing method in writing. RON, mail-away or in person. Get both the lender and title company to confirm it.

2. Check your ID. RON depends on a valid government-issued ID and identity questions. If the system can’t verify you, the online notary can’t go forward. An expired license or a recent name change can cause problems, so flag it early.

3. Watch for your Closing Disclosure. For most mortgages, you must receive it at least three business days before closing. Read it against your Loan Estimate as soon as it lands.

4. Plan the final walkthrough. If you can’t be here, I can do it on a live video call with you, room by room, so you see the home’s condition before you sign.

5. Set up utilities, insurance and keys. Your homeowners policy needs to be bound before closing. Decide how you’ll get keys, garage remotes and mailbox keys if you’re not arriving that day.

6. Confirm funding timing. Ask the title company when your funds need to arrive. Mail-away packages also have to make it back before the deal can fund and record.

How Do You Protect Your Closing Wire From Fraud?

This is the part I care most about when you’re closing from a distance. When everything happens by email, it’s easier for a scammer to slip in.

The FBI warns that criminals target buyers, sellers, agents, attorneys and title companies, often timing a fake “change” in wiring instructions or payment method right before closing. The CFPB’s advice is clear:

• Never follow wiring instructions from an email without calling to confirm.

• Call a phone number you already have, like one from your contract or the title company’s official website, not one in the email.

• Don’t email bank or account details.

• If something goes wrong, call your bank right away and ask for a wire recall, then file a report at ic3.gov (CFPB).

If you ever get a message that looks like it’s from me or the title company saying the account changed, stop and call.

Does a Remote Closing Change Your Costs?

Usually not by much, but ask. A mail-away closing can add mobile notary and overnight shipping charges, and some title companies charge a fee for RON. Ask for those to be included in your estimate so your cash-to-close number has no surprises. I fold those into the full picture along with your six ownership cost lines.

Want Help Planning an Out-of-State Closing?

Call or text me at 813-495-7238. Whether you’re buying in Hillsborough, Pasco or Pinellas, I’ll help you pick a closing method that works for your lender and your schedule, walk the home with you on video, and keep your closing on track from wherever you are.

Jennifer Messina Realtor | Tampa Bay (Hillsborough, Pasco, Pinellas) Luxury Service at Every Price Point Phone: 813-495-7238

This post explains public Florida rules and general closing practices. It isn’t legal or financial advice. Lender, title company and notary requirements vary, so confirm your closing method and wiring instructions directly with them.

FAQ: Closing on a Tampa Bay Home From Out of State

Can I close on a house in Florida if I live in another state?

Yes. Florida allows remote online notarization, and many title companies also offer mail-away closings with a notary in your state. Your lender and title company decide which methods they’ll accept for your purchase.

What is remote online notarization in Florida?

It’s a signing done on a recorded audio-video session with a Florida online notary. You confirm your identity with a government-issued ID and identity questions. Florida law allows it even when you aren’t physically in Florida.

Does my lender have to allow a remote closing?

Your lender decides how the loan documents are signed. Some allow fully remote closings, some require part of the signing in person with a notary, and some require wet signatures. Ask early, when you choose your lender.

How do I avoid wire fraud when closing remotely?

Never follow wiring instructions from an email alone. Call the title company using a number you already have to confirm the account details, and don’t email bank information. If you think you’ve been scammed, call your bank immediately and report it at ic3.gov.

Can I do the final walkthrough without being there?

Yes. Your agent can walk the home with you on a live video call so you can see its condition before you sign. Plan it a day or two before closing so there’s time to address anything you spot.

This comes up on almost every relocation call I take. You found the house in Lutz, Clearwater or Wesley Chapel, and your home back in Ohio or New Jersey isn’t under contract yet. A recent r/FloridaRealEstate thread was exactly that, a seller who needed a quick sale before closing on the next house in four weeks. Let’s walk through how each option works here.

What Does the Tampa Bay Market Look Like for Buyers Right Now?

It gives you more room to ask for terms than you had a few years ago. In the four weeks ending Oct 20, 2026, new single-family listings outpaced closed sales in all three counties (Pinellas Realtor Organization):

• Hillsborough: New listings: 1,798; Pending: 1,032; Sold: 906

• Pasco: New listings: 1,113; Pending: 695; Sold: 648

• Pinellas: New listings: 1,160; Pending: 627; Sold: 690

In the report’s latest daily snapshot, price decreases far outnumbered increases: 100 to 3 in Hillsborough, 193 to 7 in Pasco and 75 to 3 in Pinellas. A seller who’s been sitting a while is more likely to listen to a contingent offer than one who just listed.

Option 1: Can You Make an Offer Contingent on Selling Your Home?

You can. In Florida that’s usually done with the Florida Realtors/Florida Bar rider called “Sale of Buyer’s Property” (Rider V). Here’s how it works:

• The purchase is contingent on your current home selling and closing by a date you agree on.

• Once your home goes under contract, the seller gets a copy, with the buyer’s name and price blacked out.

• If your sale doesn’t close by that date, you have 3 days to either cancel and get your deposit back, or drop the contingency and move forward.

If you’re financing and your loan depends on selling your current home, Florida Realtors says this rider has to be part of the contract (Florida Realtors).

What the seller may ask for in return

Sellers often pair it with a kick-out clause (Rider X). That lets them keep taking backup offers. If a better one comes in, you’d have to put down more money and waive your sale contingency by a deadline, or step aside. It’s fair to expect that, so your offer should be strong everywhere else.

What makes a contingent offer stronger

1. Your current home is already listed, or better, under contract.

2. You’re pre-approved, and your lender has reviewed your current mortgage.

3. Your deposit is solid and your other contingency periods are short.

4. Your closing date gives your own sale room to land.

Option 2: Can You Qualify With Both Mortgage Payments?

Sometimes, and it’s the cleanest path when it works. Under Fannie Mae’s rules, if your current home is pending sale but won’t close before your Tampa Bay purchase, the lender has to count both housing payments when qualifying you. The exception is when the lender has your executed sales contract and confirmation that your buyer’s financing contingencies are cleared (Fannie Mae Selling Guide B3-6-06).

So the timing of your own sale matters a lot. Once your buyer’s loan approval is in, your lender may be able to drop your old payment from the math. Ask your lender exactly what they need and when.

Even if you qualify on paper, map the overlap month by month: two mortgages, two insurance bills, two sets of utilities, plus Florida property tax and any HOA or CDD line. I walk through those cost lines in What Six Ownership Cost Lines Should Tampa Bay Relocators Map Before They Pick a County?

Option 3: What About a Bridge Loan or Home Equity Line?

If you have solid equity in your current home, some lenders offer short-term bridge financing or a home equity line of credit you can use toward the down payment here. Terms, costs and approval rules vary a lot by lender and by state, so I don’t quote numbers on these.

Questions to ask any lender before you choose this path:

• How long is the term, and what happens if my home hasn’t sold by then?

• Do I make payments during the bridge, or is interest added to the balance?

• Does this payment count against me when I qualify for the Tampa Bay loan?

• Can I open a home equity line on a home that’s already listed for sale? Some lenders won’t, so ask before you list.

Option 4: Should You Sell First and Plan a Short Stay?

Selling first takes the pressure off your offer here, because you’d be buying with your proceeds in hand. The tradeoff is the gap between closings. Two ways people handle it:

• Post-closing occupancy. When you sell, you can ask your buyer to let you stay a short time after closing. In Florida this is done with a written post-closing occupancy agreement (Rider U), not an informal handshake.

• A short-term stay in Tampa Bay. Some relocators come down, stay a few weeks and tour in person, then buy with no sale contingency at all. That’s often the strongest offer you can write.

Which Option Fits Your Move?

• Home not listed yet, little flexibility on dates: Sell first, or talk to a lender about bridge financing

• Home listed, strong equity: Contingent offer, with a lender ready to explain bridge options

• Home under contract, buyer’s loan approved: Ask your lender about dropping the old payment from qualifying

• You can carry both payments comfortably: Buy first and sell after you’ve moved

If you’re selling from outside the U.S., bring a CPA and the title company in early. Tax withholding rules can affect when you get your proceeds, and that’s a question for them, not me.

Frequently Asked Questions

Will a Tampa Bay seller accept a contingent offer?

Some will, especially in a market with more listings than sales. It helps a lot when your home is already listed or under contract, and many sellers will ask for a kick-out clause so they can keep accepting backup offers.

How long does a home sale contingency last in Florida?

There’s no standard length. You and the seller agree on the date in the Sale of Buyer’s Property rider. If your sale hasn’t closed by then, you have 3 days to cancel and get your deposit back or waive the contingency and continue.

Do I have to qualify with two mortgage payments?

If your current home won’t close before your new purchase, Fannie Mae rules generally count both payments. Your lender can usually leave the old one out once they have your signed sales contract and proof your buyer’s financing contingencies are cleared.

Can I buy in Tampa Bay before my home is listed?

Yes, if you can qualify with both payments or use equity through bridge financing. Without either, it’s usually smarter to list first so your offer here is stronger.

Can I stay in my old home after I sell it?

You can ask your buyer for a short stay after closing. In Florida it’s handled with a written post-closing occupancy agreement so everyone knows the move-out date and who’s responsible for what.

Let’s Map Your Timing Together

Buying and selling in two states at once is a lot to line up, and the order you do it in changes your offer, your loan and your monthly number. If you’re planning a move to Hillsborough, Pasco or Pinellas, call or text me at 813-495-7238, or book a relocation call here. We’ll map out which path fits your move before you write an offer.

A recent r/tampa thread about the City of Tampa paying residents to replace grass with native plants drew dozens of comments, and "is Tampa still in a drought" keeps showing up in searches. Out-of-state buyers are often surprised by this one. It's not in the listing, and a brown lawn in October can mean the owner is following the rules, not that something's wrong.

What Are the Current Watering Restrictions in Tampa Bay?

The Southwest Florida Water Management District extended its Modified Phase III "Extreme" Water Shortage through March 31, 2027 (SWFWMD). It covers all of Hillsborough, Pasco and Pinellas counties.

Your watering day

The standard schedule goes by the last digit of your house number:

• 0 or 1: Monday

• 2 or 3: Tuesday

• 4 or 5: Wednesday

• 6 or 7: Thursday

• 8 or 9: Friday

Your watering hours

Watering is limited to midnight to 4 a.m. or 8 p.m. to 11:59 p.m. Homes on less than an acre pick one of those windows. Hand watering, soaker hoses and micro-irrigation for plants and shrubs are allowed any day, but only before 8 a.m. or after 6 p.m.

Many cities and counties have their own days or stricter hours, so check with the city or county where the home is. Utilities are issuing citations without a warning first, so it's worth getting right from your first week.

Does It Matter If the Home Has a Well or Reclaimed Water?

Yes, and it's a good question to ask before you make an offer.

• Private well: The restrictions still apply. A well doesn't get you extra watering days.

• Reclaimed water: Under the district order, reclaimed water is only subject to voluntary hours, unless your local government or utility restricts it (SWFWMD FAQs). Some utilities do set their own reclaimed rules, so confirm with the provider for that address.

• City water: Lawn watering comes out of the same supply as your drinking water, which is exactly what the restrictions protect.

If you want to know whether a home is on city water or a well in the first place, I walked through how to check in Buying in Odessa, Lutz or Wesley Chapel? City water vs well and septic.

What Should You Check on the Yard and Irrigation Before Closing?

1. Ask what the irrigation runs on. City water, well or reclaimed. It's a simple question for the seller, and it tells you what rules you'll follow.

2. Have the irrigation system run during your inspection period. Ask whether it covers every zone and whether the timer is already set to the right day and hours for that address.

3. Don't read too much into a dry lawn. Under one-day-a-week watering, a lot of lawns look tired right now. Look for real problems, like bare spots that stay wet or zones that don't come on at all.

4. Look at the landscaping you'd be taking on. Big lawns use the most water. Mulch beds and Florida-friendly plants hold up better under restrictions.

5. Put water into your monthly number. It's one of the cost lines that people coming from other states forget to ask about. Ask the seller for a few recent utility bills and add them to your ownership costs.

Can You Put in New Sod After You Close?

You can, but timing matters. New lawns and plants get a 60-day establishment period. For days 1 to 30, you can water any day. For days 31 to 60, you can water three days a week and you have to keep a written watering schedule (SWFWMD FAQs).

A few things to know before you order a pallet of sod:

• The water district suggests waiting for the summer rainy season in June if you can, because March, April and May are the driest months.

• Pinellas County currently advises against re-sodding or major landscape changes, and it requires you to submit proof of new lawn material online to use the exemption (Pinellas County).

• In Pinellas County's rules, a full irrigation zone can only run on the extra days if at least half of it is new material. Scattered new plants get hand watered.

Can Your HOA Make You Water More?

No. The water shortage order says no HOA or other organization can enforce rules that require more water use, including replacing plants to meet looks standards or pressure washing (SWFWMD). If you're buying in a community with an HOA or CDD, it's still smart to read the landscaping rules so you know what's expected once the restrictions lift. What Is a CDD Fee in Tampa Bay, and How Do You Read the Tax Bill Before You Make an Offer?

Is There Help If You Want a Lower-Water Yard?

Inside Tampa city limits, the City of Tampa runs FLIP, the Florida-Friendly Landscaping Incentive Program. You take three workshops, install an approved Florida-friendly design that replaces up to 500 square feet of irrigated lawn, and then you can apply for a rebate on qualified expenses (City of Tampa). The tentative 2027 workshop dates are March 13, April 17 and May 22. To get on the list, email SaveWater@tampa.gov.

If you're buying elsewhere in Hillsborough, Pasco or Pinellas, ask your city or county water department what programs it offers.

Buying a Home in Tampa Bay This Fall or Winter?

Call or text me at 813-495-7238. Send me the homes you're looking at in Hillsborough, Pasco or Pinellas, and I'll find out what each one runs on for water and irrigation before you tour, along with the other details that don't show up in the listing photos.

Jennifer Messina

Realtor | Tampa Bay (Hillsborough, Pasco, Pinellas)

Luxury Service at Every Price Point

Phone: 813-495-7238

This post summarizes public water shortage rules as of October 21, 2026. Restrictions can change, and your city, county or utility may have different days or stricter hours. Check with the water provider for the specific address.

FAQ: Tampa Bay Watering Restrictions for Home Buyers

Is Tampa still in a drought?

Yes. The Southwest Florida Water Management District extended its Modified Phase III water shortage through March 31, 2027, after below-average rainfall in both the 2025 and 2026 rainy seasons. Hillsborough, Pasco and Pinellas are all covered.

What day can I water my lawn in Tampa Bay?

The standard schedule goes by your house number: 0 or 1 is Monday, 2 or 3 is Tuesday, 4 or 5 is Wednesday, 6 or 7 is Thursday and 8 or 9 is Friday. Your city or county may have a different schedule, so check with your water provider.

Do watering restrictions apply if my home has a well?

Yes. The order applies to every resident, including homes on private wells.

Can I water new sod more often?

Yes, for 60 days. Days 1 to 30 can be any day, and days 31 to 60 can be three days a week with a written watering schedule. Some areas, like Pinellas County, require you to submit proof of the new lawn online first.

Can my HOA fine me for a brown lawn during the water shortage?

The water shortage order says no HOA can enforce rules that require more water use, including replacing plants for looks or pressure washing. If you get a letter, point your HOA to the district's order.

A recent r/tampa thread asked a simple question: if you bought recently, did you get seller concessions, and could you negotiate the price? “Is Tampa a buyer’s market” is also one of the most common things people type into Google about this area right now. So here’s what the numbers show and what you can realistically ask for.

Is Tampa Bay a Buyer’s Market Right Now?

In a lot of price points, buyers have more room than they did. The Pinellas Realtor Organization’s four-week market report for single-family homes (September 24 to October 15, 2026) shows more homes coming on the market than going under contract in all three counties (Pinellas Realtor Organization):

• Hillsborough: 1,830 newly listed, 1,036 went pending, 932 closed

• Pasco: 1,099 newly listed, 708 went pending, 643 closed

• Pinellas: 1,189 newly listed, 654 went pending, 673 closed

On October 15 alone, the same report logged 100 price reductions and 3 price increases on Hillsborough single-family listings, 193 and 7 in Pasco, and 75 and 3 in Pinellas.

That doesn’t mean every home is negotiable. A well-priced home in good condition can still draw more than one offer in a weekend. It means you should look at each home’s own history before you decide how hard to push. Related read: Is the Tampa Bay Housing Market Cooling or Crashing?

What Can You Actually Negotiate?

The price

The obvious one. A lower price lowers your loan amount, and that lowers your monthly payment for as long as you have the loan.

A seller credit toward your closing costs

The seller agrees to pay part of your closing costs, which can include lender fees, title charges and prepaid items like your first year of insurance and escrow. This cuts the cash you need at closing.

A rate buydown

The seller pays to lower your interest rate. A temporary buydown lowers your payment for the first year or two. A permanent buydown (paying discount points) lowers the rate for the life of the loan. Either way, ask your lender how they’ll qualify you and what your payment will be once a temporary buydown ends.

Repairs or a repair credit

After your inspection, you can ask the seller to fix items or give you a credit instead. In Tampa Bay, roof age and anything that affects your ability to get homeowners insurance deserve extra attention, because they can change your premium or whether a carrier will write the policy at all.

Timing

Your closing date, a quicker or slower close and when you get the keys are all negotiable, and they matter a lot when you’re relocating from out of state and lining up movers and a job start date.

How Much Can a Seller Give You?

This is the fine print most buyers don’t hear about until they’re under contract. Your loan program sets the ceiling, not Florida law and not the seller.

• Conventional (Fannie Mae), primary home: 3% if you put down less than 10%, 6% with 10% to just under 25% down, 9% with 25% or more down

• FHA: 6% of the lower of the price or appraised value

• VA: No cap on credits for normal closing costs; other concessions capped at 4% of the home’s reasonable value

Sources: Fannie Mae Selling Guide, HUD, U.S. Department of Veterans Affairs.

A few details that trip people up:

• The percentage is based on the lower of the price or the appraisal for conventional and FHA loans. If the appraisal comes in low, your credit limit shrinks with it.

• A credit can’t be bigger than your actual closing costs. Under Fannie Mae’s rules, anything over that is treated as a price reduction instead.

• A seller-paid buydown counts toward the limit. Fannie Mae, FHA and VA all count it (VA Home Loans).

• Extras like furniture or a moving allowance aren’t treated like closing cost credits. Fannie Mae treats them as sales concessions that come off the price for lending purposes, so talk to your lender before you write them into an offer.

• Builders count too. On new construction, builder incentives fall under the same loan limits. How Should Tampa Bay Relocators Compare Builder Incentives to Resale Negotiating Power?

Paying cash? No lender limit applies, though price and repairs usually matter more to you than credits anyway.

Should You Ask for a Lower Price or a Seller Credit?

It depends on what you’re short on: cash at closing or room in your monthly budget.

• A price reduction helps your monthly number every month for the life of the loan.

• A closing cost credit helps your cash to close right away, which can free up money for moving, furniture or reserves.

• A rate buydown helps your monthly payment, either for a year or two or for the life of the loan.

Here’s a simple way to see the scale: a $10,000 credit on a $500,000 home is 2% of the price. Whatever you negotiate, run it through your full monthly cost, not just the mortgage payment. That means principal and interest, property taxes, homeowners insurance, flood insurance if you need it, and any HOA or CDD fees. What Six Ownership Cost Lines Should Tampa Bay Relocators Map Before They Pick a County?

If insurance is the line that worries you most, a seller credit toward your first-year premium or a fix that helps the home insure better can be worth more than a small price cut. And know your wind coverage before you lock in. What Is a Hurricane Deductible in Florida, and How Much Could You Owe After a Storm?

What Should You Check Before You Make the Ask?

1. The home’s price history. How long it’s been listed and whether it’s had reductions tell you a lot about the seller’s flexibility.

2. Your loan’s concession limit. Get the exact percentage and dollar amount from your lender before you write the offer.

3. Your real closing costs. Ask your lender for a Loan Estimate so you know how big a credit you can actually use.

4. Your must-haves. Decide in advance whether price, cash at closing, payment or a repair matters most, so you ask for the right thing first.

Want Help Figuring Out What to Ask For?

Call or text me at 813-495-7238. Tell me which homes you’re looking at in Hillsborough, Pasco or Pinellas, and I’ll pull each one’s price history, talk through what the seller is likely to accept and help you build an offer around your full monthly cost.

Jennifer Messina Realtor | Tampa Bay (Hillsborough, Pasco, Pinellas) Luxury Service at Every Price Point Phone: 813-495-7238

This post explains public lending guidelines and market report data. It isn’t lending, tax or legal advice. Loan rules change and every lender applies them to your specific file, so confirm the details with your lender before you make an offer.

FAQ: Negotiating on a Tampa Bay Home

Is Tampa a buyer’s market right now?

In many price points, buyers have more leverage than they did. The Pinellas Realtor Organization’s report for September 24 to October 15, 2026 shows more new single-family listings than pending sales in Hillsborough, Pasco and Pinellas. Well-priced homes in good shape can still sell quickly, so check each home’s history.

How much can a seller pay toward my closing costs in Florida?

It depends on your loan, not Florida law. Conventional loans allow 3%, 6% or 9% based on your down payment, FHA allows up to 6%, and VA puts no cap on normal closing cost credits but limits other concessions to 4% of the home’s reasonable value.

Can the seller pay for a rate buydown?

Yes. A seller can fund a temporary or permanent buydown, but it counts toward your loan’s seller contribution limit. Ask your lender what your payment will be once a temporary buydown ends.

Is it better to ask for a lower price or a closing cost credit?

A lower price helps your monthly payment for the life of the loan. A credit lowers the cash you need at closing. If cash is tight, the credit may help more. If your monthly budget is tight, a price reduction or buydown usually does.

Do builder incentives count as seller concessions?

Yes. For conventional, FHA and VA loans, a builder is an interested party, so builder-paid closing costs and buydowns fall under the same limits as a resale seller’s credit.