Buying a home in Florida, done thoughtfully.

1. 01

   Get pre-approved before you start touring

   A pre-approval letter tells you your realistic budget and makes your offers competitive. Florida sellers — especially in hot pockets like South Tampa, Snell Isle, or Windermere — routinely skip buyers who submit without one. I can connect you with a few lenders I've closed with consistently; rates are comparable, service varies a lot.

   Worth knowingTip: ask your lender for two numbers — the max you qualify for, and the max you're comfortable paying monthly. They're almost never the same.

2. 02

   Define your non-negotiables vs. nice-to-haves

   Before we tour anything, let's list the three things you can't live without (under 30-minute commute, three full baths, fenced yard) and the three you'd trade in a heartbeat. The sharper this list is, the faster we eliminate 80% of the market and focus.

3. 03

   Understand Florida-specific costs

   Florida homeownership has costs that catch out-of-state buyers: wind and flood insurance, CDD fees in newer communities, HOA dues, property taxes that reset at purchase (not grandfathered like California). Before you fall in love with a listing, I'll pull the real all-in monthly number so there's no sticker shock at closing.

   Worth knowingWatch: VE-zone flood insurance can run 3-4x AE-zone. Always quote insurance BEFORE making an offer on waterfront.

4. 04

   Tour thoughtfully, not exhaustively

   Seeing 30 houses is fatigue, not research. We tour 4-8 carefully-chosen properties per trip, each representing a different tradeoff. That lets you compare like-for-like and discover what you actually value — lot size vs. finishes vs. location.

5. 05

   Make a strong offer, not just a high one

   Price matters, but so do the inspection window, financing contingency timing, closing date flexibility, and who pays title insurance. In competitive situations the cleanest offer often wins over the highest one. I'll walk you through each lever and pick the ones that matter to this specific seller.

6. 06

   Inspect like it's going to be YOUR house (because it is)

   I always attend inspections. A good inspector will find something — the question is whether it's a dealbreaker, a negotiation item, or a to-do list for year one. We'll classify everything together. For older homes in Seminole Heights or Old Northeast, plan on 4-hour inspections.

   Worth knowingFor Florida: always request a 4-point inspection (roof, electrical, plumbing, HVAC) AND a wind mitigation report. Insurers require both for good rates.

7. 07

   Closing — what actually happens

   In Florida, closings are usually handled by title companies, not attorneys. I'll review the closing disclosure with you 3-5 days before — line by line, no surprises. Closing itself is 45 minutes of signatures. Watch for wire-fraud scams targeting the wire transfer step; I'll walk through the safety protocol with you in advance.

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