Palm Beach County Real Estate: Questions I Get Asked Most

I'm David Cohn — a licensed Florida real estate agent and the owner of LuxLiving South Florida, based in Jupiter. I help buyers, sellers, and renters across Palm Beach County, with the deepest experience in Jupiter and Palm Beach Gardens.

Below are the questions I get asked most, answered plainly — including the ones where the honest answer is that you should hire someone else.

Working with me

Who is David Cohn, and what areas do you cover?

I'm a licensed Florida real estate agent and the owner of LuxLiving South Florida, affiliated with Real Broker, LLC. I've lived in Jupiter for more than a decade and raised two kids here. Jupiter and Palm Beach Gardens are where I'm most dialed in. Beyond that I work throughout Palm Beach County — West Palm Beach, Wellington, Boca Raton, and the western communities — with reach into Martin and Broward.

Do you work with buyers, sellers, and renters?

All three. Buyers and sellers across Palm Beach County, and an active rental practice that runs county-wide. The rental side matters more than most agents admit. A lot of people move here, rent for a year to figure out where they actually want to live, and buy after that. I'd rather be the person who helped with the first step.

Who are you a good fit for, and who should hire someone else?

Good fit: relocating buyers who need someone on the ground to tell them what's wrong with a property, sellers who want a defensible price rather than a flattering one, and renters who may become buyers. Hire someone else for ultra-prime barrier island property — Jupiter Island or the town of Palm Beach — for Wellington equestrian property, and for commercial or land development. I'd rather tell you that now than waste your afternoon.

What it costs

What does it cost to work with you as a buyer in Florida?

Since the industry rule changes took effect in 2024, buyer compensation has to be agreed in writing before I show you homes. What that looks like varies by transaction — in many cases the seller still offers compensation, in others it's negotiated differently. I'll walk you through exactly how it works in your situation before you sign anything.

How is commission determined when I sell?

It's negotiable, and always has been. I'll tell you what I charge, what it covers, what the marketing budget is, and what happens if the deal doesn't close — in writing, before you list. If an agent won't put fee structure in writing, that tells you something.

Do I pay anything upfront?

No. I don't charge upfront fees to buyers, sellers, or renters. Compensation is handled at closing, and terms are agreed in writing beforehand.

Buying

What's the first step if I want to buy in Jupiter or Palm Beach Gardens?

A conversation, not a home search. I want to know your timeline, your budget, whether you need to sell something first, and what you're actually optimizing for — schools, water access, a golf community, a short drive to work. Then, if you're financing, talk to a lender before we tour. Not to gatekeep, but because an offer without a pre-approval isn't competitive here.

How long does it take to buy a home in Palm Beach County?

From accepted contract to closing, typically 30 to 45 days with financing and faster with cash. That's the predictable part. The variable is HOA, POA, or club approval, which can add two to four weeks and sometimes more. I raise it early, because it's what most often surprises people who've bought elsewhere.

Can you help if I'm relocating and can't be here in person?

Yes, and it's a lot of what I do. I'll walk properties on video and tell you what's wrong with them, not just what's nice. I'll meet inspectors, appraisers, and movers when you can't fly in. What out-of-state buyers actually need is someone on the ground who'll be blunt. Pretty listing photos are the easy part.

What catches out-of-state buyers off guard here?

Four things, usually. HOA and club approval timelines and costs. Homeowners insurance, which underwrites very differently in Florida than in most states. The condominium milestone inspection and reserve-funding requirements that came in after Surfside. And seasonality — this market runs on a winter calendar. None of these are dealbreakers. They're just expensive to discover late.

Selling

How do you decide what my home should list for?

Comparable sales, and I'll show them to you. If my number is lower than you hoped, I'll tell you why and hold it. I'd rather lose a listing than take it at a price I can't defend and watch it sit for six months — that costs you more than the disagreement does.

How long will it take to sell my home in Palm Beach County?

It depends heavily on property type, price band, and community. Single-family and condos behave very differently here, and so does one neighborhood versus the next. Rather than quote you a county average that won't describe your house, I'll pull current days-on-market for your specific community and property type before we set a price.

Renting

Do you handle rentals?

Yes, across Palm Beach County, including Loxahatchee and the western communities. Plenty of agents treat rentals as beneath them. I don't. People who rent well often become people who buy well, and the relationship has to start somewhere.

How long does HOA or association approval take on a rental?

Usually two to four weeks, sometimes longer, and it's the single thing that surprises renters most. Most communities require an application, a fee, a background and credit check, and in some cases an interview. I bring it up at the start, based on the communities you're looking at, so your move date is realistic.

What do landlords and associations require from a rental applicant?

Generally a completed application, a credit and background check, proof of income, and references — plus a separate association application where one applies. Thresholds vary by property and by association, so I'll get you the actual requirements for the places you're considering rather than a general rule. Pet policies and lease-length restrictions vary too, and are worth confirming early.

The area

What's the difference between Jupiter and Palm Beach Gardens?

Jupiter is a beach town at heart — golf capital of the world, great beaches, a real mix of income levels, and less pretentious than people expect given the money here. Palm Beach Gardens is more polished: higher-end neighborhoods and restaurants, more club and golf communities. Both have excellent schools. I raised two kids in Jupiter, so I can tell you what the school reputations actually are, not just what the ratings sites say.

Still have a question? Call or text 561-299-1520 or email davidcohnrealty@gmail.com.
David Cohn · LuxLiving South Florida, a DBA of David Cohn Realty, LLC · brokered by Real Broker, LLC.
This page is general information, not legal, tax, or financial advice.