Short answer

You can get pre-approved for a Northeast Florida home before you move, buy before you sell your current home, and often close without flying back. The surprises for out-of-state buyers are almost always about money, not mortgages: Florida homeowners and flood insurance, CDD fees in newer communities, and how property taxes reset after a sale. Get those numbers early and the rest is routine.

Last updated October 2026. Northeast Florida keeps drawing families, retirees, remote workers and military households from all over the country. This hub pulls together everything we’ve written on the money side of the move, so you can plan your budget before you plan your moving truck.

Step 1: Get Pre-Approved Before You Move

A Florida pre-approval tells you what you can afford here, with Florida taxes and insurance built in, not the numbers from back home. We can do the whole thing by phone, email and secure upload. See Buying a home in Jacksonville from out of state and Mortgage pre-approval in Jacksonville.

  • Changing jobs? Many programs can use a signed offer letter for a job that starts shortly after closing; rules vary by program.
  • Keeping a remote job? We document that your employer allows you to work from Florida.
  • Self-employed or retired? Bank statement, asset-based and retirement-income options can work. See Non-QM loan options.
  • Military PCS? See PCS to Jacksonville: VA home buying guide.

Step 2: Budget for Florida-Specific Costs

Cost Why it surprises newcomers Read more
Homeowners insurance Premiums are higher than in most states and vary by roof age, wind mitigation and location Homeowners insurance in Jacksonville
Flood insurance Required in some flood zones and worth considering in others Jacksonville flood zones
CDD fees Many newer communities add an assessment to the tax bill How CDD fees affect your mortgage payment
Property taxes Taxes reset to market value after a sale; the seller’s bill isn’t yours Florida homestead exemption
Closing costs Florida has doc stamps and intangible tax on the mortgage Florida closing costs and seller credits
Moving budget Deposits, utilities and overlap costs add up Budgeting for a move to Jacksonville

Step 3: Buy Before You Sell (If You Need To)

If your equity is tied up in your current home, there are ways to buy first: qualifying with both payments, a bridge-style approach, or using a HELOC on your current home for the down payment. See Buy before you sell and Home equity loans and HELOCs.

Step 4: Pick the Area That Fits Your Budget

Area Good fit for Local guides
Jacksonville (Duval) Range of prices, beaches, urban neighborhoods VA loans in Jacksonville, FHA loans in Jacksonville
St. Johns County Schools, newer communities, St. Augustine and Ponte Vedra St. Johns County mortgage broker, First-time buyers in St. Johns County
Clay County Value, space, Camp Blanding commute First-time buyers in Clay County, FHA loans in Clay County
Nassau County Amelia Island, Yulee, Kings Bay commute First-time buyers in Nassau County, FHA loans in Nassau County
Baker and Bradford Land, small towns, USDA $0 down Home loans in Macclenny, Baker County, Starke and Bradford County
Ponte Vedra luxury Higher-priced and jumbo purchases Jumbo loans in Ponte Vedra Beach

Step 5: Close From Anywhere

  • Many Florida title companies offer mail-away or remote online notarization closings; availability depends on the lender and title company.
  • Wire fraud is real. Always confirm wiring instructions by phone with your title company using a number you already trust, never one from an email.
  • After you move in, file for homestead exemption by March 1 of the following year. See Florida homestead exemption.

Buying From Outside the U.S.?

Foreign national and ITIN options exist for second homes and business-purpose rentals. See Foreign national mortgages.

Why Work With North Star

  • Independent broker since 2000. North Star Mortgage Network has served Florida borrowers for 25+ years. You can verify our license on NMLS Consumer Access (company NMLS #356789).
  • Many wholesale lenders, one application. We compare options side by side instead of selling you one bank’s menu.
  • Free second look at your Loan Estimate. Already have an offer from another lender? Send it over. We’ll review it at no cost and tell you plainly whether we can improve it. As a broker with lower overhead, we often can. If we can’t, we’ll tell you that too.
  • Built to close on time. We regularly close purchase loans in 30 days or less. Timing depends on the appraisal, title, underwriting and how quickly documents come in, so we can’t guarantee a date, but you’ll get a realistic timeline up front and updates along the way.
  • Recognized by our industry. 2025 NAMB Mortgage Broker of the Year and 2026 NAMB Influencer of the Year, with hundreds of 5-star Google reviews.
  • You talk to Nathan. Not a call center, and not a different person every week.

Related Guides

Common Questions

Can I get pre-approved for a Florida home while living in another state?

Yes. We handle pre-approvals by phone, email and secure upload, and build in Florida taxes and insurance so your budget is realistic.

Can I buy a home in Jacksonville before selling my current home?

Often, yes, if you qualify with both payments or use equity from your current home. Program guidelines apply. See our buy-before-you-sell guide.

Will a new job in Florida count for my mortgage?

Many programs can use a signed offer letter for a job starting shortly after closing, with conditions. Rules vary by program, so we confirm before you write an offer.

Do I have to fly back to Florida to close?

Not always. Many closings can be done by mail or remote online notarization, depending on the lender and title company.

Why is homeowners insurance so expensive in Florida?

Wind risk, roof age and the state’s insurance market drive premiums higher than in most states. Get a quote early and ask about wind mitigation credits.

When do I file for homestead exemption after moving to Florida?

File with your county property appraiser by March 1 of the year after you own and live in the home as your permanent residence.

Talk to North Star

Call or text 904-880-6741, request a quote, or apply online. Already have a Loan Estimate? Email it to nathan@nsmn.com for a free second look.

North Star Mortgage Network, Inc. | Company NMLS #356789 | Nathan Young NMLS #325206 | 12058 San Jose Blvd, Suite 404, Jacksonville, FL 32223 | 904-880-6741 | nathan@nsmn.com | Equal Housing Opportunity. Closing costs, taxes, insurance and seller-credit limits shown are general estimates for illustration and vary by county, lender, loan program and contract. FHA, VA and USDA guidelines may change; lender overlays may be stricter. We are not tax advisors or attorneys. Rates, payments and terms are estimates based on the information provided and are subject to change. All loans subject to credit approval. Available for qualified borrowers; program guidelines apply. This is not a commitment to lend.

Posted in blog, Mortgage Types