The Keys buyer process — from first look to keys-in-hand.
- 01
Define what actually matters
Commute tolerance, waterfront vs. not, boat size, VR income needs, schools. The Keys force sharper trade-offs than most markets — we name them up front.
- 02
Get a real pre-approval — Keys-savvy lender
Mainland lenders underprice insurance and surprise you at closing. We'll point you to lenders who know Monroe County flood and wind rates cold.
- 03
Tour with context
Every showing includes the stuff you can't see: canal depth, bridge clearance, flood-zone, VR eligibility, and what's happening next door.
- 04
Write a smart offer
Keys inventory is thin. We negotiate with leverage where we have it — inspection windows, seller credits, rate-buydowns, survey contingencies.
- 05
Inspections that matter in the Keys
Roof, seawall, dock, electrical, plumbing, and the elevation-certificate pull. Not a generic checklist.
- 06
Insurance-bind early
In the Keys, 'insurable at a reasonable rate' can be a real closing issue. We coordinate binders during the diligence period, not at the eleventh hour.
- 07
Close like an adult
Monroe County title company, final walk-through, wire-fraud-aware process, and keys-in-hand.
Buyer FAQ
- How long does a Keys purchase typically take?
- Budget 35–45 days from executed contract to closing if there's a mortgage involved. Cash closings can move faster. Insurance binding is often the schedule-critical item.
- Should I use a mainland lender or a local Keys lender?
- Strongly prefer Keys-savvy lenders. They price flood and wind correctly the first time, understand Monroe County appraisal comps, and are responsive during storms.
- Do I really need flood and wind insurance?
- If you have a mortgage, almost certainly yes. Even cash buyers carry both — storm seasons are real and self-insuring a Keys property is usually a bad bet.
Talk to Gracie
Start with a call
Fifteen minutes on the phone saves weeks of wandering. Tell Gracie what you're thinking.