A Simple Buyer’s Guide: What to Expect 

We begin with a brief consultation to understand:

• Your goals

• Your timeline

• What matters most in a home

You’ll then receive custom MLS home alerts so you can start browsing and learning the market.

Why financing comes up early:

Knowing what’s financially reachable helps us focus only on homes that truly fit and avoids wasted time or disappointment later.

• Pre-qualification helps establish a realistic price range

• You may view homes with a pre-qualification as long as you’re actively working with a lender

• Pre-approval is required before making an offer and shows sellers you’re serious

I can connect you with trusted local lenders if needed.

Once price and terms are agreed upon:

• Your offer is submitted

• I send a clear summary to the seller’s agent outlining:

  • Offer price

  • Financing strength

  • Earnest money deposit

  • Inspection timeline

  • Target closing date

Most sellers respond within 24–48 hours.

Once price and terms are agreed upon:

• Your offer is submitted

• I send a clear summary to the seller’s agent outlining:

  • Offer price

  • Financing strength

  • Earnest money deposit

  • Inspection timeline

  • Target closing date

Most sellers respond within 24–48 hours.

After acceptance:

• I confirm all important contract dates with the seller’s agent

• You receive a clear written timeline

• We review early costs and next steps so nothing is missed

Buyers should be prepared for a few costs early in the process:

• Earnest money deposit (within 72 hours of acceptance)

• Home inspection (Soon as possible)

• Appraisal
  (Ordered by the lender, paid by the buyer)

These are separate from your down payment and closing funds.

You’ll have time to evaluate the home and decide how to proceed.

Common inspections include:

• General home inspection (overall condition)

• 4-Point inspection (often required for insurance)

• Wind mitigation (may reduce insurance costs)

During this period, you may:

• Move forward

• Renegotiate

• Cancel based on inspection results

• The lender orders the appraisal to confirm the home’s value

• You’ll need to respond promptly to lender document requests
  
  

If the home does not appraise at value:

• Buyer may bring additional funds

• Seller may lower the price

• We can review the appraisal for errors or missing information

At least 3 days before closing, you receive the Closing Disclosure.

I review it with you to confirm:

• Deposits and credits are correct

• Fees and taxes are accurate

• Cash-to-close matches expectations

This prevents last-minute surprises.

Buyers typically bring:

• Remaining down payment

• Homeowners insurance (1 year paid upfront)

• 2–3 months of property taxes

• Lender fees

• Title and recording fees

Typical buyer closing costs (excluding down payment):
👉 About 2–4% of the purchase price

• Seller pays documentary stamp tax on the deed

• Buyer pays:

  • Documentary stamp tax on the mortgage

  • Intangible tax on the new loan

(These are standard Florida closing taxes.)

• Final walkthrough 24–48 hours before closing

• On closing day:

  • Funds are sent

  • Deed is recorded

  • Keys are released 🔑