Live Inside the Gates of Eastpointe Country Club in Palm Beach Gardens

No, golf membership is optional at Eastpointe Country Club. All homeowners are required to maintain at least a social membership (which provides access to dining, fitness, pool and most amenities), but full golf membership is a separate elective tier.

This flexibility makes Eastpointe more accessible than many private clubs in the area and is one of the reasons it draws a mix of full-time residents and seasonal owners.

The Florida buying process typically runs 30 to 45 days from accepted offer to closing. After your offer is accepted, you'll place an escrow deposit (earnest money held by a neutral third party, usually 1 to 10% of the purchase price), complete inspections, finalize financing, perform a title search, and then close at a title company.

Florida uses the FAR/BAR "As Is" contract, which is buyer-friendly: it gives the buyer a defined inspection period to investigate the property and walk away if they're not satisfied, with their deposit returned.

Selling in 33418 typically starts with a comparative market analysis (CMA), pre-listing prep, professional photography and 3D tours, MLS listing, marketing, showings, offer negotiation, contract execution, and a 30 to 45 day closing.

The market here remains seller-leaning, but pricing and presentation matter more than they did during the 2021 to 2022 surge. I'll walk you through staging, pricing strategy, and the cost-vs-return on any pre-listing improvements before we hit the market.

HOA fees at Eastpointe vary by sub-community (Briarwood condos, villas, and single-family homes each have different structures) and are paid in addition to club membership dues and a one-time initiation fee for new homeowners.

Fees typically cover gated security, lawn care for common areas, road maintenance, cable/internet packages and access to the broader community amenities. I'll provide a full breakdown for any specific home you're considering before you write an offer.

Palm Beach County's effective property tax rate is approximately 1.0 to 1.3% of assessed value. Florida has no state income tax, which is a major draw for buyers relocating from high-tax states.

If the home will be your primary residence, you'll want to file for the Florida Homestead Exemption, which can reduce assessed value by up to $50,000 and cap annual assessment increases at 3% under the "Save Our Homes" provision.

Sellers traditionally benefit from listing between January and April, when seasonal "snowbird" buyers are in town and demand peaks. Inventory and pricing are generally at their strongest during this stretch.

Buyers, conversely, often find more flexibility in late summer and early fall when seasonal residents have left and motivated sellers may be more open to negotiation. Both windows have advantages. It really depends on your situation.

Following the 2024 NAR settlement, real estate commissions are fully negotiable and structured on a per-transaction basis. Sellers in Florida should also budget for documentary stamp tax on the deed (currently $0.70 per $100 of sale price in Palm Beach County), title insurance (often paid by the seller in Palm Beach County), and prorated taxes and HOA dues.

I'll provide a detailed seller net sheet before you list, so you'll know exactly what to expect at the closing table.

Yes, relocation buyers make up a meaningful share of my business. I regularly coordinate video walk-throughs (real-time, not pre-recorded), neighborhood drive-arounds, FaceTime tours of homes, and remote due diligence so you can shortlist with confidence before flying down.

Florida also allows remote online notarization (RON), which means you can close a real estate transaction without setting foot in the state. Many of my recent buyers have closed remotely from California, New York and New Jersey.

First-time buyers have several strong options: conventional loans (as low as 3 to 5% down), FHA loans (3.5% down with more flexible credit requirements), VA loans (0% down for eligible veterans), and Florida Housing Finance Corporation programs offering down-payment assistance.

Note that most homes inside Eastpointe and other private golf communities are owned outright by individuals (not co-ops), so standard conventional and jumbo financing applies. I work with several preferred local lenders and can introduce you to options that fit your situation.

Eastpointe is approximately 12 minutes by car from Juno Beach and roughly 15 minutes from MacArthur Beach State Park and the public beaches at Palm Beach Shores, making it one of the most beach-accessible inland country clubs in the area.

Eastpointe sits west of I-95 at an elevation well above the coastal flood zone, and most of the community is in FEMA Flood Zone X (low risk). That said, every Florida property requires careful due diligence on flood zone designation, wind mitigation features, and insurance.

I provide every buyer a current FEMA flood map review, wind mitigation history, and a roof age report as part of standard due diligence, so there are no surprises after closing.

Eastpointe restricts short-term rentals and has minimum lease terms governed by HOA documents. Specifics vary by sub-community within Eastpointe (single-family, villas, Briarwood condos), so this is something we'll always review carefully if rental income is part of your strategy.

If short-term rental income is a priority, I can steer you toward Palm Beach Gardens communities with more permissive rental policies.

"Comps" (short for comparable sales) are recently sold homes similar to the one being bought or sold, used to gauge fair market value. Lenders rely on them for appraisals; buyers and sellers use them to anchor offers and listings.

In a community like Eastpointe, where home styles vary widely, choosing the right comps (right model, right view, right age, right condition) is what separates a strong listing strategy from a guess. This is the work I do for every client before pricing decisions are made.

The simplest start is a 20-minute call, no obligation. We'll talk through what you're trying to accomplish, your timeline, your budget or target net proceeds, and what makes a home (or a buyer) the right fit for you.

From there, I'll build a custom plan: a curated property search for buyers, or a full pre-listing strategy and marketing plan for sellers. Call 561-339-6969 or use the form below to schedule.