— Buying tools
How long does this actually take?
Realistic timeline from first pre-approval call through keys-in-hand. Most Florida purchases close 7-9 weeks after pre-approval; cash buyers can compress to 2-3.
Week 0-1
Pre-approval
Submit docs to lender, get rate quote, lock vs. float decision. Plan 3-7 days.
Week 1-3
Define scope, start touring
Sharpen your non-negotiables, see 4-8 homes per trip across 1-2 trips. Eliminate 80% of the market.
Week 2-4
Make + accept offer
Once you find the one: contract signed within 24-48 hours, escrow opens, inspection clock starts.
Week 3-5
Inspections + insurance quotes
General inspection 7-10 days into contract. Pull insurance quotes IMMEDIATELY (Florida quirk). Negotiate any inspection items.
Week 4-7
Loan underwriting + appraisal
Lender orders appraisal, underwriter reviews. Most stress lives here. 2-4 weeks typical; longer for condo or unusual property.
Week 6-8
Clear-to-close + final walkthrough
Lender issues CTD; you do final walkthrough 24-48h before closing. Confirm everything is as agreed.
Week 7-9
Closing day
45-min signing at title company. Wire funds for down payment + closing costs. Deed records same day or next morning. Keys handed over.
What slows things down
Condo / co-op approvals (extra 2-3 weeks), VA/FHA appraisal back-and-forth, lender docs requiring re-submission, inspection issues that re-open negotiation, low appraisal requiring price adjustment.
Got a timeline you need to hit?
Tell me when you need to be in the home — moving for work, lease ending, kid's school year. We'll plan backward.