Do I need a real estate attorney to close in Florida?

No. Florida does not require an attorney at closing, and most St. Johns County transactions close through a title company. Some buyers and sellers choose an attorney for complex situations such as estates, divorces, seller financing, or title problems, and attorney fees for a standard closing typically run $500 to $1,500. Your agent can refer you, but you are free to choose your own title company or attorney.

Is it worth using an agent for new construction in Nocatee or St. Johns?

Usually yes, and the builder typically pays the agent. Builder sales staff work for the builder. An independent agent can negotiate incentives, closing cost credits, lot premiums, and upgrade pricing, and can recommend an independent inspector for the pre-drywall and final walkthroughs. Register your agent on your first visit, because many builders will not pay a co-op commission if you first visited alone.

Real Estate Agents in Jacksonville & Northeast Florida, FL

Real Estate Agents in Northeast Florida

St. Johns County is one of the fastest-growing counties in Florida, and the housing market here does not behave like one market. Nocatee and the CR 210 corridor are mostly new construction with builder incentives and CDD fees on the tax bill. Historic St. Augustine has 100-year-old homes with flood zone and insurance questions. Ponte Vedra Beach and Vilano Beach carry coastal construction rules and wind mitigation that change what a house costs to insure. Julington Creek and Fruit Cove draw families comparing school zones. A good agent here knows CDD versus HOA, which neighborhoods have Chinese drywall or polybutylene plumbing eras, how to read a flood elevation certificate, and what a seller can expect in a market where days on market have stretched since 2022. Pick someone who works your part of the county every week, not someone who covers all of Northeast Florida from Jacksonville.

How to choose a real estate agent in Northeast Florida

Ask for recent closings in your neighborhood

An agent who closed six homes in Nocatee this year will price and negotiate differently than one who sold three in Hastings and two in Palencia. Ask for addresses and dates, not a total career number. Check them on the St. Johns County Property Appraiser site.

Understand how the agent gets paid

Since the 2024 national commission settlement, buyers sign a written agreement with their agent before touring homes, and seller-paid buyer compensation is negotiated deal by deal. Get the percentage or flat fee in writing before you start, and ask what happens if the seller offers less.

Check the Florida license

Look the agent up on the Florida DBPR license portal. You want an active sales associate or broker license with no discipline. Realtor is a trade association membership, not a license, so confirm both if the agent uses the term.

Ask about flood, wind, and insurance before you fall in love

Coastal and low-lying parts of the county can carry homeowners premiums that change what you can afford. A good local agent will ask for the seller's current insurance declarations, the wind mitigation report, and the flood zone early, not at the inspection deadline.

Match the agent to the transaction type

New construction in Nocatee or Shearwater, a historic St. Augustine home, a Crescent Beach condo, and a Hastings acreage parcel are four different skill sets. Ask what share of the agent's business looks like your deal.

Lisa Barton Team Ponte Vedra Beach - Keller Williams Realty Atlantic Partners

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Real Estate Agent questions, answered by local experts

How much does a real estate agent cost in St. Johns County?

Most listing agents in St. Johns County charge between 2.5 and 3 percent of the sale price, and buyer agents are typically paid 2 to 3 percent, either by the seller as a negotiated concession or by the buyer directly. On a $550,000 home that is roughly $13,750 to $16,500 per side. Flat-fee and discount brokerages exist and usually charge $3,000 to $8,000 for a reduced service listing. Everything is negotiable and must be in writing.

Do I have to sign a buyer agreement before an agent shows me homes?

Yes. Since August 2024, agents who belong to the National Association of Realtors must have a written buyer agreement in place before touring a home with you. The agreement states what the agent is paid and for how long it runs. You can negotiate the term, including a short trial period, and you can ask for a version that applies to a single property.

What is a CDD fee and why does my Nocatee tax bill have one?

A Community Development District is a special taxing district that financed roads, utilities, and amenities for a new community with bonds. The repayment shows up as a non-ad valorem assessment on your property tax bill, often $1,500 to $4,000 a year in Nocatee, Shearwater, RiverTown, and other newer communities. It is separate from any HOA dues. Ask your agent for the CDD amount and the bond payoff date on any home you consider.

How long does it take to sell a house in St. Augustine right now?

Correctly priced homes in St. Johns County have generally been going under contract in roughly 30 to 60 days, with higher-priced coastal and luxury properties taking longer. Inventory has been higher than the 2021 to 2022 lows, so buyers have more choice and more leverage on repairs and closing costs. Ask your agent for current days-on-market data for your specific zip code rather than a county average.

Real Estate Agents in Northeast Florida

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Real Estate Agents in Northeast Florida

How to choose a real estate agent in Northeast Florida

Real Estate Agent questions, answered by local experts