Buying a Home or Land in Northeast Florida
Looking for your last house, not your next one? I check the well, the easement, the zoning and the flood map before you're attached.
Aliea Veon is a Broker Associate with Betros Realty who helps buyers in Clay, Duval, St. Johns, Putnam and Baker counties, including Green Cove Springs, Middleburg, Fleming Island, Orange Park, Keystone Heights, Fruit Cove and Jacksonville. She has sold real estate since 2008 and started in land, so she checks wells, septic, flood zones, easements and zoning before you make an offer. Call or text 904-438-4928.
Who I work best with
My favorite clients are buying their forever home. Larger acreage, a niche property, something with retirement in view.
Those buyers ask harder questions than a first-time buyer does, and they should. You want someone who will go find out about the well, the easement, the zoning and the flood map. Not someone who moves you along to close faster.
That's the promise. I always get an answer. If I don't know, I say "let me find out," and then I do.
The questions I answer on every property
I started in land before I sold houses. These are the questions that kill deals out here, and all of them are findable before you're under contract.
- Water and waste. City water and sewer, or well and septic? How old is the system, is there a permit on file, and what does the water test show?
- The parcel's flood zone. Not the neighborhood's. They are not always the same, and it changes your insurance.
- How you get to the property. Deeded road frontage, a recorded easement, or a shared drive with a handshake deal.
- Zoning and use. Can you keep horses, build a shop, add a guest house, or split it later?
- The survey. Does it match the fence line and the driveway?
- Permits. Were the barn, the pool and the addition permitted?
- HOA, CDD or neither. What you pay, what it covers, and what it lets you do.
- Insurance. Roof age, a 4-point inspection on an older home, and a wind mitigation report that can lower your premium. I'd rather you know the insurance number before you fall for the house.
How buying with me works
- We talk first. Your number, your area, and the one thing the place has to have. 30 minutes, no pressure.
- We sign a buyer agreement. Florida requires a written agreement before we tour. It spells out what I do and how I'm paid. No surprises.
- You get pre-approved. I'll connect you with lenders I trust, including VA lenders for military buyers.
- We look, and I do the homework. I pull the parcel, flood, permit and HOA/CDD details on anything you're serious about.
- We write a strong offer. Price, inspection period, and the contingencies that protect you on land or an older home.
- Inspections and due diligence. Home inspection, 4-point and wind mitigation if needed, well and septic, survey.
- Closing. I stay on it until you have the keys.
Relocating or military
Moving from out of state or coming off an assignment? I hold the MRP (Military Relocation Professional) designation and work relocation buyers regularly. I'll do video walk-throughs, tell you honestly which areas fit your commute and budget, and explain the Florida costs most out-of-state buyers miss: insurance, flood zones, CDDs and property taxes.
What buyers say
5.0 on Zillow
"She was honest and gave us straight answers; if she didn't know she would research and get back to us super promptly."
"We never felt pressured into making a quick decision and she gave us her honest opinion on things when we asked her."
"Aliea is a great help for finding and getting a home. She listens to her customers... If you are looking a realtor that will put your interests first then call Aliea."
Where I work
Buyer questions, answered
Do I have to sign a buyer agreement before I tour a home?
Yes. Since August 17, 2024, agents who are MLS members must have a written agreement with you before touring a home, in person or by video. It states what the agent will do and exactly how they're paid. You don't need one to walk into an open house on your own.
How much does a buyer's agent cost, and who pays?
Compensation is negotiable and written into your buyer agreement as a set amount or percentage, never a range. Often we ask the seller to cover some or all of it as part of your offer. I'll walk you through the options before you sign anything.
What are closing costs for a buyer in Florida?
If you're financing, expect lender fees, the lender's title policy, prepaid insurance and taxes, and two state taxes on the new mortgage: documentary stamps on the note at $0.35 per $100 borrowed and intangible tax at 0.2% of the loan. Your lender's Loan Estimate has the real numbers. I'll go over it line by line with you.
What is a CDD, and how is it different from an HOA?
A CDD (Community Development District) is a special taxing district that pays for a new community's roads, water and amenities, usually with bonds. Its assessment shows up on your property tax bill. An HOA is a private association that enforces rules and maintains common areas. Some communities have both, some have one, some have neither. SilverLeaf has no CDD, and Julington Creek Plantation has a CDD and HOA. Ask before you fall for a house.
Do I need flood insurance if the home isn't in a flood zone?
Your lender only requires it in a high-risk flood zone, but a standard homeowners policy doesn't cover flood anywhere. Florida sellers must give you a written flood disclosure at or before contract, including any known flood damage, flood insurance claims and flood assistance received. I'll read it with you and check the parcel's flood zone myself.
What is a 4-point inspection, and do I need one?
It's a short insurance report on the roof, electrical, plumbing and HVAC. Many insurers ask for one on older homes, often around 30 years old, sometimes younger. Your insurance agent sets the rule. A wind mitigation report is the companion form, and good results can lower your premium.
How do I check a well and septic before I buy?
Test the water at a certified lab, have the septic inspected and pumped, and pull the permit records for the system. I add the time for this to your inspection period so you're not rushed.
How does the Florida homestead exemption work?
If the home is your permanent residence on January 1, you can apply for homestead with the county property appraiser by March 1. For 2026 it takes up to $51,411 off your taxable value, and the Save Our Homes cap then limits how fast your assessed value can rise. Moving from another Florida homestead? You can port up to $500,000 of your Save Our Homes savings. Amendment 3 on the November 3, 2026 ballot would change the exemption if voters approve it. I'll update this answer after the vote.
Is there down payment help in Florida?
Yes, for some buyers. The Florida Hometown Heroes program offers first-time buyers in eligible jobs, including teachers, health care workers, first responders, military and veterans, a 0% deferred loan of up to $35,000 for down payment and closing costs. Funding reopened July 13, 2026 and historically runs out fast, so ask your lender whether funds remain. VA loans are another strong option for military buyers.
Can you help me buy land or build?
Yes. That's where I started. I'll check access, zoning, wetlands, flood zone, utilities and whether the lot can support a well and septic before you buy. See my Land & Acreage page.
Should I bring you to a builder's model home?
Yes, on the first visit. Many builders require your agent to be with you or registered on your first visit to represent you. The on-site sales rep works for the builder, not you.
Is now a good time to buy?
It depends on your timeline, your budget and how long you plan to stay. I won't tell you it's always a good time, but I will help you figure out if it makes sense for you. I'll show you what comparable homes are actually selling for and let you decide.
Tell me what you're looking for. I'll get you an answer.
Trusted Guidance, One Move at a Time.