Guide to buying a vacation home in Florida

When you've found a destination you love and keep returning to, buying a place of your own starts to make real sense. Hotel nights add up, availability is never guaranteed, and there's something different about having a home where you can set down roots, even part-time. But buying a second home out of state adds a layer of complexity that a local purchase doesn't have. You're working with an unfamiliar market, a local agent you've never met in person, mortgage requirements stricter than what you faced for your primary home, and a property you may have visited only once before making an offer. Planning ahead is what separates a smooth purchase from a stressful one. The right starting point is mortgage pre-approval. This gives you a concrete budget ceiling, signals to sellers that you're serious, and surfaces any financing complications before you've fallen in love with a specific property. For second homes, lenders apply stricter standards than for primary residences. Most require a larger down payment, typically 10% to 20% or more, a lower debt-to-income ratio, and confirmation that the property is at least 50 miles from your primary home and intended for personal use rather than full-time rental. Getting pre-approved first means you're shopping in the right price range from the start. Use a Choosing the right market is where out-of-state buyers spend the most time and where the most mistakes happen. A destination that looks ideal online can feel very different once you factor in cost of living, climate, seasonal crowds, and how accessible the property actually is from your primary home. If you can't visit your target locations early in the process, lean on online research to narrow the field. Real estate platforms like Zillow can give you a feel for local home prices and inventory. Community websites and local Facebook groups often surface the honest picture that listings don't show — what traffic is like on summer weekends, whether the town has enough to do in the off-season, how the neighborhood actually feels at different times of day. The goal at this stage is to identify one or two destinations worth visiting in person before you start seriously evaluating properties. The more research you do upfront, the more focused and productive that visit will be. Pacaso curates properties in proven second home markets, including Even when you can only manage a single weekend trip, an in-person visit is worth prioritizing. Seeing a neighborhood in person where you can walk the streets, experience the pace of the town, and check out restaurants and amenities delivers information no listing photo or Google Maps tour can replicate. During your visit, pay attention to more than the property itself: If an in-person visit isn't possible before you need to make an offer, virtual tours are the next best option. Many platforms offer Even if you do visit in person, take video and photos you can review later and share with family members. The more documentation you have, the better positioned you'll be when it's time to decide. How much everyday items cost can vary significantly across different parts of the country, and it's important to factor those differences into your second home budget before you buy. The purchase price is only the beginning. Beyond what you'll spend on groceries and gas during visits, the recurring ownership costs in a new state may look quite different from what you're used to at home: For buyers drawn to high-cost luxury markets, such as Many of the most desirable second home destinations are places where the climate varies widely from one season to the next. That seasonal variation is often part of the appeal — powder days in Mountain properties require the most seasonal preparation. Snow removal, roof load management, pipe winterization, HVAC servicing, and driveway maintenance are non-optional in markets like Tahoe, Aspen, and Park City. For out-of-state owners, this means either coordinating service providers remotely or Desert destinations like Before buying in any climate-sensitive market, spend time there in the off-season as well as peak season. The shoulder-season and off-season experience — how crowded (or quiet) the town is, whether the amenities you care about are still operating, what the weather actually feels like — matters a lot for how often you'll genuinely use and enjoy the home. Managing a second home from another state is one of the most consistently underestimated challenges of out-of-state ownership. Finding trustworthy local service providers — a property manager, a maintenance person, a landscaper, a plumber you can call in an emergency — takes real time and vetting, and the stakes are higher when you can't easily drop by to check on things. Even with a property manager in place, something will eventually go wrong when you're not there. A burst pipe in January, a roof issue after a storm, an HVAC failure in August. Having a reliable contractor network established in advance, not assembled in the middle of an emergency, is what determines how quickly and cleanly those situations get resolved. This is where co-ownership with Pacaso directly eliminates one of the most difficult parts of out-of-state ownership. Every Pacaso home has a dedicated Home Manager who handles all maintenance, repairs, cleaning, vendor coordination, and seasonal upkeep as part of the ownership structure. There's no property manager to hire, no contractor network to build, and no remote coordination when something goes wrong. The Home Manager handles it, and you're notified — not burdened with managing it yourself. A beautiful second home isn't worth having if you don't use it. Accessibility is one of the most underrated factors in second home satisfaction, and it's worth being honest about before you commit. Many second home buyers find they get significantly more use out of a home within driving distance, or at least a direct flight. The cost and hassle of connecting flights, long travel days, and the logistical lift of a multi-leg journey can make the difference between a home you visit six times a year and one you visit twice. That gap matters: the fewer visits you make, the less a full year of sole-ownership costs is doing for you. Consider these accessibility factors before choosing a market: Co-ownership reduces the pressure on every individual visit. Because you're not absorbing 52 weeks of carrying costs on your own, there's no guilt attached to a shorter stay, and you can take more frequent shorter trips rather than feeling obligated to maximize each visit. Even when you've found the right property, there are several procedural steps specific to out-of-state purchases that can trip up buyers who aren't expecting them. Getting a home inspection is non-negotiable when buying a house in another state, even though it's technically optional. As an out-of-state buyer, you can't easily revisit the property to check on something after the fact. A licensed inspector gives you an independent, on-the-ground assessment of the home's condition — roof, plumbing, electrical, foundation — and a report you can use to negotiate repairs, request a price reduction, or walk away if the issues are significant. Waiving the inspection means accepting the home as-is and assuming full responsibility for anything that surfaces after closing. Real estate laws and closing procedures vary meaningfully from state to state. Key differences that affect out-of-state buyers include: Your local agent and lender will explain how these rules apply to your specific transaction. This is one of the most important reasons to work with an agent who genuinely knows your target market, not just one who covers it broadly. Most states now allow remote closings, which means you can finalize the purchase without traveling to a title office. The process typically includes electronic signatures for most closing documents, remote online notarization (RON) via video call where the state permits it, and wire transfer of closing funds directly to the title company. Your title company or closing attorney will provide instructions in advance. Always verify wire transfer instructions through a confirmed phone call to the title company. Wire fraud targeting real estate transactions is common, and email interception is the typical vector. The friction points in this guide — limited in-person access, unfamiliar markets, management overhead, seasonal maintenance, and the cost of owning a property you use only part of the year — aren't random. They're the predictable result of sole ownership of a vacation home you don't live in full-time. To learn more about how the model works, see our full guide to

Let's say you have $400,000 to $1,000,000 to spend on a holiday home. During your research, you probably came across Equity Estates vs. Pacaso as top contenders. One setup puts your cash into a fund that buys a basket of properties, while the other side buys you a piece of one specific house. When you are Pacaso overview To understand By handling all the property management, cleaning and bill paying, many owners find that Here is a quick look at the advantages and trade-offs of this single-home approach:  Equity Estates overview Equity Estates takes a different path by operating as a private equity real estate fund. You pool your money with other investors to buy into a whole collection of luxury vacation homes. Equity Estates minimum investment ranges from $145,000 to over $1 million, depending on the specific fund tier.  A professional team handles acquiring and managing the entire portfolio so you can travel to various spots without dealing with landlord headaches.  Buyers who want access to a large portfolio instead of one specific house often consider high-end travel clubs as an alternative. Weighing Here is a summary of the clear benefits and potential drawbacks of this fund-based vacation strategy. Key differences between Equity Estates and Pacaso While both models cater to luxury buyers, they differ in terms of daily operations and long-term value. Looking closely at these operational contrasts helps you see how each choice shapes your future vacations and financial commitments.  Ownership structure and legal framework With Pacaso, you buy a specific share of a private limited liability company that holds the actual deed to the house. You and your co-owners hold real property equity, which sets the model apart from standard Equity Estates uses a private equity fund framework. Your money buys a share in the fund itself, and the corporate entity holds the deeds to all the homes in the collection. Fund managers make all the buying, selling and management decisions without needing owner input.  Usage, scheduling and flexibility Pacaso owners can only schedule stays at their specific home. Booking is handled through an app-based system called Equity Estates members book stays across a global portfolio of properties rather than returning to the same house. The fund uses a portfolio reservation system where availability is determined by the specific tier of your initial investment fund. Because you do not own a deed to one specific address, it can be harder to settle in. Fees and total cost of ownership Pacaso charges an upfront property markup fee when you buy your share to cover the initial platform costs. After that purchase, your ongoing expenses include a 1% annual management fee alongside your fractional share of LLC operating costs like taxes, insurance and maintenance. These regular bills are bundled into an ongoing monthly payment so you can track your exact carrying costs clearly. Equity Estates requires a higher initial capital buy-in to join the fund portfolio. Your long-term expenses include fund management fees, annual dues and portfolio operating costs. Because your money is pooled into a managed real estate fund, these annual costs fund the high-end concierge services across every single home in the network. Exit options and liquidity Pacaso runs an active resale marketplace where you can list your share whenever you want to move on. You set your asking price based on real property value, and new buyers can take over your exact stake. Selling a fractional share this way gives you a lot of flexibility since you do not have to wait for a corporate entity to liquidate the whole house. Equity Estates operates on a strict fund lifecycle that typically lasts 10 to 12 years. Your cash stays tied up for the entire duration because you cannot simply sell your share on an open market whenever you want. Once the timeline ends, the managers sell all the properties in the portfolio and return the capital, along with any gains, to the investors. Service and property quality Pacaso focuses on professional property management to maintain standalone luxury homes. Local property managers handle interior design, routine upkeep and property repairs so the home stays in peak condition. These properties feature upscale amenities like private pools, modern kitchens and expansive outdoor spaces built for a single-family retreat. Equity Estates features a curated collection of multi-million dollar residences located in elite resort communities and major global cities. Your stay comes with a personal travel concierge who stocks the fridge, arranges private chefs and plans local excursions before you arrive. Anyone reading an Equity Estates review will notice consistent praise for the high-touch hospitality workers who manage every detail of the trip.  Which ownership model is right for you? Choosing between these two setups hinges on how you want to experience your vacation days and manage your capital.  Explore co-ownership with Pacaso Deciding between Equity Estates vs. Pacaso depends entirely on what type of holiday home you are looking for. If you prefer owning a real piece of a specific luxury property that you can return to year after year, exploring Pacaso co-ownership helps you take the next step.  You can browse active listings in your favorite holiday destinations right now to find a property that fits your family's needs. To see the current inventory and find a home that matches your travel goals, take a look at the available

You're thinking of buying a second property and three main platforms have come up in your search. But weighing Pacaso vs. Ember vs. Ark7 isn't quite an apples-to-apples comparison. Each of these three companies serves different goals.  Pacaso offers luxury second home co-ownership for personal use. Ember is similar, but on a smaller scale. Ark7 is designed for passive-income real estate investing – you don't actually get to enjoy the homes you invest in.  Below, let's dive deeper to cover the key features, costs, listings and pros and cons of each platform. We'll guide you through picking the perfect platform for your specific goals.  How does Pacaso work? Pacaso offers professionally managed LLC co-ownership in luxurious second home destinations. Pacaso handles all the furnishing, maintenance, scheduling and fees so that co-owners get the benefits of owning a vacation home without having to manage it full-time. Its seamless property management and scheduling technology via the in-app SmartStay™ system makes Pacaso one of the Key features   Here are some of Pacaso's standout features: Estimated costs  Here are a few estimated costs that come with owning a share of a Pacaso home: Listing availability Pacaso offers listings all over the U.S. and in select international locations. Featured Pacaso pros and cons  Pacaso is best suited for those looking for This platform may not be the best option for first-time homebuyers, those who want to use their home year-round or those looking to generate passive income from an investment. Co-ownership with Pacaso is for luxurious personal stays in breathtaking homes and locations. How does Ember work? Ember offers co-ownership of vacation homes (typically ski, beach or mountain properties) with a tech-enabled booking and management layer. Like Pacaso, you can choose ⅛ to ½ real ownership share, setting it apart from a timeshare.  When weighing Pacaso vs. Ember, the major differences are listing availability and passive income opportunity. Ember offers a luxurious vacation home experience with relatively low entry requirements, but its listings are far fewer than those of an option like Pacaso. On the passive income side, Ember offers an Ember Flex program to offset costs by renting out unused time.  Key features  Ember's key features include: Estimated costs  Ember sits between Pacaso and Ark7 in cost.  Acquisition fees and ongoing costs are not publicly disclosed by Ember. Like Pacaso, there are also monthly maintenance and management expenses shared between co-owners. Listing availability  Ember has listings in fewer destinations than Pacaso and tends to focus on mountains, ski markets and beaches. Currently, it only operates in a handful of U.S. states, including Florida, Utah and California. Ember pros and cons  Ember is a good option for those who want fully-managed luxury vacation homes and may also want to rent out their unused time to help offset costs. However, due to their more limited listings, it's not the best for those looking for second homes in international locations.  How does Ark7 work? When comparing Ark 7 to Ember and Pacaso, it's somewhat of an odd one out — a completely different type of platform than the previous two.  Ark7 positions itself as an accessible platform for fractional real estate investing. Unlike Pacaso and Ember, Ark7's platform doesn't let you enjoy the vacation home experience. Instead, Ark7 investors purchase fractional shares in rental properties and may earn passive income.  Ark7 sources the properties and handles tenant management and operations. Investors receive a portion of the property's rental income and potential appreciation. Key features  Here are several of Ark7's key features: Estimated costs  Ark7's estimated costs include: Listing availability  Ark7 offers fractional ownership in single-family rental homes and small multifamily properties across the U.S. It operates in 10 markets nationwide, including Dallas, Indianapolis, Fort Worth and Atlanta. However, their listings can also change frequently because some properties can fully fund quickly.  Ark7 pros and cons  Ark7 targets those who want to get into accessible real estate investing. However, it isn't the market for customers who want a vacation property that they can actually use.  How do you choose the right platform for your goals? Use these three questions to guide your choice between these three platforms. 1. Do you want to personally use the property?  This is the first question to ask yourself. It will help you determine if you want a lifestyle purchase or a purely financial investment. Consider your goals: Do you want to host family vacations several times a year and enjoy the property's amenities?  If your answer is yes, Pacaso or Ember will be the most relevant options. These two are focused on second home co-ownership rather than passive investing. Instead of investing solely for financial returns, you're gaining access to a shared vacation home that you can personally enjoy.  2. Are you focused on a specific destination or property type? Some buyers already know exactly where they want to own a second home and that's completely understandable, considering how much the destination shapes the experience. Popular choices are ski towns, wine country and beachfronts around the world. If you have a specific destination in mind, Pacaso may be the strongest fit. With listings across national and international destinations, you're more likely to find co-ownership in the exact place you want. Ember has a smaller selection, mostly focused on ski and resort destinations in the U.S., so your destination may not be available. 3. Are you purely interested in real estate investment returns without personal use?  Maybe a vacation home lifestyle isn't your goal. Perhaps you are more interested in generating passive income, diversifying your portfolio or gaining exposure to real estate investing without directly owning a home.  If that's you, Ark7 may be worth exploring. Instead of vacation home access, Ark7 lets investors buy fractional shares in rental properties and potentially earn monthly income with lower minimum investments.  Why should I choose Pacaso for co-ownership? The right platform comes down to what you want from the purchase. If you're after passive income without ever using the property, Ark7 lets you invest in rental real estate for as little as $20 a share. If you want a managed second home with the option to rent out unused time, Ember is worth a look, though its listings are limited to the U.S. But if your goal is a luxury second home you'll actually enjoy, with

Financing a second home is more straightforward than many buyers expect, but it is different from financing a primary residence in important ways. Lenders apply stricter qualification standards, certain loan products are off the table, and how you intend to use the property can change the terms you're offered. This guide covers every major financing option, what lenders are looking for, and how Pacaso's co-ownership model compares to traditional full-ownership financing. Before exploring specific loan types, it helps to understand how lenders evaluate second home borrowers. The baseline requirements are stricter than for a primary residence because lenders view second home loans as higher risk. If a borrower faces financial hardship, they're more likely to prioritize their primary home payment. Here are the key financing requirements for a second home most lenders apply: One important note on classification: calling your property a "vacation home" typically results in more favorable loan terms than calling it an "investment property." The distinction matters to lenders because it signals how you plan to use it. There are several ways to finance a second home, and they're not mutually exclusive. Many buyers combine more than one approach. A conventional loan is the most common path for financing a second home. It's not backed by a government agency, which means it comes with stricter qualification standards than FHA or VA loans, but it's available for second homes, which those government-backed products are not.  Conventional loans are available as fixed-rate mortgages (consistent payment for the life of the loan) or adjustable-rate mortgages (a lower initial rate that adjusts periodically). Fixed-rate loans are better for buyers who want payment predictability; ARMs can work for those who plan to sell or refinance before the adjustment period begins. Minimum down payment is 10%, and lenders typically want a 640+ credit score. Jumbo loans apply when the purchase price exceeds the conforming loan limits set by Fannie Mae and Freddie Mac; in 2026, that's $832,750 in most U.S. markets (up from $806,500 in 2025). Because they're not government-backed, jumbo loans come from private lenders and typically require a 20% to 25% down payment, a credit score of 700 or higher, and strong cash reserves. They're the standard path for financing a luxury second home in markets like Aspen, Napa Valley, or Malibu where property values regularly exceed conforming limits. A HELOC lets you borrow against the equity in your primary residence to help fund a second home purchase. It works like a revolving credit line. You're approved for a maximum amount and can draw from it as needed over a set period, usually five to ten years. Variable interest rates are typical, which means your payment can fluctuate. Most lenders allow you to borrow up to 85% of your home's appraised value minus your existing mortgage balance. You'll generally need a credit score of 650 or higher and a DTI below 43% to 45%.  The key risk: your primary home is the collateral. If you default, it is at risk. That said, for homeowners with substantial equity, a HELOC is often the most cost-effective way to fund a second home down payment without liquidating other assets. A home equity loan is similar to a HELOC but works differently in structure. Rather than a revolving line of credit, you receive a lump sum at a fixed interest rate, repaid in monthly installments over a set term. It's better for buyers who want a predictable repayment schedule and know exactly how much they need. Like a HELOC, your primary home serves as collateral. A cash-out refinance replaces your existing primary mortgage with a new, larger loan. The difference between the two — your equity — is paid out to you in cash, which can then be used toward a second home purchase. This option makes the most sense when current interest rates are at or below what you're already paying on your primary mortgage.  Most lenders require that you retain at least 20% equity in your primary home after the refinance, a credit score of 620 or higher, and a DTI below 45%. Keep in mind that you're extending your payoff timeline on your primary home and increasing total interest paid over the life of the loan. A 1031 exchange allows real estate investors to defer capital gains taxes by rolling proceeds from a sold investment property into a new "like-kind" investment property. This only applies if your second home is classified as an investment property, not a personal-use vacation home.  The rules are strict: you have 45 days to identify a replacement property and 180 days to close. A qualified intermediary must handle the transaction. This is a specialized strategy worth discussing with a tax advisor if you're selling an existing investment property and want to deploy those proceeds into a new one. If you have the liquid assets, paying all cash eliminates the mortgage process entirely and can make your offer more competitive. Pacaso also accepts cryptocurrency through BitPay, allowing eligible buyers to pay for their share with crypto and finance the remainder if they choose. The mechanics are similar, but the requirements are meaningfully stricter at every level. Here's a direct comparison of what changes when you're financing a second home versus a primary residence: Note that FHA and VA loans are for primary residences only and cannot be used to purchase a second home. To read more about how these loans compare, see our guide to There is no single best way to finance a second home. The right answer depends on where your wealth is concentrated. Here's a practical guide by buyer profile: For a detailed breakdown of funding sources by buyer profile, see our full guide to Financing a second home with no money down is difficult under traditional mortgage programs, but there are several approaches that can meaningfully reduce the cash required upfront: For buyers evaluating both paths, here is a side-by-side breakdown of how financing a second home outright compares to financing a Pacaso co-ownership share: Pacaso works with partner banks to offer Whether you're financing a second home through a traditional mortgage or a co-ownership share, the purchase price is only the starting point. Budget for these ongoing costs: With a Pacaso co-ownership share, most of these costs are included in monthly home operating costs and shared pro-rata among all owners, so you're never paying the full cost of a home you only use part of the year. Homes come fully furnished with luxury designer touches, and a dedicated Home Manager coordinates all maintenance and logistics. For buyers who want a luxury second home but aren't ready to absorb 100% of the purchase price and ongoing costs, Pacaso provides a different path. Pacaso allows buyers to purchase a share (1/8 to 1/2) of a For buyers just beginning to explore their options, the

Lake Tahoe is consistently ranked among the top second home markets in the United States,  and for good reason. The lake straddles the California-Nevada border at 6,225 feet elevation, offers 72 miles of shoreline, and draws buyers who want year-round recreation anchored by two distinct peak seasons: world-class skiing in winter and lake access in summer. For buyers weighing whether to purchase, a few fundamentals stand out: The short answer: yes, Lake Tahoe is a strong vacation home market, but buyers who do well are those who understand the specific submarket dynamics, particularly around short-term rental regulations and operating costs, before they buy. More on both below. Ready to explore your options? Start with our guide on There is no single "Lake Tahoe" — the area encompasses several distinct communities across two states, each with its own character, price range, and regulatory environment. The right location depends on how you want to use the home, whether you're focused on ski access or lakefront living, and whether short-term rental income is part of your plan. North Lake Tahoe is anchored by Tahoe City, Kings Beach, Tahoe Vista, and the surrounding unincorporated Placer County communities. The North Shore is prized for its quieter atmosphere, closer proximity to Palisades Tahoe (formerly Squaw Valley) and Alpine Meadows, and direct lake access from towns like Tahoe City, which sits where the Truckee River meets the lake. Median prices in North Lake Tahoe communities are generally in the $900K-$1.3M range for homes suitable as vacation rentals, with luxury lakefront properties commanding significantly more.For families looking for family vacation homes in Lake Tahoe, the North Shore's walkable town centers, calmer lake coves, and access to multiple ski resorts make it a natural fit. South Lake Tahoe is the largest city on the lake, straddling the California-Nevada border at the base of Heavenly Mountain Resort. It offers the most amenities of any Tahoe community, such as restaurants, shopping, casinos on the Nevada side, and direct beach access, and is typically the most affordable major submarket, with median sale prices around $575K-$715K depending on the period. South Lake Tahoe has historically attracted buyers interested in vacation rental income, though its short-term rental regulatory environment has changed significantly in recent years (covered in the next section). For buyers focused on personal use, the South Shore's combination of ski-in/ski-out access at Heavenly, lakefront parks, and walkable amenities makes it one of the most versatile locations on the lake. Incline Village sits on Nevada's North Shore, tucked against the slopes of Mt. Rose and Diamond Peak. It occupies a distinct category among Tahoe communities: luxury mountain estates with true Nevada advantages, including no state income tax. Median home prices in Incline Village remain above $1.5M, with the high-end market staying stable due to constrained supply. For buyers seeking luxury vacation homes in Lake Tahoe, Incline Village's combination of mountain privacy, Nevada tax benefits, and more permissive short-term rental rules makes it worth serious consideration. The Lake Tahoe Shakespeare Festival, mountain biking, and two private beaches exclusive to residents round out the lifestyle. Truckee sits just north of the lake in the Sierra Nevada, roughly 12 miles from North Shore. Its charming Old West downtown, access to seven ski resorts (including Palisades Tahoe), and slightly lower price points than lakefront communities have made it a favorite for buyers who prioritize ski access over direct lake views. Olympic Valley, home to Palisades Tahoe base, is within 30 minutes of Truckee and is widely regarded as one of the best ski destinations in the U.S. Short-term rental (STR) regulations are among the most consequential (and most misunderstood) factors in Tahoe vacation home buying. The rules vary dramatically depending on which jurisdiction your home falls in, and they have changed significantly in recent years. Buying without understanding the STR landscape in your target area is one of the most common and costly mistakes Tahoe buyers make. South Lake Tahoe's STR history is the most turbulent around the lake. The city declined to appeal and passed a new STR ordinance in June 2025, which took effect July 17, 2025, capping STR permits in residential areas at 900 and issuing them on a first-priority basis to previous permittees. As of April 2026, updated amendments replaced the earlier buffer rules with the 900-permit cap system. The bottom line for South Lake Tahoe buyers: STR permitting is now legal citywide but capped, meaning permit availability is not guaranteed. Non-permitted properties in South Lake Tahoe are effectively non-starters for rental income strategies. Placer County, which covers most of North Lake Tahoe including Tahoe City, Kings Beach, and Tahoe Vista, operates under a cap of 3,900 STR permits in unincorporated eastern Placer County. As of early 2025, roughly 500 permits remained available before the cap, though that number changes. The framework is established and broad, covering multiple desirable North Shore communities, making it one of the more reliable STR markets around the lake for buyers who verify permit availability before purchasing. Incline Village operates under Washoe County jurisdiction on the Nevada side. There is no countywide permit cap and no waitlist; owners simply obtain a Washoe County business license and register for Transient Occupancy Tax (TOT) collection. The process typically takes a few weeks. This regulatory flexibility makes Incline Village significantly more accessible for buyers whose ownership plan includes rental income, compared to California-side communities. Truckee operates its own STR permitting program with a cap of 1,255 certificates. As of early 2025, that cap had already been reached, and a waitlist is in effect. Additionally, new owners face a 365-day waiting period after a home sale before they can even apply for an STR permit. STR regulations affect traditional rental investors heavily, but they have almost no impact on co-ownership buyers through Pacaso. Pacaso homes are used exclusively by owners and their guests; they are never rented out. This means Pacaso owners are entirely insulated from the permit caps, lottery systems, and regulatory uncertainty that affect traditional Tahoe vacation rentals. You can own in any of these jurisdictions and focus on enjoying your home without navigating the permit landscape. Tahoe's mountain climate and dual-season demand create an ownership cost structure that is meaningfully different from beach or desert second home markets. Understanding these costs upfront, and planning for them, is essential to getting the full picture of what ownership actually looks like. Lake Tahoe receives an average of 200-plus inches of snow per year. Snow removal is not optional; it's a safety and access requirement. Owners of standalone homes are responsible for their own driveways, walkways, roofs, and decks. Most Tahoe locals recommend setting up a seasonal snow removal contract before the first storm of the year, particularly for out-of-area owners who may not be present during early-season events. Budget for $4,000-$8,000 annually for contracted snow removal services, depending on property size, driveway length, and snow year intensity. Condo and HOA communities often include driveway plowing in monthly dues, but private decks, entry stairs, and unit-specific areas are frequently the owner's responsibility. Properties that are not continuously occupied and heated during winter require winterization to prevent frozen and burst pipes. The process involves draining water systems and adding antifreeze to traps, and typically costs $300-$600 per winterization. For remote owners who aren't present through the coldest months (December through March), proper winterization is non-negotiable. Tahoe homes face extreme temperature variations. Propane or natural gas heating for a 2,000-square-foot home can run $300-$600 per month during peak winter months. Older homes with vaulted ceilings and less efficient windows have significantly higher heating costs. Electricity typically adds another $150-$400 monthly. Semi-annual HVAC servicing runs $150-$300 per visit, with full system replacements costing $3,000-$15,000+ for larger homes. Condos, resort communities, and gated neighborhoods typically carry HOA fees of $4,800-$14,400 annually, covering shared amenities, exterior maintenance, and sometimes snow removal. Standalone homes outside HOAs don't face those dues but absorb the equivalent costs individually. Annual maintenance for vacation homes in Tahoe's harsh climate typically runs 3%-5% of property value. The The full cost of ownership adds up quickly. For buyers who want Tahoe access without absorbing 52 weeks of ownership costs for a fraction of the use, Financing a vacation home in Lake Tahoe follows the same general framework as any second home purchase, but with a few nuances worth knowing. Read our full guide to If you plan to use the property personally (rather than as a pure investment rental), you may qualify for second home mortgage rates, which are typically 0.25-0.5 percentage points higher than primary residence rates. To qualify, lenders generally require that the property be at least 50 miles from your primary home, that you're not renting it out for more than 14 days a year (if you want the favorable tax treatment), and that you intend to occupy it yourself for some portion of the year. Second home mortgages typically require a minimum 10% down payment, with 20% or more being more common in practice for Tahoe's price points. Larger down payments reduce the interest rate and improve approval odds. Our guide to If you plan to rent the property for more than 14 days a year, lenders may classify it as an investment property rather than a second home. Investment property loans typically require 20-25% down and carry higher rates. For buyers in STR-heavy markets like South Lake Tahoe who are depending on rental income to offset carrying costs, this classification is important to understand early in the financing process. For buyers purchasing a Pacaso share, For most people weighing whether to buy a vacation home in Lake Tahoe, the math on full ownership raises a question worth asking honestly: will you actually use it enough to justify the cost? According to Pacaso's own Second Home Sentiment Report, only about 25% of second home owners used their property more than four weeks per year. For a $1.5M Tahoe home carrying $80,000-$100,000 in annual costs, that's a significant expense for limited use, and that's before the management burden of coordinating snow removal, maintenance, and winterization from afar. There are three reasons co-ownership is particularly well-suited to Tahoe specifically: Explore

A second home down payment is more manageable than most buyers expect, as long as the funding source actually fits your financial picture. Most articles on the topic list ten options and leave you to figure out which one applies. This guide does the opposite: it shows you how much you actually need by loan type and price point, then walks through the smartest down payment options for four common buyer profiles. It also shows where co-ownership fits, because for many would-be buyers it solves the down payment problem before you ever fill out a mortgage application. For a conventional loan on a single-family second home, expect to put down at least 10% if your credit, debt-to-income ratio, and cash reserves are strong. In practice, most lenders push that closer to 15% to 20%, and jumbo loans on higher-priced vacation homes typically require 20% to 25% down.  The reason is risk: lenders assume that if a borrower runs into financial trouble, they will keep paying the mortgage on their primary residence before their vacation home, so they offset that risk with a larger second home down payment, a higher credit score floor, and stricter cash reserve requirements. Beyond the down payment itself, you should be ready to document two to six months of cash reserves on top of closing costs, hold a credit score of at least 640 (700+ is ideal), keep your total debt-to-income ratio at or below 43%, and confirm the home meets Fannie Mae and Freddie Mac second home occupancy rules, typically a one-unit, year-round property located at least 50 to 100 miles from your primary residence. Not every loan product is on the table when you are The percentage is only half the picture. The other half is the dollar figure you actually need at the closing table. Here is what a down payment on a vacation home looks like across common second home price points. For most buyers shopping in the $750,000 to $1.5 million range that defines today's second home market, that means $75,000 on the low end and $375,000 on the high end, before closing costs, furnishings, and reserves. The size of that check is exactly why If you’re wondering how to buy a second home with a low down payment, co-ownership rewrites the math because the second home down payment is calculated against the share you actually buy, not the full value of the home. Pacaso allows buyers to purchase a share (1/8 to 1/2) of a fully managed luxury home through a For a deeper walk-through of how co-ownership works alongside conventional financing, see Pacaso's The right down payment options for second home purchases depend on where most of your wealth sits today. Four profiles cover the majority of real-world buyers. If your primary residence has appreciated and you have at least 30% to 40% equity, a HELOC or cash-out refinance is usually the cheapest and fastest source of down payment cash. You access the equity without selling, deduct mortgage interest where eligible, and avoid liquidating investments. Pacaso has a focused walk-through on using High earners often run into a timing problem rather than a wealth problem. The best down payment options here are a conventional loan with 10% down (accepting PMI), gift funds from family (documented per Fannie Mae guidelines), seller financing for part of the down payment, or co-ownership, which reduces the cash hurdle by an order of magnitude. If your wealth is concentrated in retirement accounts, taxable brokerage, or your existing home, asset-depletion mortgages and securities-backed lines of credit let you qualify and fund a second home down payment without selling appreciated positions or triggering big tax bills. Co-ownership is also a natural fit at this life stage, since you get the home you want without tying up retirement liquidity in a single illiquid asset. Expect to put at least 10% to 15% down, and budget for closing costs of 2% to 5% on top. If you are unsure whether to go full ownership or test the waters first, co-ownership is the lower-risk on-ramp: a deeded share, fully managed, with a clear resale path. Pacaso's Across the buyer profiles above, six funding sources do most of the work. The smartest choice is the one that fits your balance sheet, not the one with the lowest headline rate. For a side-by-side cost comparison of these paths, the Pacaso shrinks the second home down payment problem in three concrete ways.  The result is a true real estate asset, with a deeded LLC interest, in a luxury market you might otherwise be priced out of. To see what is available in your preferred destination,

Yes, France places no restrictions on foreign ownership of residential real estate. You can buy a Paris apartment, a Provence farmhouse or a Côte d'Azur villa as a non-resident, regardless of whether you hold an EU passport. Americans buying property in France have the same legal rights to purchase, hold, and resell as French nationals. What ownership does The sticker price is only part of the picture. Buying property in France as an overseas buyer typically adds 7% to 8% in closing costs on existing homes, plus agency fees and any financing costs. Here is what to budget for: Once you close, three recurring taxes shape your annual carrying cost. Paid annually by the owner, calculated on the property's cadastral rental value. Paris has historically had one of the lowest taxe foncière rates among major French cities, with a 2026 global rate of roughly 13.5%. For a typical 70 square meter apartment, that translates to approximately €450 per year, although prime properties with higher cadastral values pay more. Taxe d'habitation was abolished on primary residences in 2023, but it still applies to secondary residences. Paris levies a 60% surcharge on the municipal portion of taxe d'habitation for second homes, which is the highest surcharge band allowed under French law. If your French home is a vacation residence and not your declared primary residence, budget accordingly. France's real estate wealth tax. Non-residents are subject to IFI only on French real estate. The threshold to file is €1.3 million of net French real estate assets as of January 1 each year, and the progressive rate scale starts at €800,000. Rates range from 0.5% to 1.5% across brackets. For owners with a single Paris apartment under the threshold, IFI does not apply. For buyers stacking multiple French properties or a single high-value home, it becomes a meaningful annual line item. Non-residents selling French real estate pay capital gains tax on the profit. The headline rates: 19% income tax plus 17.2% social charges, for a combined 36.2% on the gain before relief. France then applies a generous taper relief (abattement pour durée de détention) the longer you hold. Under the Loi de Finances pour 2026, the income tax taper was accelerated. Full exemption from the 19% income tax portion is now reached after 17 years of ownership, down from 22 years. The social charges taper was not changed and still takes 30 years to reach full exemption. In practice, that means holding a French property long enough materially reduces the bite when you sell, but a sale within the first decade carries the full combined rate on most of the gain. EU and EEA nationals who were previously fiscally resident in France can also claim a lifetime €150,000 exemption on the net taxable gain. American sellers do not qualify for that specific allowance, but US-France tax treaty provisions help avoid double taxation on the same gain. A French tax advisor familiar with cross-border treatment is worth the fee. The right region depends on how you actually want to spend time in France. A few of the most-searched destinations among overseas buyers: Among the regions above, Paris stands apart for two reasons: liquidity (resale demand is consistent across cycles) and infrastructure (international flights, English-speaking professionals, robust property management). For overseas buyers asking where to buy property in France when they plan to visit on weekends or holidays rather than relocate, Paris remains the default answer. If you are weighing France against the UK, our guide on Ready to make Paris your second home? The French closing process is notaire-led and more structured than what most American buyers expect. The notaire is a public official who handles the legal transfer and represents the transaction itself, not the buyer or seller specifically. For overseas buyers, the practical friction is rarely the legal mechanics; it is the language, the paperwork volume, the time difference, and managing the home from afar once you own it. If you want the broader playbook beyond France specifically, our in-depth guide on Pacaso markets homes in France as luxury second homes, not investment vehicles. That framing matters: the right reason to buy in France is to actually spend time there, not to optimize a return. That said, the financial picture for a long-hold owner is reasonable. Paris real estate has shown decades of resilience across cycles, supported by limited central inventory, tight new-build supply, and consistent international demand. Taxe foncière is low relative to comparable global cities. Capital gains taper relief rewards long holds. And the dollar-priced fractional model removes some currency risk for US buyers. Where the math gets harder is on shorter holds, ownership of a high-value home that triggers IFI, or a property used too lightly to justify full ownership and management costs. That last point is where fractional ownership genuinely changes the equation. Use this comparison table as a real-world reference for Paris, specifically: The Paris price range above is grounded in two examples of Paris Pacaso homes in the 6th and 7th arrondissements: Most overseas buyers who want a home in France hit the same wall: the dream property in Paris is $5 million or more, sits empty 40 weeks a year, and brings a stack of cross-border management work along with it. Pacaso was built to solve that specific problem. Pacaso allows buyers to purchase a share (1/8 to 1/2) of a You can

Finding the best places to buy a vacation home comes down to matching the location to your lifestyle, hobbies and climate preferences. Consider how you want to spend your free time, who will be traveling with you, and where you can see yourself returning year after year. To help you narrow down the choices, we've organized the top vacation home destinations into four groups: beach destinations, desert and sun destinations, mountain destinations, and international destinations. We've also added California-specific highlights and a full comparison table so you can easily evaluate every market at a glance. Beach destinations consistently rank among the most sought-after markets for second home buyers. Warm weather, outdoor lifestyle and strong rental demand make these locations perennial favorites. Miami is one of the best places to buy a vacation home in Florida because of its unique blend of coastal luxury and urban energy. South Florida has warm weather year-round, headline-making dining and art, and convenient access to Latin America and Europe. The vacation home market here has maintained strong momentum at the top end, reflecting consistent demand from domestic and international buyers. Hilton Head Island is one of the best places to buy a vacation home in South Carolina for buyers who want a mix of active outdoor living and relaxed coastal charm. The area offers warm weather year-round and easy access to world-class golf, nature trails and wide sandy beaches. It's also one of the best East Coast beach towns for buyers seeking solid long-term market growth. Charleston consistently tops lists of the best places to live and visit, and it's equally strong as a second home market. The city's subtropical climate, cobblestone streets and proximity to beaches like Isle of Palms and Sullivan's Island give it year-round appeal. It's a great option for those looking at the best places to buy a vacation home in South Carolina beyond the well-known resort islands. Desert markets offer a distinctive combination of over 300 days of sunshine, world-class golf, and a luxury lifestyle that appeals to buyers escaping cold or grey climates. Scottsdale is a premier destination for those looking at the best places to buy a vacation home in Arizona. Its desert landscape, strict zoning that preserves natural trails and a history of market resilience make it one of the most reliable luxury second home markets in the country.  Mountain towns offer four-season appeal, with skiing in winter and hiking and festivals in summer, and tend to attract buyers who want nature access paired with fine dining and luxury amenities. Aspen balances powder days with gallery nights, a rare combination that keeps real estate demand consistently high. Aspen is one of the best places to buy a vacation home in Colorado for buyers who want both winter skiing and a vibrant summer season.  Vail is one of the best places to buy a vacation home in Colorado for buyers who want a walkable mountain town with a pedestrian street system and resort-level amenities. When the snow melts, the town becomes a standout summer destination with whitewater rafting, farmers markets and outdoor concerts. Jackson Hole sits in one of the most dramatic natural settings in North America, flanked by Grand Teton and Yellowstone National Parks. The combination of world-class skiing, zero state income tax, and a tight inventory of luxury homes gives it consistently strong market fundamentals.  Steamboat Springs offers a more laid-back mountain lifestyle than some of Colorado's higher-profile resorts, while still delivering world-class skiing and year-round outdoor activities. Canoeing on Pearl Lake, soaking in geothermal springs, and access to Routt National Forest make it one of the most well-rounded mountain markets for second home buyers. California offers an extraordinary range of second home markets, from beach cities and wine country to desert retreats and mountain ski towns. Several markets have consistently demonstrated strong buyer demand and home value appreciation. San Diego consistently ranks as one of the best places to buy a vacation home in California because of its remarkably consistent climate and deep lifestyle appeal. The vacation rental market here is strong due to the city's massive draw for domestic and international travelers.  Palm Springs is one of the best places to buy a vacation home in California for buyers drawn to its striking desert scenery, more than 300 days of sunshine and iconic mid-century modern architecture. Cathedral City, just six miles away, is also worth considering for buyers seeking a more affordable entry into the Coachella Valley lifestyle. Truckee and Lake Tahoe to the north provide an entirely different California second home experience, with mountain lodges and year-round outdoor recreation.  Lake Tahoe is consistently one of the most desirable second home markets in California. Truckee, just north of the lake, has an allure of its own: an Old West aesthetic paired with epic ski resorts and proximity to Donner Lake. The area saw an extraordinary demand surge from Bay Area buyers in recent years. For a deeper look at this destination, explore Pacaso's Napa Valley offers a lifestyle centered on culinary excellence, natural beauty, and a quieter pace. The rolling vineyard scenery, Michelin-starred restaurants, and concentration of luxury estates make it one of the best places to buy a vacation home in California for buyers who prioritize food, wine and relaxation over resort activities. For globally mobile buyers, the best places to buy a vacation home internationally are places that deliver culture, connectivity, and everyday ease, along with strong property markets. Here are the top international destinations in Pacaso's portfolio, plus additional global markets worth considering. Paris rewards second home owners with a walkable city, world-class arts and food, and seamless rail and air connections across Europe. It is one of the best places to buy a vacation home in Europe for buyers assembling a global portfolio. London is one of the most globally connected cities in the world, making it an exceptional base for international second home buyers. The diversity of its neighborhoods, from the historic charm of Kensington to the energy of Shoreditch, means buyers can find a setting that matches almost any lifestyle. Tuscany is the quintessential Italian second home destination. Rolling hills, ancient walled towns, Michelin-starred restaurants, and proximity to Florence and Siena create a lifestyle that is hard to replicate anywhere else. It is one of the best places to buy a vacation home in Europe for buyers who want cultural richness paired with natural beauty. Los Cabos is widely considered one of the best places to buy a vacation home in Mexico. Located at the southern tip of Baja California, it combines desert canyons, turquoise water, world-class golf, and a growing luxury real estate market. From mornings on the water to evenings watching the sunset from a private terrace, the lifestyle here is easy to settle into.  Beyond Pacaso's portfolio, several other global markets consistently attract second home buyers: Use this table to quickly compare the top vacation home destinations across climate, price range, who each destination is best for, and Pacaso availability. Price range key: $$ = under $700K median · $$$ = $700K–$1.4M · $$$$ = $1.4M+ No matter which destination appeals to you, four key factors should shape your decision. How long does it take to get to your vacation home? A destination within driving distance encourages more frequent use. If you're flying, direct flights from your home airport significantly improve the ownership experience. Markets like Miami, San Diego, and Palm Springs all have major international airports nearby. For international destinations like Paris and London, consider the availability of nonstop transatlantic routes. Do you want a winter escape, a summer retreat or year-round access? Beach destinations like Miami and San Diego deliver year-round appeal, while mountain markets like Aspen and Vail are especially strong in winter and summer. Desert markets like Scottsdale and Palm Springs are best in winter and spring, with intense summers. European destinations like Paris and Tuscany offer a rich spring and autumn experience. Think about how you want to spend your time at your second home. If skiing and mountain scenery are priorities, Aspen, Vail or Jackson Hole are the right fit. If beaches and outdoor water activities are your focus, Miami, San Diego or Hilton Head deliver. For food, wine and cultural experiences, Napa, Tuscany or Paris offer something few other destinations can match. Review the Consider how often you realistically plan to use the home. If you expect to be there four to twelve weeks a year, whole ownership means paying for 52 weeks of upkeep for a fraction of the use. If you're evaluating the best places to buy a vacation home in the world, there are additional factors to keep in mind: Pacaso is a smarter way to own a luxury vacation home in the destinations that matter most to you. Pacaso allows buyers to purchase a share (1/8 to 1/2) of a fully managed luxury home through a Pacaso takes care of everything: With homes across destinations mentioned above, including beach markets in Florida and South Carolina, desert retreats in Arizona and California, mountain towns in Colorado and Wyoming, California wine country, and urban destinations in Europe and Mexico, Pacaso makes it possible to own in the place that fits your lifestyle. Explore