Smart Home-Buying Tips for Today’s Real Estate Market

Nov 11

By Robert “Bob” Deasy • Realtor®, ABR, SRS, CAM • Magnolia Properties – New Smyrna Beach, FL

Buying a home today feels different than it did just a few years ago. With rising inventory, shifting prices, longer days on market, and more negotiation power returning to buyers, the landscape can feel both exciting and overwhelming. Whether you’re searching in New Smyrna Beach, Edgewater, Florida Shores, or anywhere in Volusia County, a strategic approach will help you find the right home at the right price.

Here are my top tips for buying a home in today’s market:

✅ 1. Get Pre-Approved Before You Start Looking

Inventory is climbing, which means more options — but sellers still want serious buyers. A strong pre-approval letter positions you as a prepared and credible buyer.
Tip: Choose a local lender who understands coastal Florida insurance, flood zones, and condo financing.

✅ 2. Don’t Be Afraid to Negotiate

The days of endless bidding wars are behind us. Homes in NSB and most of Volusia County are taking longer to sell, which gives buyers leverage. You may be able to negotiate:

Closing costs
Repairs
Seller concessions
Price adjustments
Longer due-diligence periods

I help buyers evaluate where we have negotiating room so you never leave money on the table.

✅ 3. Take Advantage of Increased Inventory

With more listings available than last year, you now have choices — something we didn’t have much of in 2022–2023.
Use this time to compare neighborhoods:

Beachside vs. mainland
Gated communities
Condo vs. single-family
HOA fees & amenities
Insurance differences (a big one in Florida!)

A broader selection means better long-term satisfaction.

✅ 4. Don't Skip Inspections — Especially in Coastal Florida

This market invites more due diligence. Inspections are essential here because salt air, older construction, and storm exposure can create hidden issues.
In Volusia, I recommend adding:

Wind mitigation report
4-point inspection
Sewer scope (for older homes)
Roof life expectancy evaluation

These can save you thousands and strengthen your negotiation position.

✅ 5. Be Cautious With Online Estimates

Zillow, Redfin, and other online tools cannot account for:

Renovations
View premiums
Building condition
Flood zones
Condo reserve studies
Short-term rental eligibility
Beach proximity

Rely on local market data and a Realtor who knows the street-by-street differences.

✅ 6. Watch Insurance & HOA Rules Carefully

Buying in Florida today means understanding:

Wind & flood insurance costs
Roof age requirements
Condo special assessments
Rental restrictions
Reserve funding (for condos)

These factors matter as much as the home itself — and can affect your financing.

✅ 7. Move Quickly When You Find “The One”

Even in a slower market, the best homes still move fast — especially well-priced beachside condos, short-term-rental-friendly units, and updated homes in 32169 & 32168. Good properties attract strong buyers. Be prepared to act decisively.

✅ 8. Work With a Realtor Who Knows the Local Market

Real estate in New Smyrna Beach and the surrounding coastal areas is highly specialized, from insurance to rental rules to condo approvals. Having the right local guide makes all the difference.

With years of experience selling homes and condos across NSB, Edgewater, Florida Shores, and Volusia County — combined with professional photography that elevates every listing — I help buyers make smarter, more confident decisions.