Buying a home in Central Florida
Found a place you love? Here's what I'd tell a friend about offers, inspections, financing, and new construction before they sign anything.
Inspections and appraisal
Buying new construction in Florida: should I bring my own agent to the builder?
Usually, yes, from the very first visit. The builder's sales consultant works for the builder; your agent works for you. Here's what your agent does on a new build, who pays, and when going alone can work.
Buying in a Florida CDD community: how to estimate your true monthly cost
A CDD assessment can add a few hundred dollars a month to a Central Florida home. Here's how to fold it into your real monthly payment, with a made-up example and a checklist.
Working with an agent
Do I Have to Sign Something Before an Agent Shows Me a Home in Florida? (And Who Pays My Agent Now?)
What Florida buyers sign before touring homes, what the agreement has to say about pay, who actually pays your agent, and what to ask before you sign.
First-time buyer in Florida? The questions to answer before you tour
The questions to answer before you tour: why, where, what and when you want to buy, your budget, and what you want in an agent.
What should I ask a buyer's agent before I hire them?
Since 2024 you sign an agreement with your agent before touring homes, so it pays to interview first. Here are the questions that matter, what good answers sound like, and red flags.
Transaction broker vs. single agent in Florida: what's the difference, and which should you pick?
Florida agents are transaction brokers by default; a single agent must be set up in writing. Both guide and negotiate for you. Here's how they differ, the trade-off, and how to choose.
Making an offer
Cash vs. financed offers in Florida: why sellers care, and how to compete with a loan
Sellers often prefer cash because it's faster and more certain. Here's what a seller is really weighing, and how a financed buyer can write a Florida offer that competes.
Earnest Money in Florida: How Much to Put Down and When You Could Lose It
How escrow deposits work on Florida home purchases: who holds the money, when it's due, how much to offer, and the deadlines that protect it.
Escalation clauses in Florida: when they help and when they backfire
An escalation clause automatically raises your offer to beat competing offers, up to a cap. Here's how Florida's escalation addendum works, the pros and cons, and the mistakes to avoid.
How much should I offer on a house in Florida? Reading comps like an agent does
Start from what similar homes actually sold for, not the list price. Here's how to read comps, adjust for differences, factor in days on market and condition, and land on an offer you feel good about.
Seller concessions in Florida: how much can you ask for?
Seller credits can cover your closing costs, but every loan type caps them. Here are the limits for conventional, FHA and VA loans, how they work, and when a price cut is smarter.
Should I waive the appraisal or inspection in Florida? What you'd be giving up
Waiving protections can make your offer stronger, but it shifts the risk to you. Here's what each waiver really means in Florida, and safer ways to compete.
Contract to closing
HOA and condo documents in Florida: what to look for before you buy
Read the HOA or condo documents before your inspection period ends. Here are your Florida cancellation windows, the fees and rules to check first, and the red flags hiding in the minutes.
Seller hasn't moved out yet? Possession and the final walk-through in Florida
On Florida's standard contracts you get the keys at closing. Here's what the final walk-through is for, my checklist, and how to handle a seller who needs a few extra days.