International Buyer Services
Our Buyers Services are clearly outlined in our Exclusive Buyers Services Guarantee. We help you through every step of the home buying process?

Financing Options
At Coldwell Banker West Realty we work with a number of reputable Mortgage Brokers who specialize in different types of loans for overseas buyers.

With a wide variety of products to choose from, we'll help you find the mortgage that's right for you. Typically a Foreign National will be required to put down a 30% down payment against a loan for a Vacation or Investment Property.

We make the process as simple as possible
Purchasing a home in Florida is far less complicated than virtually any other country in the world. Coldwell Banker West Realty is fully licensed by the state of Florida and offers stability, security and resources that only Coldwell Banker can deliver. We will oversee the entire transaction from the time that you arrive in Florida to when your home is ready for occupancy.

Property Search
Working with a Licensed Real Estate Agent
All of our Buyers Services are Free of charge. Real Estate agents don?t get paid until you successfully buy your home. We have a wide network of resources which we will share with you from selecting a property inspector and recommending service providers such as title companies, lenders and insurance agents. In Florida, the seller pays the agent so why wouldn?t you want someone working for you?
Knowledge: We often know about properties that are not yet on the market. Because real estate is all we do (sometimes 24/7!), we?re the first to know of price reductions and other important news. All of our agents have extensive knowledge of the local area, communities and local area builders.
Experience: We will share our experience, represent your best interests during negotiations with sellers, and help you understand all the decisions you need to make. We will work tirelessly for you, and our goal is to make your transaction go as smoothly as possible.
A good agent will continually strive to improve and gain knowledge of the latest real estate trends. Only agents who are members of the National Association of Realtors can call themselves a REALTOR®

Selecting a Suitable Property
Whether you are looking to relocate to Florida, searching for that perfect family Vacation Home or are a first time home buyer we will be able to deliver the best level of expertise and care.
During your initial home buying consultation your real estate agent will be able to discuss your home buying needs in great detail. We will discuss the type of property you are looking for as well as be able to discuss a particular area that you may have in mind.

Coldwell Banker West Realty offers state-of-the-art technology in order to run accurate real time reports about market conditions and pricing in easy to read graphs and charts. Your agents will happy to discuss this information with you to make the best determination on current market values.

Searching for a home has never been easier. With a multitude of search mechanisms on offer via the web, most buyers often start their search online. Our website offers easy navigation with properties broken down by company listings, an MLS Search and a number of new homes on offer through our builder showcase. We also offer a Foreclosure Hot List which is kept up to date each week.

Once you have taken part in an initial consultation, our agents will compile a list of current properties on the market and either meet with you to discuss the selection or email you on a regular basis with an up to date list of homes.
These homes will also be inspected and previewed (time permitting) to insure that a selection of good quality homes all meeting your criteria are viewed.

We encourage you to drive around the neighborhoods and get a feel for various communities in the area. We have even created a customized map for you to take with you so you don't get lost!

Select the properties that you would like to view and we will make appointments to go inside. We look at hundreds of homes each year, so we can help you weigh the features and strengths, as well as point out the drawbacks or weaknesses of each home. Typically we can provide you with a printed fact sheet for each home, including pictures; this will help you keep track of the homes you?ve seen, what you liked and didn?t like.

Transaction Management
Making an offer
Once your financing is in place and you have selected a property you would like to purchase, your real estate agent will explain the FAR/BAR Contract that we use in order to write up an offer. Using up to the minute market data, your agent will discuss a reasonable offer to present.
Once the offer is made we will continue to manage all of the transaction paperwork until your offer is expected and follow up until closing.
Arranging Inspections and any repairs is also part of your agents? duties. We will insure that everything is handled in a timely manner and taken care of prior to closing.

Expert Advice and negotiating strategies
Our job is to get you into the strongest negotiating position possible: As seasoned real estate professionals our agents will help you to determine the seller?s motivation for selling the property and base negotiations on this. They are also kept up to date on market trends to insure that you are getting great value for money. Our agents use this market data when presenting your offer to the seller?s agent. Take advantage of our experience when we share with you that sellers prefer buyers who make a ?strong? purchase offer. Sellers will choose qualified buyers who are ready to close the transaction quickly and easily, over buyers who are less prepared. If you are serious about buying, we will help you prepare so you can make the strongest offer possible. Our agents will also help you structure your offer so you are protected in case things don't go as planned.
Coming to an agreement where both the buyer and seller feel at ease is the art of negotiating a great deal. We take care of presenting your offer, negotiating the offer price and terms and keep you updated throughout every step of the transaction.

The Closing Process
We work closely with a selection of very reputable Title Companies that will hold escrow funds and insure a smooth closing process. This can be done with you present or should you prefer, you do not have to attend the closing.
The title company will provide your agent with a Closing Statement prior to closing. The agent will check this and answer any questions you may have regarding the financing break down. Both the Buyer and Seller will have costs relating to the sale. Your agent can discuss the fees incurred by item and explain what these expenses are for. If you are financing your property the Title company will discuss your paperwork directly with your mortgage broker and the bank underwriters to insure that your closing takes place in a timely manner and that everything runs smoothly on the day of closing.
Once the closing has taken place you will be presented with the keys to your new home!

After Sales Care
Our dedication continues long after the closing has taken place.
Once you receive the keys to your new property you will need to change the services and utilities into your name. We can provide you with a list of phone numbers to call the local utilities and services providers, to put everything under your name as of the date escrow will close. Through our Exclusive Coldwell Banker Concierge Program we will be happy to help make other arrangements on your behalf such as organizing pool or lawn maintenance, recommend a removal company or reputable painter. We pride ourselves in offering a superior level of after sales care.
Soon after closing you will receive a customer questionnaire asking for feedback relating to our service. It is important for us to know how well we served you in order to insure our ongoing high level of customer service.

Frequently Asked Questions for International Customers

Is it easy to purchase a home in Florida?
Purchasing a home anywhere in the continental USA, is in general terms, far less complicated than virtually any other country in the world. Florida is very much a "user friendly state" giving the buyer an extremely easy and safe approach to home ownership. The single most important factor is to ensure that you use the services of a fully licensed Real Estate Brokerage. Coldwell Banker West Realty is fully licensed by the State of Florida and has stability, security and resources to ensure the utmost professionalism. We will oversee the complete transaction from the time that you arrive in Florida to when your home is ready for occupation.

Services We Provide

Specializing in the Sale of Residential & Vacation Homes
Our Exclusive Coldwell Banker Home Buyers Guarantee
Helping you to find the most suitable property.
Negotiating on your behalf
Monitoring construction and taking photographs (New Construction)
Liaising with the mortgage broker and ensuring the final paperwork is in order.
Arranging property inspections/repairs
Carrying out the pre-occupation inspection and coordinating the delivery of furnishings.
Coldwell Banker Concierge. Our exclusive After Sales Care.

Our fees are paid for by the seller regardless as to whether you purchase a new home or a re-sale property and as to whether the property you pay for is Listed by us or another company.

Why are these services FREE?
Realtors in the US work together and share information about properties for sale. The Seller pays Real Estate Agents. Whether you are buying a NEW or RE-SALE property the seller will pay a commission to the Real Estate Agent for bringing the buyer. Therefore, you will not have to pay for these services when you are buying a home. You will have representation as well as someone helping you with the negotiations, financing, inspections, writing up the contract etc. Our agents will offer impartial advice and a high level of service at no cost to you whenever you purchase a property. When you are buying directly from the seller (whether it be the developer or home owner/seller or agent representing the seller) remember that they are not representing you in the sale but that they are often representing the Seller. Always try to work with an agent who will be representing your best interests and someone who offers unbiased advice.

I am concerned that when I visit Florida I may not view the best properties that are suitable for my personal requirements. How can I be sure that any decision I take is in my best interest?
This is a concern shared by many prospective purchasers. The best possible assurance you can have is that, with Coldwell Banker West Realty, you have selected a totally independent company that offers you impartial and unbiased advice on every aspect of property purchase and management. It is essential that a company is highly knowledgeable and expert in all aspects of purchasing a property and has excellent relationships with all local area builders. We work with all the major developers in the area not just one. All of our agents are also Members of the National Association of Realtors and have access to all homes for sale on the MLS. The Coldwell Banker Brand is one of the oldest and most experienced brands Real Estate and has been around for over 100 years.

What is the MLS (Multiple Listing Service) and how does in benefit me?

Real Estate agents who are members of the National Association of Realtors in the US work together. They share information about properties for sale on a very comprehensive web based network called the Multiple Listing Service. If you are searching for a re-sale property all properties for sale in the area are listed on the MLS.
Your Realtor can save you time and money by either emailing information on any homes for sale or they can sit down with you and search the MLS by your specific needs. If you are driving around a particular area and see a for sale sign you can give your Realtor the property address and they can pull up all the information on the web based system. There is no need for you to call each for sale sign in order to get the relevant information such as size or price.

What is the National Association of Realtors?
This is a large organization, which operates throughout the whole of the US. Often, members are better trained to service Buyers and Sellers. And only REALTORS®?, who are members of the National Association of REALTORS?, follow a time-tested Code of Ethics, where other real estate licensees may not.

How much deposit do I require to reserve property?
In most instances, a "good faith deposit" of just $5,000 will be sufficient to reserve a property and fix the price.

What is an "Intent" to purchase?
We are often given advance notice on sites due for release and the developer will allow purchasers to reserve via an ?intent to purchase? reservation. This may involve placing a small refundable deposit (or in some cases a no deposit but supplying credit card details as a sign of good faith). Once you have registered an ?intent to purchase? you are effectively locked into a position on the purchase list so that when the development goes on official release, you have already secured yourself a plot on the development (often at a pre-agreed price). The sooner you lock into a position on the list, the more choice you will have for selecting your plot. ?Intent to purchase? is an effective way of purchasing a property if you do not intend to travel to the States to view the property but are still keen to purchase before the prices rise. It is also very popular with interested purchasers who are traveling to the States within a matter of weeks and want to lock the price before they arrive.

Is it easy to obtain a mortgage in Florida?
Subject to status, obtaining a mortgage in Florida is relatively straightforward. Loans of up to 90% are available for residents and are secured against the Florida property. The majority of resident loans are made at 80% of the purchase price to avoid private mortgage insurance. The majority of non-resident loans at 70% as these offers he best terms, especially for our overseas buyers. There are several mortgage programs currently available where you can choose a fixed or variable rate mortgage. Repayment terms range from 5 to 30 years with no age restrictions. Our professional mortgage advisors will be happy to provide you with further information should you inquire.

Are there other costs I should be aware of, in addition to the purchase price?
If you intend to let your property when you are not using it, you will need to comply with local legislation. This includes obtaining a hotel/lodging license. Safety features such as commercial grade fire extinguishers, smoke detectors and emergency lighting need to be outfitted as well.

For all purchasers using a mortgage, there are closing costs to be paid. These are costs incurred when completing the purchase of a home. At the beginning of the loan process there is a fee for the credit report and appraisal, usually they are approximately $500. As the loan advances there are other expenses to be paid, such as the mortgage set-up fee, legal costs associated with the purchase and registration of the property, title insurance, and pre-paid items, such as 12 months household insurance. There is also a homeowner?s association fee that varies by community. As a guide, purchasers should allow around 3% of the total purchase price to cover all closing costs.

I understand that there are certain rental restrictions in Florida-is this true?
Yes, due to the fact that Florida attracts so many families from the northern states, Canada and overseas, and they spend only part of the year within its borders, there are a many restrictions as to where and when short-term rentals are permitted.

For instance, the four counties that make up the majority of greater Orlando each have different rules relating to the letting of homes on a short-term basis. On the Gulf and Atlantic coast the restrictions are extremely complicated and specific. It is therefore essential to obtain correct professional advice and guidance as to the suitability of a particular community.

If I am purchasing a second home or "holiday" home that I intend to rent out, to what standards should I furnish the home?
Some builders deliver a complete package including all the furnishings, kitchenware and linens. Some clients upgrade the standard furniture packages; although they are comprehensive they can be a little basic. For the builders that do not handle furniture, we will be pleased to recommend a design company specializing in furnishing vacation homes. They will show you several examples of furniture packages that provide excellent value for money as well as more tailor made packages for private homes.

Who takes care of my home while I'm not there?
Appointing a professional management company to manage and maintain your home in your absence is vital. If you intend to rent out your property, it is also important to use the services of a company that will provide you with high levels of occupancy throughout the year, ensuring that you obtain the best possible returns. West Realty will be able to put you in touch with a number of reputable companies depending on your needs. The professional companies they recommend range from small companies offering a more personal approach to very large corporations who will be able to market your home globally.

Am I covered by insurance in the event of damage to my property?
Our agents will be happy to put you in touch with companies who specialize in home insurance policies. We help our clients obtain the most comprehensive policies from several of the nation?s leading underwriters. If you are renting your home, the management company should also make provision to obtain a security deposit from each group of guests on their arrival to cover all accidental breakages.

What are the tax implications of owning a property in Florida?
This is dependent on both individual circumstances and whether you intend to rent out the property. We will be pleased to discuss the implications with you prior to you visiting Florida, and can provide advice on the best methods of making your investment tax efficient. Our agents will also be able to put you in touch with accountants who specialize in dealing with Florida Tax implications for out of state or overseas buyers. After a property purchase in Florida, state tax of approximately 1.5% of the properties value is due. This is commonly paid on a monthly basis along with the mortgage payments. Sales tax of 12% must be paid on all rental income. Income tax is also charged on any profits earned. We will be happy to put you in touch with a good accountant. Typically a good accountant will ensure that expenses such as mortgage interest, flights, inspection visits, etc counteract profits from rentals.

How do I book an inspection visit with your company and how much notice do I need to give you?
Simply call one of our offices with your preferred dates for travel. Depending on the time of year, we can normally make the necessary arrangements with just a few days notice. However, at certain times, particularly Christmas, Easter and all school holidays, we may require longer to ensure accommodations are available.

I have booked a fly-drive holiday to Florida but still need accommodations can you help me?
Yes, we will be happy to make arrangements and meet you at your convenience to view suitable properties. Simply telephone on of our offices, give us your travel dates and type of accommodation you would prefer, and we will make all the necessary arrangements for you.

Are hurricanes a major problem in Orlando?
The central Florida/Orlando area is where most everyone goes during a hurricane, as it is so far from either coast. Buyers should be aware that most hurricanes will follow the coastline and hardly ever affect central Florida. Properties built today by a recognized American builder come with a 10 year guarantee and most homes are built to withstand hurricane damage with roofs designed to cope with winds up to 110 mph. Builders are also insure to cover damage during the construction period with developers offering full refunds of any monies paid by the purchaser. Once completed, British buyers can also benefit from a number of different insurance policies, which cover for hurricane damage, with some companies even rebuilding your property exactly as it was before the damage.

How many weeks do I need to rent my home to cover all of the running costs?
This is dependent on the type of property chosen, the location and the amount and term of the mortgage. As general guide, if you secure up to a 70% mortgage you will need to rent out your home for about 30 to 35 weeks per annum to break even on an average sized four-bedroom villa. If a fairly large home is selected it usually takes another two or three weeks to cover the difference in out goings.