Buying · Palm Beach County
Buy with someone in your corner.
I’m Ella Falcone with Safebound Realty. First-time buyers, condos and townhomes, and buyer representation are specialties on my brokerage profile, and I help buyers with resale homes and new construction across Wellington and Palm Beach County.
Here’s how buying works with me, and what Florida asks of buyers.
Who I help
Four ways in. One standard.
Whatever you’re buying, you get the same attention. If you’d rather rent first, I help with that too on my renting page; for estates and equestrian property, see Luxury Residences.
First-time buyers
A specialty on my Safebound Realty profile. One step at a time, including the state programs to ask a lender about.
Condos & townhomes
Also a listed specialty. I help you read the milestone inspection and reserve study before you commit.
Resale homes
Townhomes, single-family homes, acreage. I help you look past the list price to condition, rules and monthly cost.
New construction
A builder’s sales team works for the builder. For representation of your own, bring me in before your first visit.
How buying works
From the first call to your keys.
Step 1: A first conversation
What you want, what you can comfortably spend once HOA dues, insurance and taxes are counted, and which communities fit.
Step 2: Your buyer agreement
Before we tour, we sign a written buyer agreement, as every MLS agent now must. I go through each line with you, including how I’m paid.
Step 3: Touring & shortlisting
I set up showings and, in condos and HOA communities, get the association documents early so nothing surprises you.
Step 4: Offer & negotiation
We decide on price and terms together, and I negotiate on your behalf with the seller’s agent.
Step 5: Inspections to keys
Inspections, insurance, the estoppel and the closing date: I keep every deadline in view until the keys are yours.
Buyer representation
Your buyer agreement, explained.
Buyer representation is one of my listed specialties, and it starts with a written agreement. The rules changed in August 2024, so here is the plain-language version.
- Since August 17, 2024, any agent who belongs to an MLS needs a written agreement with you before touring a home together.
- The agreement names the agent’s compensation as a specific amount or rate, never open-ended, and the agent can’t receive more than that from any source.
- Compensation is negotiable. Offers of compensation are no longer published on the MLS, though a seller may still agree to contribute.
- In Florida, an agent works with you as a transaction broker unless a different relationship is set up in writing.
I go through the Safebound Realty agreement with you line by line before you sign anything.
Condos, townhomes & HOAs
Read the association before the house.
Condos and townhomes are another of my listed specialties. Florida’s association rules shape your budget, so these are the documents we read together before you commit.
Milestone inspections
Condo and co-op buildings of three or more habitable stories need one by December 31 of the year they turn 30, then every 10 years. Owners get the summary within 45 days.
Source: s. 553.899, F.S.
Reserve studies
The same buildings need a structural integrity reserve study at least every 10 years. For budgets adopted on or after December 31, 2024, those reserves can’t be waived.
Source: s. 718.112, F.S.
Your 7-day review
On a condo resale you receive the governing documents, budget, milestone summary and reserve study, then have 7 days (excluding weekends and holidays) to cancel.
Source: s. 718.503, F.S.
The HOA disclosure summary
You should receive it before you sign. If you don’t, you may void the contract within 3 days of receiving it or before closing, whichever comes first.
Source: s. 720.401, F.S.
Where to look
Start with the neighborhood.
Each guide covers daily life, the housing mix and the official school-boundary lookup. Wellington is home; the other seven are communities I know well.
Programs & property tax
Help with the down payment, and after.
First-time buyer programs
As of September 27, 2026, Florida Housing lists five homebuyer programs, from FL Assist to Hometown Heroes; the terms are in the questions below. Palm Beach County’s Homebuyer Match pilot closed its 2026 window on April 20. Funding changes, so we confirm what’s open with your lender first. My first-time buyer guide puts the steps in order.
Homestead, and a vote in November
Live in the home as your permanent residence on January 1 and apply by March 1; portability can carry up to $500,000 of Save Our Homes benefit to your next Florida homestead.
Pending: a proposed amendment, CS/HJR 1F, goes to voters in November 2026. It would raise the non-school exemption from 2027, but new Florida residents after January 1, 2027 would wait five years for the larger amount. I’ll update this once the result is certified.
Buyer questions
What buyers ask me first.
Short answers, with sources. The full list, including living in Wellington, is on my FAQ page.
What is an HOA or condo estoppel certificate?
It’s the association’s official statement of what is owed on a home: dues, assessments and any balance. Florida law requires the association to deliver it within 10 business days of a request. It’s valid for 30 days if delivered by hand or electronically, or 35 days by mail. Fees are capped; the current DBPR-adjusted caps are $299, plus $119 for expedited delivery and $179 if the account is delinquent. If the certificate arrives late, no fee may be charged. It’s ordered during the contract period so the closing numbers are right.
Are there first-time homebuyer programs in Palm Beach County?
Yes, and they change often. As of September 27, 2026, Florida Housing lists the Florida Homebuyer Loan Program, FL Assist (up to $10,000 as a second mortgage), the FL HLP Second Mortgage ($12,500 at 3% over 30 years), HFA Preferred and Advantage PLUS forgivable seconds, and Florida Hometown Heroes. Hometown Heroes offers up to 5% of the first mortgage ($10,000 to $35,000) to eligible first-time buyers in listed fields, active military and veterans. Palm Beach County’s Homebuyer Match pilot closed its 2026 window on April 20. Ask your lender what is open today.
How does Florida’s homestead exemption work, and is it changing?
If the home is your permanent residence on January 1 and you hold title, you can apply to the Palm Beach County Property Appraiser by March 1. The exemption is $25,000 on the first $50,000 of assessed value plus an additional amount above $50,000 (up to $25,722 for 2025) that doesn’t apply to school taxes. Save Our Homes then caps yearly increases in assessed value at 3% or CPI, whichever is lower. A proposed amendment, CS/HJR 1F, goes to voters in November 2026: it would raise the non-school exemption from 2027, but new residents after January 1, 2027 would wait five years for it.
Let's start
Tell me what you’re looking for.
A few lines about the home, the area and your timing is plenty. First-time buyers welcome; no question is too basic.
What happens next
Step 1: You send a note
A few lines about your move is plenty. Buying, selling, renting or just curious.
Step 2: I reply personally
By text or email, from me, not a call center. No sales calls, no pressure.
Step 3: We make a plan
If it’s a fit, we set a time to talk through your goals, timing and next steps.
Rather text? Text (561) 693-7123