Buyer Guides
Navigating Your Property Purchase
Whether acquiring a primary home, secondary vacation property, or investment asset, here's what to know before you buy in Ontario or Florida — and why it pays to have an advisor who works both markets.
The information below is general in nature and not a substitute for legal, tax, or financial advice. Regional customs and requirements can change — our team will confirm the specifics that apply to your purchase.
Buying in Ontario
A quick look at how the Greater Toronto Area & Ontario market works for buyers.
- RECO consumer representation & agreement standards
- Deposit requirements, bank drafts & timeline management
- Provincial & Toronto Municipal Land Transfer Tax guidance
- Condo status certificate review & lawyer-led closing steps
Buying in Florida
Your quick guide to buying primary, secondary, or investment real estate in South & Southwest Florida.
- FAR/BAR contract terms, inspection periods & remedies
- Statutory HOA & condo association disclosures
- Regional title insurance customs (Southeast & Southwest FL)
- Property tax structure & Homestead exemption basics
Key Ontario Buyer Costs & Closing Requirements
Ontario buyers face a different cost structure than Florida buyers — most notably, a land transfer tax that doesn't exist south of the border.
Provincial Land Transfer Tax
Payable by the buyer on every Ontario purchase, calculated on a marginal, tiered scale based on the purchase price — similar in structure to income tax brackets.
Toronto's Double Land Transfer Tax
Buyers purchasing within Toronto city limits pay both the provincial LTT and a separate Municipal Land Transfer Tax (MLTT), meaningfully increasing closing costs versus buying just outside the city.
First-Time Buyer Rebates
Qualifying first-time buyers can receive up to $4,000 off the provincial LTT and, in Toronto, up to an additional $4,475 off the municipal MLTT — a combined $8,475 in eligible rebates.
Condo Status Certificate Review
For condo purchases, your lawyer reviews the status certificate — reserve fund health, pending litigation, and building rules — before your conditions are satisfied.
Key Florida HOA & Condo Disclosure Requirements
If you're purchasing a home in a Homeowners' Association or a condominium, Florida law provides specific statutory buyer safeguards — and HOAs and condos are actually governed by two different statutes with different timelines.
HOA Disclosure Summary
Under Florida Statute § 720.401, sellers of homes in a Homeowners' Association must provide a disclosure summary before contract execution, covering recurring fees, special assessments, and facility dues. If it's delivered late, buyers get a 3-day right to cancel.
Condo Disclosure Summary
Condominiums fall under a separate statute, § 718.503. Resale condo buyers get a 3-day rescission right after receiving disclosures; buyers of new construction from a developer get up to 15 days.
HOA / Condo Estoppel Certificate
Before closing, title agents order an official association estoppel letter to verify fee balances, pending violations, and any outstanding seller obligations.
Governing Docs Review
Buyers are entitled to review the complete bylaws, covenants, rules (rental limits, pet policies, vehicle restrictions), and the association's operating budget and reserves.
Florida Regional Title Insurance Customs
Title insurance premiums are state-regulated, but long-standing regional custom often determines whether the buyer or seller typically selects the closing agent and covers the Owner's Policy:
| County / Region | Typical Custom | What to Know |
|---|---|---|
| Palm Beach County | Seller Pays | Seller customarily selects the title agent and covers the Owner's Policy; buyer typically covers the Lender's Policy. |
| Broward County | Buyer Pays | Buyer customarily selects the title agent and covers both Owner's and Lender's policies. |
| Miami-Dade County | Buyer Pays | Buyer customarily selects the closing agent and covers title policies, with some municipal surtax nuances to be aware of. |
| Collier County (SWFL) | Buyer Pays | Buyer typically covers the Owner's Policy; contracts here often follow Naples Area Board of REALTORS® (NABOR) variations. |
| Lee County (SWFL) | Seller Pays | Seller customarily selects the closing agent and covers the Owner's Policy. |
| Charlotte County (SWFL) | Seller Pays | Seller typically covers the Owner's Policy and title search; buyer covers mortgage lender endorsements. |
These are customary regional practices, not legal requirements — who pays for what is always negotiable within the purchase contract itself.
The Buying Lifecycle
Strategy & Pre-Approval
We review your purchasing criteria, establish location priorities, and connect you with trusted cross-border or local lenders to secure solid mortgage pre-approvals.
Curated MLS Property Search
Gain access to automated listing alerts, off-market opportunities, and instant property updates powered by our N2-it! technology platform.
Private Showings & Valuation
We arrange private viewings, analyze historical sales data for target properties, and evaluate market values prior to crafting an offer.
Offer Strategy & Negotiation
We draft purchase agreements with protective contingency clauses (inspection, financing, status review) to secure the best possible terms.
Due Diligence & Inspections
We coordinate licensed home inspections, appraisal scheduling, title/status certificate reviews, and renegotiate repairs or credits if necessary.
Closing & Key Handover
We work directly with legal counsel or title agents to ensure funds transfer seamlessly, documents are recorded, and your transaction closes without friction.
Connect With Our Advisory Team
Have questions about Florida HOA/condo disclosures, Ontario land transfer tax, or current market opportunities? Send us a message below.
