USA Tax ID, you will need a U.S. ITIN if you are buying a home in the US because for tax filing, it’s a tax reporting requirement even if you are not renting your home for profit. Individuals who are not eligible to receive a SSN may need to apply for an ITIN. This includes individuals: who need to file a U.S. tax return but live outside the U.S. No worries we will help you with that.

Canada and the U.S. have a tax treaty to prevent double taxation for Canadian residents earning U.S. income and U.S. citizens working and living in Canada.

Beer: In the US you can buy cold beer in most Grocery stores and self service mini mart gas stations up until 11:45 PM but only specialty stores like Whole Food Markets and larger liquor with carry Molson, Labatts Blue and Moosehead.

Property Taxes in Florida are paid in the rears meaning the taxes that are paid for owning a property in your County and the State of Florida goes to paying for municipals, roads, police, fire departments, schools etc..are paid at the end of the Calendar year not the beginning. If it’s 2024 you, won’t get your property tax bill until November 2024

Tax statements are normally mailed out on or before November 1st of each year. The gross amount is due by March 31st of the following year. The following discounts are applied for early payment:

• 4% discount if paid in November
• 3% discount if paid in December
• 2% discount if paid in January
• 1% discount if paid in February
• Gross amount paid in March, no discount applied

Taxes become delinquent on April 1st of each year.

Property tax prices are based on estimated value of the home times ( x ) millage rate set by the State, Counties and City. Osceola County is around .013 or 1.3%, if you have a $500,000 home your estimated taxes will be around $6,500.00 annually, if you pay it early in November it will be reduced to $6,240.00.

Closing Costs: ( the cost to purchase or sell ) are the same as they are in Canada, it’s title searches, legal and bank fees. For buyers if you are financing a property you may have to pay between 5-8% of the purchase price for closing costs all depending on your lender. If you are purchasing with cash it would be between 1.8% – 2.5% depending on the pre-payments such as HOA dues paid in advance & utility transfer fees to your name. 

The closing Day goes to the buyer meaning even if you haven’t signed all of the paperwork yet the Day all signatures were sent out with the agreed Date to close will be presumed the Day you took ownership unless we have a delay of signing or funds were not transferred on that Day.

Utilities: We will make sure you have all of the utility companies info you will need to have them scheduled to be turned on on the Day of closing.

Property Insurance: Once you are under contract and the inspections met your approval and we are moving forward we will send you who we think the best insurance companies to contact for the type of home you are purchasing so it will be in place on the Day of closing.

Home Inspections: We work with 2 very good inspectors, they will usually fit our clients in within 1 – 2 Days from the time both parties have signed the purchase agreement. The typical time period for an inspection to be done is 10 Days, we encourage our buyers as well as our sellers to get it done sooner. Contracts are subject to inspections so if the inspector finds something wrong with the home you are not comfortable with it we can walk away with only the cost of the inspection which the cost ( based on 2024 ) usually is between $400-550 depending on the size of the home. In short we can set up the inspection for you if you wish.

Appraisals: If you are financing a property your lender will require an appraisal to be done at your expense ( unless you have a certain credit status with a lender ), appraisals usually cost between $400-550 ( based on 2024 prices ) depending on your lender, we’ve heard from some of our buyers it can be negotiated with certain lenders.

Mortgage Lenders: Very few Banks and Mortgage Companies in Canada will write a mortgage for a USA property, it changes all of the time so check around to see who does but know we do have quality lenders we’ve worked with for years that will finance Canadian buyers, you may get a better rate or closing fee if the bank you do business with in Canada has USA programs. We have no part of finance but I’m told by our finance people they have competitive rates but I do know it changes all of the time. I believe in 2024 you can finance 80% Loan to Value on Foreign National Mortgages, but again like gas prices it changes all of the time.

Property Management: If you plan on renting your new home to vacationers we can point you to a few property managers to interview, we recommend the property management company who is one of the experts in the community you buy in. There are over 200 property managers next to Disney, many are good, many are not so good and many should be locked up, we can help make the right choice. Check out our short term rental 101 page for more info.

2nd Home Owners not renting to vacationers, we have a home watch service for non-rental homes we’re proud of, it’s a practical service for a practical monthly price.

New Home Purchases: The good news is the State of Florida has state inspectors on the development more than most of the States in the union checking on the workmanship and making sure no corners are being cut. Most of the builders have been in business for years if not decades so they know the importance of doing the job right or be fined or loss of license to build. Where we as Realtors come in is knowing the right communities to buy in, the build will be good but it’s the defining HOA rules as well as the builders contracts is what a purchaser of a new home has to look out for. We know what new communities to stay away from

Theme Parks Annual Pass: Once you take ownership of a home you will be given proof of home ownership so you can get a Disney, Universal or Sea World annual passes with discounts.   You’ll need to provide proof of a Florida residential address that will be given to you on the Day of closing in order to purchase a Florida Resident park ticket or annual pass.

The nearest Tim Hortons is 705 Kilometers away in Atlanta Georgia, if you go by car it will take you 6 hours and 48 minutes.