The Selleck Group | KW City Views Realty
Scott Selleck · Broker Sales Associate · Request an appointment at meet.sellecksellsnj.com
Buyer guide for a move across state lines. New post.
Serving Bergen and Hudson Counties · SRES®, e-PRO® · Licensed since 1993. Over 500 transactions closed.
Listen to this article (AI-narrated audio, 9:09)
What should you check before buying a home in another state?
Short answer: Before you shop for a home in a new state, learn how contracts, the closing process and transfer taxes work there, look up the property tax record and get an insurance quote before you offer, get preapproved with a lender licensed in that state, verify your agent's license, and confirm wiring instructions by phone before you send money.
Updated October 23, 2026. Source: N.J.A.C. 11:5-6.2(g), NJ Division of Taxation Graduated Percent Fee notice (July 2, 2025), Florida Department of Revenue documentary stamp tax page and CFPB mortgage closing scams guidance, checked October 23, 2026.
What should you do when you are preparing to move to another state and have to work through a real estate market you do not know? The answer is mostly a list of things to check before you fall for a house. I work with buyers coming into Bergen and Hudson County and with New Jersey owners buying in Florida, so I use those two states as examples. The same steps work for any state.
1. Learn how buying works in that state
Each state writes its own rules for contracts, the closing process and transfer taxes. Before you look at listings, learn the basic sequence.
- New Jersey attorney review. Under N.J.A.C. 11:5-6.2(g), a contract prepared by a real estate licensee for a home with one to four units must state in large print on its first page that it becomes final within three business days, and that during that period you may have an attorney review and cancel it. Plan to have a New Jersey real estate attorney lined up before you sign.
- Florida and other states. New Jersey's attorney review clause is a New Jersey rule. In any other state, ask before you sign how the contract is reviewed, who handles the closing, and whether you want your own real estate attorney in that state.
- Who pays the transfer tax. In New Jersey, the Division of Taxation states that the seller is statutorily responsible for the Realty Transfer Fee and the Graduated Percent Fee on sales over $1,000,000 of residential and certain other classes of property. Per the Division's July 2, 2025 notice, that fee runs from 1% to 3.5% of the total price, and it falls on the seller for deeds submitted for recording on or after July 10, 2025. In Florida, the Department of Revenue sets documentary stamp tax on deeds at 70 cents per $100 of the price in every county except Miami-Dade, which has its own rate, and all parties to the deed are liable for the tax regardless of which party agrees to pay it. Your contract sets who pays between buyer and seller; ask your attorney or closing agent how it applies to you.
I am a licensed real estate agent, not a tax advisor or attorney. Confirm residency dates and tax treatment with your CPA before acting on them.
2. Check property taxes and insurance before you offer
The listing price is only part of the monthly cost. Look up the current tax bill for the specific property before you make an offer, and note the tax year it covers. Treat any figure from a listing as approximate until you see the official record.
- In New Jersey, start with the NJ Division of Taxation property tax administration page and the county board of taxation, such as the Hudson County Board of Taxation.
- In Florida, each county property appraiser keeps the assessment record. The Florida Department of Revenue lists the property appraiser and tax collector for each county.
- Check the flood zone for the address on the FEMA Flood Map Service Center.
Insurance costs vary by property, elevation, roof age, construction type and carrier. Get a written quote from your carrier or a licensed Florida insurance agent. In any state, get the written quote before your inspection period ends.
3. Get preapproved with a lender licensed in the new state
Lenders are licensed state by state, so confirm your lender can lend where the home is before you rely on the preapproval. Ask the loan officer for an NMLS number and confirm the company is licensed for the state where the home is. In Florida, the Office of Financial Regulation license search shows mortgage licenses. The CFPB guide to preparing to shop for a mortgage walks through the paperwork to gather first.
4. Verify your agent's license in that state
Real estate licenses are issued state by state. Check the agent's license in the state where the home is yourself.
- Every New Jersey agent must hold a license from the NJ Real Estate Commission. Open the NJ Department of Banking and Insurance licensee search and enter the agent name or license number. Mine is NJ license #9236275.
- For Florida, use the Florida DBPR license search. Mine is FL Real Estate Sales Associate License #SL3588731, Keller Williams Boca Raton Realty.
5. Plan remote showings and at least one visit
Ask for a live video walkthrough rather than a recorded one, so you can ask the agent to open closets, run the water and point the camera at the ceilings, the windows and the mechanicals. Then plan at least one trip before you commit, or before your inspection period ends, to see the home and the inspection in person.
6. Protect your wire
Wire fraud targets buyers at the closing stage. The CFPB advises confirming wiring instructions, including the account name and number, with your trusted representatives in person or by using a phone number you agreed on in advance, and not using phone numbers or links in an email. If something seems wrong, the FBI takes reports at the Internet Crime Complaint Center.
7. Do your own school and commute research
Schools and commutes are yours to research from official sources. I describe the property and the process only, and I do not rate or compare schools or areas.
- New Jersey publishes School Performance Reports through the Department of Education.
- Florida publishes report cards at Know Your Schools through the Florida Department of Education.
- For transit in North Jersey, use the trip tools at NJ TRANSIT, at the hours you would actually travel.
Check it yourself
- Florida Department of Revenue, property tax home page: floridarevenue.com/property
- NJ Division of Taxation home page: nj.gov/treasury/taxation
- CFPB buying a house resources: consumerfinance.gov/owning-a-home
- Florida Real Estate Commission, DBPR: myfloridalicense.com
- The license searches, county tax pages and flood map linked above.
Frequently Asked Questions
Does New Jersey's attorney review apply if I buy in Florida or another state? No. New Jersey's attorney review clause is a New Jersey rule. In any other state, ask before you sign how the contract is reviewed, who handles the closing, and whether you want your own real estate attorney in that state.
Who pays the transfer tax when I buy? It depends on the state and the contract. In New Jersey, the Division of Taxation states that the seller is statutorily responsible for the Realty Transfer Fee and the Graduated Percent Fee on sales over $1,000,000 of residential and certain other classes of property. In Florida, all parties to the deed are liable for documentary stamp tax regardless of which party agrees to pay it. Ask your attorney or closing agent how it applies to you.
When should I get a property tax figure and an insurance quote? Before you make an offer, look up the current tax bill for the specific property in the official record and note the tax year it covers. Get a written insurance quote before your inspection period ends.
Can my current lender preapprove me for a home in another state? Only if the lender is licensed in the state where the home is. Ask the loan officer for an NMLS number and confirm the company is licensed there.
How do I verify an agent's license in another state? Use that state's official license search. In New Jersey, use the NJ Department of Banking and Insurance licensee search; in Florida, use the Florida DBPR license search.
Can I buy a home in another state without seeing it in person? Ask for a live video walkthrough rather than a recorded one, then plan at least one trip before you commit, or before your inspection period ends, to see the home and the inspection in person.
How do I protect my closing funds from wire fraud? Confirm wiring instructions, including the account name and number, with your trusted representatives in person or by using a phone number you agreed on in advance, and do not use phone numbers or links in an email.
Meet with Me
Questions about a move across state lines? I am glad to go through your plan with you, with no obligation attached. Request an appointment.
For more on each town, see the Community Guides and the full library at SelleckSellsNJ.com.
Have a quick question first? Ask my AI assistant on Delphi. It is an AI trained on my material, not a person.
About the author. Scott Selleck, Broker Sales Associate, The Selleck Group, KW City Views Realty. Licensed since 1993. Over 500 transactions closed.
Scott Selleck
Broker Sales Associate | The Selleck Group | KW City Views Realty
Seniors Real Estate Specialist® (SRES®) | e-PRO® | Licensed since 1993. Over 500 transactions closed.
NJ Real Estate Broker Sales Associate License #9236275.
2200 Fletcher Avenue, Suite 502, Fort Lee, NJ 07024
Cell: (201) 970-3960 | Office: (201) 592-8900
Email: [email protected]
Website: SelleckSellsNJ.com
Request an appointment: meet.sellecksellsnj.com
AI assistant: delphi.co/scottselleck
My story: coverstory.sellecksellsnj.com | Verified career record: record.sellecksellsnj.com
Florida
Keller Williams Boca Raton Realty
7280 W Palmetto Park Rd, #110, Boca Raton, FL 33433
Office: (561) 997-0500
FL Real Estate Sales Associate License #SL3588731
I am a licensed real estate agent, not a tax advisor or attorney. Confirm residency dates and tax treatment with your CPA before acting on them.
NJ Real Estate Broker Sales Associate License #9236275. Licensure does not imply endorsement. FL Real Estate Sales Associate License #SL3588731, Keller Williams Boca Raton Realty. Keller Williams City Views Realty and Keller Williams Boca Raton Realty. Each office is independently owned and operated. Broker compensation in New Jersey is fully negotiable and is not set by law or by any board or association of REALTORS®. This article is general information only and is not legal, tax, or financial advice. Confirm your own costs with your real estate attorney, tax advisor, or lender. Equal Housing Opportunity.
Sources
- N.J.A.C. 11:5-6.2(g), attorney review clause, read October 23, 2026: https://www.law.cornell.edu/regulations/new-jersey/N-J-A-C-11-5-6-2
- NJ Division of Taxation, Property Sale Realty Transfer Fee page, read October 23, 2026: https://www.nj.gov/treasury/taxation/realty.shtml
- NJ Division of Taxation, memorandum on Graduated Percent Fee amendments, P.L. 2025, c. 69, dated July 2, 2025: https://www.nj.gov/treasury/taxation/pdf/lpt/GraduatedPercentFeeNotice.pdf
- Florida Department of Revenue, Documentary Stamp Tax page, section 201.02(1)(a), F.S., read October 23, 2026: https://floridarevenue.com/taxes/taxesfees/Pages/doc_stamp.aspx
- CFPB, Mortgage closing scams: how to protect yourself and your closing funds, read October 23, 2026: https://www.consumerfinance.gov/about-us/blog/mortgage-closing-scams-how-protect-yourself-and-your-closing-funds/
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