Walking into an Open House can feel a little like a first date - you’re excited, a little curious, maybe even picturing your future together. But just like in dating, asking the right questions early on can save you from heartbreak (or a major money pit).
If you’re shopping for a home in Northeast Florida, you already know how diverse and dynamic the neighborhoods can be. From beachy and laid-back to suburban and master-planned, each area offers something unique. So when you step into an Open House, here’s what to ask to make sure the home (and the neighborhood) is the right fit for your lifestyle.
What's the Story Behind This House?
Start with the backstory. How old is the house? Have there been any major updates - like a new roof, HVAC, or plumbing? Why are the sellers moving?
If you’re looking in places like Riverside or Avondale, the character of older homes can be charming - but those same homes may come with more upkeep. Understanding the home's journey gives you clues about what kind of chapter you’ll be stepping into.
What's the Vibe of the Neighborhood
The house may check all your boxes, but if the neighborhood doesn’t align with your lifestyle, it can quickly lose its shine.
Ask about:
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Community events
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School zones
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HOA rules (if any)
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Traffic patterns
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Walkability or proximity to your favorite places
Whether you’re drawn to the resort-style feel of Nocatee, the historic charm of St. Augustine, or the convenience of northern St. Johns County, knowing the day-to-day vibe matters.
How's the House Holding Up?
Looks can be deceiving. That freshly painted exterior may be covering up years of deferred maintenance. Don’t be afraid to ask:
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How old is the roof?
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When was the HVAC last replaced?
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Any signs of water damage or mold?
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Has there been a recent inspection?
In Northeast Florida’s humid climate, this isn’t small talk - it’s your future peace of mind.
Is the Layout Going to Work for Us...Long Term?
Does the flow make sense for your daily life? Will your furniture fit? Can you picture your toddler taking their first steps here - or your teen blasting music from the upstairs bonus room?
Think ahead: Will this layout grow with you? Open Houses are a great time to test that out in real life.
How Energy-Efficient is the House?
Utility bills in Florida summers can spike fast. Ask about:
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Insulation
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Windows
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A/C efficiency
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Energy Star appliances
Bonus points if the home has smart thermostats, solar, or green certifications. These features aren’t just trendy - they’re budget-friendly and comfort-enhancing, especially in our climate.
What Are the HOA Rules (and Fees) - and Is There a CDD?
If the home is part of a homeowners association (HOA), you’ll want to understand what that means for your lifestyle - and your budget. Ask about:
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Monthly or annual HOA dues
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What’s included (like lawn care, security, amenities)
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Rules around home modifications, short-term rentals, or parking
Also, don’t forget to ask about CDD fees (Community Development District). These are common in many newer or master-planned communities like Nocatee, Shearwater or Beacon Lake. CDDs are separate from your property taxes and can range anywhere from a few hundred to several thousand dollars per year - so it’s important to factor them into your monthly payment.
Knowing both the rules and the costs helps you avoid surprises and choose a community that truly fits how you want to live.
What's Happening in the Local Market?
This is where working with the right agent makes all the difference. Ask about:
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Recent comps in the neighborhood
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How long homes are sitting on the market
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Whether there have been any price drops
This context helps you know if the home is priced fairly and if it’s likely to hold or grow in value.
Can We Make Changes If We Want To?
Thinking of adding a pool, converting a flex space, or enclosing the patio? Ask:
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Are there zoning restrictions?
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Will permits be required?
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Are there easements or setbacks?
Understanding your renovation wiggle room now can prevent frustration (and unexpected expenses) later.
How Does the Offer Process Work?
You want to be ready if you love it. Ask:
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Are there other offers?
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What’s the seller’s ideal timeline?
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Are there preferred terms (cash vs. financing, leaseback, quick close)?
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Will they consider contingencies?
Being clear on expectations now helps you write a strong, strategic offer when it counts.
What Will My Monthly Expenses Look Like?
Ask about average monthly utility costs and who the service providers are (especially for internet if you work from home or have gamers in the house). Every little detail adds up—and knowing the numbers helps you plan with confidence.
Bottom Line? Don't Just Look - Ask.
An open house is your chance to peek behind the curtain, so don’t be shy. You’re not just buying walls and a roof—you’re investing in your next chapter. And you deserve to feel confident, informed, and empowered every step of the way.
If you’re thinking about buying in St. Johns County, St. Augustine, or Jacksonville, let’s make sure you’re asking the right questions—and getting honest, strategic answers. I’m here to help you navigate every step with clarity and confidence. Contact Amy Wojaczyk today to start your home search.
