Orlando property guidance for Canadians

Florida real estate for Canadian buyers and sellers

Local Orlando expertise, clear Canadian-to-Florida explanations and a team that can keep the transaction moving while you remain at home.

Discuss a Florida property Search Florida homes

Team Donovan is an Orlando-based, Florida-licensed real estate brokerage serving Canadian clients—not a Canadian brokerage.

22+Years in Florida real estate

2,500+Completed transactions

50+Resort communities covered

56Canadian testimonials on file

Florida expertise, explained for Canada

Understand the U.S. process without being left to translate it yourself.

Florida property terminology can sound familiar while meaning something different. A purchase contract is not simply a Canadian Agreement of Purchase and Sale with different spelling. Escrow deposits, inspection periods, title companies, association documents, property taxes, insurance and closing practices all follow the Florida contract and local rules.

Team Donovan handles the Florida real estate work and explains each decision in plain language. When Canadian or U.S. tax, legal, estate-planning or currency advice is required, we coordinate with the appropriate independent professionals rather than pretending those questions belong to the real estate agent.

One local team, named responsibilities

You always know who is doing what—and who remains accountable.

A Canadian client should not be passed between anonymous departments. James, Dan, Briana and Adam have different working roles, but they share the same Orlando office, the same transaction and the same responsibility to keep you informed.

Seller strategy · negotiation · broker accountability

James Donovan

James is Team Donovan Inc.’s active qualifying Florida broker. For sellers, he leads the market appraisal, pricing and launch strategy, interprets feedback, compares written offers, negotiates the material terms and remains accountable through closing.

For Canadian owners, James also explains how the Florida process fits together and identifies when a title, tax, legal, estate-planning or currency question belongs with an independent specialist.

Meet James

Buyer representation · communities · viewings

Dan Palmer

Dan leads much of Team Donovan’s buyer work. He turns your goals into a practical Florida brief, explains communities and ownership costs, organises efficient viewing routes or live video, and helps you compare the property behind the photographs.

When you decide to offer, Dan explains the price, escrow deposit, inspection, finance, appraisal, association and closing terms that need your approval. He has worked in real estate since 2003 and supports international buyers from first search to keys.

Meet Dan

Listing coordination · local access · feedback

Briana Maali

Briana coordinates the practical work around a live listing: access, keys, photographs, viewing appointments, buyer-agent communication and feedback. For vacation homes, that can mean working around guests, cleaners and a management company.

Her role helps a Canadian seller avoid becoming the Florida access coordinator from another country while ensuring James has the information needed to advise on presentation, price and buyer response.

Meet Briana

Closing coordination · title liaison · deadlines

Adam Sorenson

Adam helps keep the contract-to-closing stage moving. He liaises with the title company, tracks documents and dates, follows up association, identity and signing items, and makes sure the client knows what is still required.

The title company performs its own settlement role and independent advisers handle advice outside the brokerage. Adam’s job is to keep those moving parts visible so the client is not left chasing the transaction alone.

Meet Adam

Selling from Canada James sets the strategy→Briana coordinates the listing→James negotiates→Adam supports closing

Buying from Canada Dan defines the brief→Dan conducts the search and viewings→Dan advises on the offer→The team supports inspection and closing

Selling from Canada

A local selling team when the owner is thousands of kilometres away.

You should not have to fly to Florida merely to keep a sale organised. We coordinate the property, marketing, buyer activity and closing process locally while keeping you informed in Canada.

Price for the real market

We compare relevant closed sales, current competition, property condition, furnishings, rental position and the specific resort—not simply a postal-code estimate.

Manage the property locally

We coordinate access, photography, management companies, guest bookings, showings and feedback so distance does not become a marketing disadvantage.

Show the likely net

Before you decide, we prepare an estimated seller net sheet covering expected Florida selling expenses and potential non-resident withholding considerations.

Explain every offer

Price is only one part. We explain deposits, contingencies, inspection terms, finance, appraisal, requested credits, dates and the practical effect on you.

Coordinate remote closing

The title company, association, lien work, identification, documents and signing requirements are tracked so you are not left chasing several Florida parties.

Report back consistently

You receive clear updates on activity and feedback, helping you make informed adjustments if the market—not merely an agent's opinion—shows one is needed.

The complete seller journey

From a confidential Canadian conversation to a Florida closing.

01
Private property review
Tell James the address, condition, furnishings, management position, future bookings, ownership name and your likely timing. You do not need to commit to selling.

James
02
Valuation and likely net
Review relevant closed sales, current competition, a recommended strategy, estimated Florida selling costs and possible non-resident withholding planning.

James
03
Preparation and launch
Agree sensible repairs or presentation, arrange access, photography, MLS marketing, property facts, furnishings and the handling of bookings or guests.

James + Briana
04
Viewings, feedback and adjustment
Coordinate buyer access locally, follow up the response and explain what the evidence means for price, presentation or timing.

Briana + James
05
Offer comparison and negotiation
Compare the full written terms—price, deposit, finance, inspection, appraisal, credits, furniture and dates—before James negotiates under your instruction.

James
06
Title work, remote signing and closing
Track association, title, lien, identity, document and deadline items, coordinate permitted remote signing and keep the estimated net visible through settlement.

Adam + James

Own a Florida property from Canada?

Tell us the address and your likely timing. James will review the market and explain the next step.

Request a valuation review

Aerial view of an Orlando-area resort community with vacation homes and amenities

Orlando is not one market.Community, county, rental rules and ownership costs can change the right answer.

Buying from Canada

Choose the right Florida property—not merely the best-looking listing.

Canadian buyers often begin with “Orlando,” but the vacation-home market stretches across different cities, counties and resort communities. Each can have its own rental position, association costs, amenities, management expectations and resale audience.

Define what the property must do.Family vacation home, short-term rental, second home, investment or future move.
Compare the full ownership cost.Association dues, CDD charges, property tax, insurance, utilities, management and likely improvements.
View locally or remotely.Live video, inspections and honest neighbourhood context when you cannot attend every viewing.
Make an informed Florida offer.Understand contract deadlines, deposits, contingencies, title and closing before committing.
Inspect and investigate.Coordinate the home inspection, repair decisions, association documents, insurance questions, title work and any lender requirements.
Close and begin ownership.Complete the agreed documents and funds route, then connect with independent management, legal, tax, insurance or currency help when required.

Explore current Orlando-area properties

Dan leads the buyer journey.

Send the budget, intended use, travel dates and communities already on your list. Dan can narrow the search before a Florida trip or begin with live video from Canada.

Call Dan: +1 407-925-2432 WhatsApp Dan

Vacation homes, resort property and short-term rentals

The property and the operating situation need one plan.

A furnished Orlando-area vacation home can involve guests, future bookings, a management agreement, rental permissions, association rules, licences, furniture, operating records and a buyer who intends to use the home differently. Team Donovan separates what belongs to the real estate from what belongs to the rental operation.

Future bookings

Record dates, source, deposits, cancellation terms and whether reservations can or should transfer before making promises to a buyer.

Management agreements

Review the actual agreement before assuming cancellation, continuation, access, accounts, linens or a buyer handover.

Rental permissions

Confirm the parcel, jurisdiction, community and current rules. An Orlando-area postal description is not proof of short-term-rental eligibility.

Furniture and inventory

Define what stays, what is excluded, what is leased and how a furnished or turnkey sale will be documented in the contract.

Operating evidence

Present accurate historical bookings, revenue and expense information with its source and period—without promising future occupancy or return.

Guest access and presentation

Plan photography, inspections and viewings around guests, cleaners and maintenance while still giving the property a serious route to market.

Where the team works

Orlando is the search umbrella. The community is the real market.

Value and ownership experience can change by city, county, resort, section, property type, view, membership, fees, rental rules and current competition.

Open Team Donovan Community Reports

Reunion ResortEncore at ReunionChampionsGateStorey LakeWindsor HillsWindsor IslandWindsor at WestsideWindsor CaySolara ResortSolterra ResortMargaritaville Resort OrlandoEmerald IslandBella VidaVeranda PalmsBahama BayHighlands ReserveRegal PalmsProvidenceWatersongBlue Heron Beach Resort

Canadian terminology, Florida meaning

Familiar words can hide important differences.

In Canada you may hearIn Florida you will hearWhat matters

Real estate agent or brokerageSales associate or brokerJames holds the higher-level Florida broker licence and is Team Donovan Inc.'s qualifying broker.

Agreement of Purchase and SalePurchase contractThe signed Florida form controls deposits, deadlines, contingencies, credits and closing.

Conditional offerContract contingenciesInspection, financing, appraisal and other rights depend on the exact wording and dates.

Deposit held in trustEscrow or earnest moneyThe contract names the escrow agent and determines deadlines and any right to a return.

Lawyer and land-title registrationTitle company, closing agent and recordingThe title company may coordinate settlement but is not automatically your personal lawyer.

Condo fees and property taxCondo/HOA, CDD and county taxResort ownership may involve several charges, transfer fees or special assessments.

MLS listingStellar MLS listingThe local Multiple Listing Service distributes broker-entered facts, photographs and status to agents and consumer sites.

Home inspection conditionInspection period and negotiated rightsThe signed contract determines the inspection window, remedies and deadlines; there is no single automatic Canadian equivalent.

Comparative market analysisCMA or licensed appraisalA broker’s comparative market analysis is distinct from a formal appraisal completed by a licensed appraiser, often for a lender.

Closing and possessionFlorida closingDocuments, funds, deed recording, possession and access follow the contract and settlement process rather than a provincial default.

Principal-residence assumptionsNon-resident vacation-home treatmentDo not assume a Florida vacation home receives the exemptions, tax treatment or reporting position of a Canadian principal residence.

Canadian-dollar budgetU.S.-dollar contract and closingUse CAD for planning, but keep the Florida offer, settlement statement, funds and proceeds anchored to the underlying USD transaction.

USD transaction, CAD planning

Price is only one number. Build the complete ownership or sale picture.

For Canadian buyers

Plan the acquisition and the ongoing property.

Purchase price, escrow deposit and U.S.-dollar funds route
Inspection, appraisal, lender and closing requirements
Condo or HOA dues, CDD charges and special assessments
County property tax and the exemptions that may not apply
Insurance, utilities, pool, landscaping, repairs and reserves
Management, cleaning, licensing and platform costs when relevant
CAD/USD movement and provider charges between offer and closing

For Canadian sellers

Estimate what may come home—not only the sale price.

Brokerage and transaction-related selling expenses
Title, association, lien, repair, credit and pay-off items
Possible FIRPTA withholding and the difference from final tax
Remote identity, notarisation and document requirements
Future bookings, guest deposits and management obligations
Underlying U.S.-dollar net before any Canadian conversion
Dated, indicative CAD planning—not a guaranteed exchange result

Open the Team Donovan seller net-sheet calculator Browse the Sellers Education Library Browse the Buyers Education Library

Cross-border ownership

Owning personally does not remove the non-U.S.-resident considerations.

Many Canadian clients hold a Florida property in their personal names. That can make the ownership easy to recognise, but it does not make the Canadian and U.S. tax, estate or sale consequences the same as a domestic transaction.

For example, a sale by a foreign owner may involve FIRPTA withholding. The withholding is not necessarily the owner's final U.S. tax bill, and a timely withholding-certificate application may be relevant in some circumstances. The correct treatment depends on the owner, property, contract and current rules.

Canadian owners have already trusted Team Donovan

Real Florida results, described by clients back home.

56 Canadian testimonial records Team Donovan’s maintained record includes Canadian buyers and sellers across several provinces. The representative extracts below are drawn from that wider review archive.

“James and his Team are definitely a cut above. They are quick, efficient and extremely professional.”

Ryan S.Toronto, Ontario · December 2024

“James guided me throughout the process, and everything went smoothly through closing. I appreciate your support and professionalism.”

Manpreet S.Milton, Ontario · January 2026

“As we are living outside the US, James was available to meet with us virtually when requested, provided guidance, answered our questions without delay, and diligently followed up on details.”

Tony C.Logy Bay, Newfoundland and Labrador · October 2025

“James and his team have been very helpful throughout the entire process. It's a pleasant experience to work with James and his team.”

David W.Edmonton, Alberta · April 2024

“They were with us every step of the way to get us through the process of selling our home. Their knowledge of the local market is excellent.”

William H.Nova Scotia · March 2024

“Very professional, organized, and speedy. Providing not only real estate services but all relevant connections such as tax preparation to currency exchange.”

Bader S.Quebec

“We would highly recommend Team Donovan to assist the purchase of a Vacation home in the Orlando area.”

Kevin M.Saskatoon, Saskatchewan

“Communication was great and they explained the process to me and took care of all the details.”

Jeff G.Winnipeg, Manitoba · April 2025

Read the full Team Donovan client-review record

Canadian client questions

Straight answers before you make a decision.

Every property and ownership situation is different, but these are the questions Canadian buyers and sellers most often ask first.

Do I have to travel to Florida to sell?

Usually not. Access, marketing, showings and much of the closing process can be coordinated remotely. Signing and identity requirements depend on the title company and transaction.

Can a Canadian buy and own Florida property?

Canadian buyers commonly own Florida real estate. The appropriate ownership, financing, tax and estate-planning approach should be reviewed with qualified advisers for the buyer's circumstances.

Will my purchase price and closing be in Canadian dollars?

Florida contracts, title statements and closings are normally denominated in U.S. dollars. CAD conversions are useful for planning but exchange rates and provider charges can change the final Canadian-dollar cost or proceeds.

What is FIRPTA?

FIRPTA is a U.S. withholding framework that can apply when a foreign owner sells U.S. real property. Withholding and final tax are not necessarily the same. Obtain case-specific advice early, before closing.

Can Team Donovan give Canadian tax or legal advice?

No. Team Donovan provides Florida brokerage services and transaction coordination. We can work alongside qualified Canadian and U.S. tax, legal, estate and currency professionals.

Who handles me if I am selling?

James leads the seller relationship, valuation, strategy and negotiation. Briana coordinates listing access, appointments and feedback. Adam helps keep title-company, document and closing items moving. James remains accountable as the broker.

Who handles me if I am buying?

Dan leads much of the buyer work: brief, community comparison, search, viewings or live video, offer explanation and transaction decisions. James and the wider team remain available behind the transaction.

Can I buy without visiting Florida?

It may be possible using live video, inspections and remote documents, but the right choice depends on the property, the risk and your comfort. Dan will explain the practical options rather than pressure you to buy unseen.

What happens to Airbnb, Vrbo or direct bookings when I sell?

It depends on the booking source, management agreement, sale contract and buyer plan. Bookings, deposits, guest access and any proposed transfer need a clear written plan before marketing promises are made.

Does every Orlando resort property allow short-term rentals?

No. The parcel, jurisdiction, community documents, licence position and current rules must be checked. An Orlando, Kissimmee or Davenport address alone does not prove a particular rental use is permitted.

Can Team Donovan prepare an estimated seller net?

Yes. The estimate can show the underlying U.S.-dollar transaction, likely selling costs and possible withholding planning, with an indicative CAD view. It is not a final settlement statement, tax return or guaranteed exchange result.

Start with a Florida property conversation

Tell the right team member what you own—or what you hope to buy.

There is no need to understand the whole U.S. process before contacting us. Canadian sellers can begin with James; buyers can begin with Dan. Share the property, community or goal and the team will explain the useful next step.

Selling · Call James+1 407-705-2128 Selling · WhatsApp JamesValuation, strategy and seller advice Buying · Call Dan+1 407-925-2432 Buying · WhatsApp DanSearch, communities, viewings and offers Emailjames@tdflorida.com

How can we help?

Mention whether you are buying or selling and include the property address or preferred community when known.

Important: Team Donovan Inc. is an Orlando-based Florida real estate brokerage. It is not a Canadian brokerage and does not provide Canadian or U.S. legal, tax, accounting, estate-planning or currency advice. Information on this page is general and may change. Obtain advice appropriate to your circumstances before making ownership, tax or legal decisions.

Seller: James Buyer: Dan