Republic of Ireland guidance

Orlando resort property, explained for Ireland

Orlando holiday homes for Irish buyers and sellers

Q: Do I need an Irish solicitor, a Notary Public, or both?

Follow the closing company's written instructions. An Irish solicitor is not automatically the Notary Public required for a Florida acknowledgment. Use a solicitor in that role only when also acting as a Notary Public or specifically approved by the closing agent.

Local Orlando expertise, clear communication across the Atlantic and practical coordination from first conversation through closing. No hard sell, and no need to become fluent in American property jargon before you get started.

I own a Florida property I want to buy in Orlando

Team Donovan is an Orlando-based, Florida-licensed real estate brokerage serving clients in Ireland. It is not an Irish estate agency or Irish-regulated property adviser.

22+Years in Florida real estate

2,500+Completed transactions

50+Resort communities covered

15Republic of Ireland testimonials

Florida expertise, explained for Ireland

You should not need to become fluent in American property jargon just to make a sound decision.

Familiar property words can conceal important differences. An Irish booking deposit is not the same thing as the escrow deposit controlled by a signed Florida purchase contract. “Sale agreed” does not map neatly onto “under contract,” and a Florida title company is not simply an Irish conveyancing solicitor with a different name.

The holiday home may be the enjoyable bit. The transaction should be clear, organised and decidedly uneventful. Team Donovan handles the Florida brokerage work, does the chasing on the ground and explains each decision in plain language. When Irish or U.S. tax, legal, estate-planning, immigration or currency advice is required, we coordinate with the appropriate independent professionals rather than pretending those questions belong to the estate agent or Realtor.

Based in Northern Ireland? Read our UK guidance.

One local team, named responsibilities

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

An Irish 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 Irish 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 an Irish 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 Ireland James sets the strategy→Briana coordinates the listing→James negotiates→Adam supports closing

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

Selling from Ireland

A local estate-agent service when the owner is thousands of kilometres away.

You should not have to fly to Florida merely to keep a sale organised. You stay at home in Ireland; we look after the Florida side and keep you in the picture. Straight answers, regular updates and no chasing for news.

Price for the real market

We compare relevant closed sales, current competition, property condition, furnishings, rental position and the specific resort—not a broad ZIP-code estimate or an optimistic asking price.

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 statement of likely sale proceeds, including 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 Irish 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 Ireland?

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 Ireland

Choose the right Florida holiday home—not merely the best-looking villa on the portal.

Irish 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 Ireland.

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

The Irish process and the Florida process

Some of the words sound familiar. The legal effect may be quite different.

The useful comparison is not “which country does it better?” It is knowing which Florida term carries the decision, deadline or risk in front of you.

In Ireland you may hear	In Florida you will hear	What matters
Estate agent	Real estate sales associate, broker or Realtor®	James performs the familiar estate-agent role for sellers and holds Florida's higher-level broker licence. Realtor® is a professional membership mark, not the generic name for a licence.
Vendor / purchaser	Seller / buyer	The roles are familiar, but the Florida contract, disclosure and closing framework controls the transaction.
Asking price / guide price	List price	The figure launches the marketing; relevant closed sales, current competition, condition and buyer response determine whether the market supports it.
Booking deposit	Escrow or earnest-money deposit	An Irish booking deposit is normally refundable until contracts are signed. The Florida contract names the escrow agent and controls deadlines, risk and any right to a return.
Sale agreed / subject to contract	Under contract / pending	“Sale agreed” may sound as though you are home and dry, but it is not legally binding in Ireland until contracts are signed. In Florida, the signed purchase contract may already create binding obligations and short deadlines.
Viewing	Showing	Team Donovan coordinates access with guests, cleaners and the management company, follows up the buyer agent and reports the feedback to the owner.
Bid / offer	Written offer	Price is only one term. Deposits, contingencies, credits, finance, appraisal and dates all affect the real value and risk.
Solicitor / conveyancing	Title company or closing agent; optional personal Florida attorney	The closing agent handles title and settlement work but is not automatically your personal legal adviser.
Structural survey	Home inspection	A Florida home inspector reports on condition and systems within the inspection scope; the contract determines the inspection period and the buyer's rights. In Florida, a “survey” usually means the boundary and improvement survey, not the condition inspection.
Closing	Closing and deed recording	The word is already familiar in Ireland. In Florida, documents, funds, deed recording, possession and access follow the contract and the title or closing company's process.
Title deeds	Deed and county public record	Florida ownership and liens are examined through the public-record and title-insurance process.
Notary	Notary Public	A notary verifies identity and acknowledges a signature; the notary is not the transaction adviser. A solicitor is not automatically authorised to perform the notarial act. Follow the title company’s written instructions and use an Irish Notary Public or another execution route permitted for the transaction.
Apostille	Authentication of an official signature or seal	An apostille is not a substitute for notarisation, witnesses or correct deed execution, and it is not automatically required in every sale.
BER, square metres and Eircode	MLS facts, square feet, ZIP code and county records	Florida has no direct BER equivalent in the ordinary resale listing. Roof and air-conditioning age, insurance history, condition and property records often need separate attention.
Management company	HOA/condo manager, property manager or rental manager	The same phrase may describe very different roles. Confirm who governs the community, who maintains the home and who manages guest bookings.
Fixtures, fittings and contents	Contract inclusions, personal property and furniture inventory	For a furnished holiday home, record exactly what stays, what is excluded, what is leased and what belongs to the management company.
Holiday home / villa	Vacation home / single-family pool home	Use, rental permissions, association rules, location and property type matter more than the label.
Service charges / management fees	HOA or condo dues, CDD and property-management costs	Property tax, insurance, utilities, maintenance and special assessments may sit outside those recurring charges.
Euro budget	U.S.-dollar contract and closing	Use EUR for planning, but keep the offer, settlement statement, funds and proceeds anchored to the underlying USD transaction.

Remote closing from Ireland

Sign from Ireland without guessing the formalities.

You normally do not need to travel to Florida to complete a sale. The closing company must issue the exact signing instructions for your transaction before you book a solicitor, Notary Public, apostille or courier.

Florida Remote Online Notary

Some title companies support a recorded online notarisation process while you remain in Ireland. Identity, technology and witness requirements must be confirmed in advance.

Irish Notary Public

Documents may be signed before an Irish Notary Public with the required official seal and returned as instructed. Do not assume any solicitor automatically satisfies the Florida acknowledgment requirement.

U.S. consular appointment

A U.S. consular officer can be an alternative recognised route. It is an optional in-person process, not a mandatory consular step for every Irish seller.

Will I need an apostille?

Not always. An apostille authenticates an Irish official's signature or seal; it does not replace notarisation, the two witnesses generally required for a Florida deed, or correct execution. Florida law recognises an acknowledgment before a foreign Notary Public with an official seal, but a title company or title underwriter may still require an apostille. We coordinate the requirements before you arrange the appointment.

Florida acknowledgment law Ireland DFA apostille guidance

USD transaction, EUR planning

Know the underlying dollars before converting to euros.

Florida contracts, deposits, closing statements and sale proceeds are denominated in U.S. dollars. A euro illustration is useful for planning, but the final EUR result depends on the live rate, spread, fees and timing offered by your bank or regulated transfer provider.

Verify wiring instructions directly with the title company using a trusted contact route.
Obtain a live quote before committing to a transfer.
Do not treat an ECB reference rate as a customer transaction rate.

For buyers

Plan the purchase price, deposit, inspection, lender and closing requirements, HOA or condo dues, CDD, tax, insurance, utilities, management, maintenance and currency movement.

For sellers

Start with the U.S.-dollar net after selling expenses, title or association items, repairs, credits, pay-offs, possible FIRPTA withholding and any future-booking obligations—then plan the EUR transfer.

Open the seller net-sheet calculator

Cross-border tax and ownership

FIRPTA withholding is not the same thing as your final tax bill.

U.S. sale considerations

FIRPTA generally requires the buyer to withhold 15% of the amount realised when the seller is a foreign person. Exceptions or reduced withholding may apply, and Form 8288-B is used to request a withholding certificate that can reduce or eliminate withholding in an appropriate case. Ownership structure, tax status, dates and transaction facts matter, so qualified U.S. tax advice should begin early.

Read Team Donovan's FIRPTA overview

Irish tax considerations

An Irish-resident or ordinarily resident owner may also have Irish reporting or Capital Gains Tax considerations on foreign property, subject to residence, domicile, remittance and foreign-tax-relief rules. Foreign rental income can also have Irish consequences. Team Donovan does not determine that treatment; your Irish tax adviser and qualified U.S. professional should coordinate it.

Irish Revenue: disposing of foreign property

Who handles what?Team Donovan: Florida value, marketing, offers and progress→Title company: title, settlement and disbursement→Qualified Irish/U.S. advisers: tax, legal, estate and currency advice

Irish clients have already trusted Team Donovan

Real Florida results, described by clients back home.

These representative extracts come from Team Donovan's maintained public client-review record and include owners in Dublin, Galway and Cork as well as clients elsewhere in the Republic of Ireland.

“I just recently sold a property through James and Team Donovan. James, Adam, and the entire team were fantastic to work with.”

James O.Dublin · June 2025

“As non residents we found James to be exceptionally helpful in organising everything for us from setting up meetings with the title company and the accountants. James and Adam kept in constant contact with us throughout the whole process.”

Emer E.Templeogue, Dublin · October 2024

“James talked us through all the steps of the transaction from first listing to final closing.”

John M.Moycullen, County Galway · April 2023

“They were informative, on top of all the issues and superb with their advice.”

David H.Dublin · June 2023

“From providing advice, knowledge and contacts through all the necessary steps in the process, I could not recommend them highly enough.”

Patricia F.Dublin · February 2022

“It was entirely professional and efficient from start to finish. I would suggest above and beyond the call of duty.”

Tadhg O.County Cork

“I found Team Donovan courteous, professional and extremely efficient.”

Patrick F.County Longford

“As everyone knows selling your home can be so stressful and daunting, we cannot believe how stress free [Team Donovan] made this for us. The service they gave us was unbelievable.”

Chris O.Ireland

Read the full Team Donovan client-review record →

Irish client questions

Straight answers before you make a decision.

Can I buy or sell an Orlando property without travelling from Ireland?

Often, yes. Access, marketing, viewings, inspections and much of the closing process can be coordinated remotely. The right route depends on the property, the contract, the title company and your comfort with remote decisions.

Do I need an Irish solicitor, a Notary Public, or both?

A solicitor is not automatically authorised to perform the notarial act. Follow the title company’s written instructions and use an Irish Notary Public, a Florida Remote Online Notary if available, or another execution route permitted for the transaction.

Will my Florida deed need an apostille?

Not always. Florida recognises an acknowledgment before a foreign Notary Public with an official seal, but the title company or title underwriter may still require an apostille. Confirm before arranging the appointment.

Is an apostille the same as notarisation?

No. The notary acknowledges the signature and identity; an apostille authenticates the Irish official's signature or seal for overseas use. Neither replaces the witnesses or correct execution required for the deed.

Who handles a Florida closing—the Realtor, title company or lawyer?

Team Donovan handles the Florida brokerage and transaction coordination. The title company or closing agent handles title, settlement documents, recording and disbursement. A personal lawyer gives independent legal advice when retained.

What is FIRPTA and is it my final tax bill?

FIRPTA is a U.S. withholding framework that generally applies when a foreign person sells U.S. real property. Withholding is not necessarily the final U.S. tax liability. Obtain case-specific advice early.

Can FIRPTA withholding be reduced with Form 8288-B?

Form 8288-B is used to request a withholding certificate that can reduce or eliminate withholding when the facts support it. Timing and eligibility matter, so a qualified U.S. tax professional should review the transaction before closing.

Could I also owe Irish tax on a Florida sale or rental income?

Possibly. Irish residence, ordinary residence, domicile, remittance, foreign-tax relief and the nature of the income or gain can matter. Ask an Irish tax adviser to coordinate with the U.S. professional.

How are sale proceeds transferred from U.S. dollars to euros?

The title company disburses the transaction in U.S. dollars. You may then use a bank or regulated currency provider. Obtain a live quote, understand spread and fees, and independently verify all wiring instructions with the title company.

When does a Florida offer become binding, and can my deposit be at risk?

The signed Florida contract and its exact wording control. Deposits, inspection, finance, appraisal and other rights have specific deadlines; do not assume the Irish booking-deposit process applies.

What happens to future guest bookings and the management agreement when I sell?

They must be reviewed, not assumed. Record booking dates, source, deposits and cancellation terms, and read the management agreement before promising transfer, cancellation, access or a buyer handover.

What should an Irish buyer budget beyond the purchase price?

Consider inspection, appraisal, lender and closing costs, HOA or condo dues, CDD, property tax, insurance, utilities, management, cleaning, maintenance, reserves and EUR/USD movement.

Which Orlando resort communities allow short-term rentals?

Eligibility is property- and jurisdiction-specific. Team Donovan checks the parcel, current community position, local rules and intended use rather than assuming every “Orlando villa” can be rented nightly.

Who on Team Donovan handles my transaction?

James leads seller value, strategy and negotiation; Briana coordinates listing access, appointments and feedback; Adam tracks title-company, document and closing items; and Dan leads much of the buyer brief, search, viewings and offer work.

Have a straightforward Florida property conversation

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

There is no hard sell and no need to have every detail to hand. Tell us what you own—or what you hope to buy—and we will take it from there. Irish 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 JamesRequest a Florida property valuation 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-licensed real estate brokerage. It is not an Irish estate agency and does not provide Irish or U.S. tax, legal, immigration, accounting, estate-planning or currency advice. This page is general information. Final signing requirements are set by the closing agent, title insurer and attorneys involved; tax and ownership treatment depends on residency, domicile, ownership structure and transaction facts.

Seller: James Buyer: Dan