The UK & Ireland Buyers Guide to Orlando Vacation Villas

Considering buying a vacation home in Orlando?

We’ve successfully guided hundreds of buyers through purchasing vacation properties and establishing short-term rental programs, many from the UK and Ireland.

If you’re a UK or Irish buyer exploring the possibility of acquiring a holiday home in Orlando, Florida, we possess all the resources necessary to support your research and purchase journey. Our strongest recommendation is to contact us directly—whether by phone or email—so we can schedule a conversation. We can address numerous questions efficiently in a brief discussion, potentially saving you countless hours of independent research.

However, if you’d prefer to conduct preliminary research on your own first, we’re ready to help you get started!

Getting Started

Get Excited!

Looking at properties is very constructive and great fun!
Here are three great ways to help narrow your search:

You can look at Property By Price Point
Or check out homes By Resort
Or try out our vacation home Custom Search Program

Red Tape Stuff – What You will Need First

● Proof of Funds  ● Financing ● An ITIN Number ● A Way to Move Money & ● Representation

Timeline

When are you looking to close on a property?
This is extremely important to establish so we can plan either a personal showing or virtual or video tours.
What many buyers don’t realize is that there is a very distinctive buying and selling cycle for Orlando vacation homes and it might be a benefit to plan on purchasing when inventory is highest and prices are lowest.

Visiting

If possible you will want to come to Orlando when it’s quiet. Orlando is seasonal so picking at time to visit properties when they are vacant would be optimal. We can’t get inside a property if it is rented so if possible during off peak is best. Planning a visit and having the “essentials” in place before you come will really help should you find the ideal home. See the red tape items above.

The Offer and Buying Process

Getting a basic understanding of how these processes will work will really help you understand what to expect.

● The Offer Process ● The Buying Process

Home Inspection (Called a survey in the UK)

Probably the most important stage in the buying process to ensure the home is in great condition.
● Home Inspections

The Closing Process

You are almost there, and we’ll guide you through the final stages of becoming a vacation home owner in Florida.
● The Closing Process

Let’s Look at Some Vacation Homes!

This is no ordinary search tool. We spent months developing this for vacation home buyers!

Most Common Questions From UK and Irish Buyers

What is a Realtor?

A Realtor is a member of NAR (National Association of Realtors).
Realtors go through additional training and can take specialized courses in all areas of real estate.
Realtors also promise to work by a higher standard of ethics and are one of a very few real estate professionals that have access to the MLS.
A Realtor would be similar to a British real estate agent but with additional education.

What is The MLS?

Unlike many other countries, the USA employs a system where Realtors have access to all available properties in their region.
The MLS (Multiple Listing Service) is like a big property warehouse all Realtors have access to.
You don’t have to shop different offices in the USA, you just have to find a Realtor you like and they can get you access to any property via the MLS.
Access The MLS

Can I Finance a Vacation Home Purchase if I am From the UK?

Yes, foreign national financing is very common and is not particularly difficult to obtain if you are in good standing financially.
Most lenders now lend on what is called a “DSCR” or Debt Service Coverage Ratio program where a loan can be approved based on the potential revenue generated by a property. Down payments are higher than domestic mortgages so expect to have to contribute typically 25–30% or more of the purchase amount, depending on the lender.

How Much is The Down Payment?

Often the Earnest Money Deposit or “EMD” is around $10,000, though it varies by contract.
That is all you will require to get under contract. The rest will be required on the closing day.

Can I get a Better Deal if I Pay Cash?

That depends. Cash or financing, the seller ends up with the same amount. Cash tells a seller there is a much higher probability that a buyer will perform. It also generally suggests the process may be quicker as cash transactions generally close quicker than financed. If a seller wants to have a quick, more certain sale they may be willing to negotiate on the price a little more.

Is Property Tax Higher for Foreign Nationals?

Property tax for foreign nationals is exactly the same as property tax for US residents.
Property tax in Florida is based on property value as assessed by the county. You can look up a property tax amount yourself by visiting the county Tax Appraisers office and looking at tax records. Here is Osceola County & Polk County
What you might hear is that US residents can claim a homestead exemption on their primary residence which entitles them to a tax break, but since these properties are vacation homes and not used in most cases as a primary residence this would not be a factor.
Read in detail on this PAGE.

What is a HOA?

Almost every community has a Home Owners Association. The HOA is generally made up from property owners of the community and they take the responsibility to set the rules to ensure the community and its owners adhere to the standards set forth in the covenants (no one wants the house next door to be painted bright pink).
The HOA also sets the annual budget for costs for things like common landscaping areas, community pool, clubhouse, security and all costs involved with the running the community. That budget number is divided by the number of properties in the community and everyone pays an equal share.
If you don’t pay your share the HOA can foreclose on your property – so payment is mandatory.
Read in detail on this PAGE.

How Does Property Management Work?

The PMC is probably the most important part of ownership. You can use any PMC you like but we can recommend some that suit your particular needs and that fit the home and location you are buying in. We work in conjunction with your selected management company to make sure the transition is seamless.
Jerry did a great interview with a property manager that answers nearly all of the questions you might ask.
You can watch that HERE.

What is a Short Term Rental Zone (STR)?

To be able to rent a property out for a period of 6 months or less the location must be zoned by the county for STR. Only a portion of the 4 county area is zoned for STR. Individual communities must also approve STR in the HOA covenants, so it is important that you know the resort is zoned for STR for both the county and the HOA if you intend to put your property in the STR program. Some very popular locations like Celebration for example, are not.
Read in detail on this PAGE.

What is an ITIN Number?

It’s extremely important that you get an ITIN# as soon as possible. It takes time to process and is required to file annual revenue taxes.
Read in detail on this PAGE.

Do I need a License?

Yes. You will require a DBPR license as a public lodging establishment. These are easy to obtain and relatively inexpensive. In most cases the property manager you employ to oversee the property should be able to assist you with the related tax registrations and any other county or city requirements needed to operate your home as a short term rental.

How Does Representation Work?

Most residential real estate transactions are conducted using a “buyers agent” and a sellers or “listing agent”. Each has the best interest of their client during the buying process.
As a buyer you should be represented by a “buyers agent”, the “listing agent” – the agent who is selling the property has the sellers best interests so as the buyer you may not be represented in the negotiation and purchase phase if you do not utilize the services of a buyers agent.
Read in detail on this PAGE.

Do You Offer Virtual or Video Tours?

Yes, we offer both virtual and video tours.
With virtual tours, we offer Zoom and FaceTime. One of our vacation home specialists will walk you though the property and provide detailed commentary on the property – picking out everything good or bad that we see.
Video tours work similarly in that we walk the property and pick out details and then you can watch the playback at your leisure.
You can watch some great home and floor plan tours HERE.

Do I Need to Be In Florida to Close The Sale?

No, you do not have to be in Florida to close. In fact we would estimate that 95% of our UK buyers close remotely, with financing or with cash.
You can read more about remote closings HERE.

Can I be Gazumped?

No, not in Florida. Once a contract is signed, the seller can’t accept a different buyer’s offer without breaching or properly terminating the contract.
Here is a great video that explains some main differences between UK and Florida contracts.
Dates Matter in a Florida Real Estate Transaction

Do You Have A Question We Have Not Addressed?

No problem, there are many more you should be asking and we have the answers for you. Just send us the question and we will answer!
Ask a Question.

Understanding the Four Corners Short Term Rental Area.

A Place in the Sun Interview with Jerry Barker.

The TOP 10 Orlando Resorts by Jerry Barker.