Avoid These Mistakes When Buying a Home in Palm Beach County, FL

Sep 15

1. Introduction

Thinking of buying a home in Palm Beach County? Stop right there before you do anything else. Watch this video first.

This is based on my 15+ years of transacting real estate here in South Florida. I’ve watched many buyers make the same mistakes, and I want to help you avoid them. My goal is to go beyond the generic advice you’ll find in most online searches and share the less obvious, but very important, things you need to know.

2. Get a Pre-Approval Letter

This may sound obvious, but there’s nuance here:

You need a pre-approval letter, not a pre-qualification.
As an agent, I don’t care where it comes from—your bank, a mortgage banker, or a credit union.
What matters is the quality of information you provide to the lender.

If you just spent 45 seconds on the phone and provided no documents, that letter won’t hold weight. The risk? You fall in love with a house and later learn you’re not qualified. That wastes everyone’s time.

Bottom line: Always start with a true pre-approval letter.

3. Wants vs. Needs

Before you shop, figure out what you need versus what you want.

Many buyers skip this step, and even spouses sometimes realize they haven’t discussed it with each other until they’re halfway through the process.
Do this upfront: make a list, map it out, and understand that finding 80% of your criteria is usually a slam dunk.
If you want 100%, you’re probably looking at building new construction.

4. Total Cost of Ownership

The mortgage, taxes, and insurance are only part of the picture.

Example from my own home (Jupiter Farms):

Lawn and landscaping maintenance
Pool service and chemicals
Well system upkeep
Cleaning service

We budgeted an extra $1,000/month for these “extras” so we could keep up with our busy lives.

Other considerations:

In an HOA townhouse or condo, many of these costs are built into your monthly fee.
Don’t overlook hidden costs: utilities, maintenance, and services.

Story: I once had a $2M listing where the buyer’s agent asked, “How much is the electric bill?” If you’re asking that at $2M, you may be in over your head. The key is to analyze all costs property by property before making an offer.

5. Uncover Property Pitfalls Early

Palm Beach County has unique risks. Before you get too invested, ask:

Flooding concerns: Is the home in a flood zone?
Roof age: Newer roofs = lower insurance costs.
Four-point inspection components: Roof, A/C, plumbing, electrical.
Cast iron pipes? These can be costly.
Unpermitted or open permits? Always check.

By digging into these upfront, you avoid renegotiations later.

6. Understand the Market

Are we in a buyer’s market or a seller’s market? It matters.

In a seller’s market, don’t expect to negotiate 5–10% off asking.
In a buyer’s market, you may have room to stretch your budget by negotiating properties down.

I post regular Palm Beach County market updates on my channel—check those before making assumptions about pricing strategy.

7. Insurance Quotes During Inspection

One of the biggest mistakes I see: waiting until the end to get insurance quotes.

Here’s why that’s a problem:

During the inspection period, you can walk away fairly easily.
After the inspection period, it’s much harder to get out of a contract.
Too many buyers wait until just before closing, only to learn their insurance cost is much higher than expected.

Tip: Get your inspection reports, send them to an insurance agent immediately, and get quotes early.

8. HOAs and Rules

HOAs (or condo associations) can be a blessing or a nightmare.

Don’t just look at the monthly fee—read the rules and regulations.
Common restriction: no work trucks parked in driveways overnight. Imagine being a plumber, electrician, or HVAC owner and finding out too late you can’t park your branded vehicle at home.

Know the rules before you buy.

9. Bonus Tip: Traffic

Traffic patterns can make or break your decision.

Visit the property at three different times:

Morning commute
Midday
Evening rush

What takes 10 minutes at noon might take 45 minutes at 5 PM. I’ve had buyers call me later regretting the commute. Don’t let that be you—test it first.

10. Variety of Real Estate in Palm Beach County

Palm Beach County offers every lifestyle: