Home Buying
Consultation

What we’ll cover together

Before we tour a single property, we get in alignment over Zoom:

• Your timeline, budget & purchasing power: when you want to move, the monthly payment that feels comfortable, and discovering what you can truly afford.
• Loan type: FHA, VA, or Conventional, and the pros and cons for your situation.
• Down payment, closing costs & PITI: what to expect and how to prepare.
• The search, the offer & under contract: how we find it, how we write to win, and what happens after.
• The representation agreement: we close by spelling out our duties to one another and how compensation works.

How buyer representation & compensation work now

• A representation agreement comes first. After the NAR settlement, you can’t see a home, even on video, without an agreement spelling out my duties to you and the exact compensation owed.
• Commission has always been negotiable. That hasn’t changed. What changed is that it’s now negotiated with every offer, rather than posted in the MLS.
• The seller has options. Pay my compensation directly, offer you a concession to cover it, or offer nothing at all.
• The cleanest path: the seller pays the buyer’s broker directly, using a form sent with your offer, and it can be amended during the transaction.

You want a fierce negotiator who understands every nuance of these changes. That’s me.

“As-Is with Right to Inspect”

As-Is in Florida is not the same as as-is in other states. This contract protects the buyer more than it sounds.

• You still inspect. The inspection period happens after the contract is ratified, and you don’t lose your right to look under the hood.
• You can walk away. During inspection you can exit for any reason, or no reason, and keep your deposit.
• Timelines are realistic. 7 to 10 calendar days is customary; 5 in a bidding war. A 15-day ask is the kiss of death. It signals you’re not serious.
• Then the contingency clears. Once we negotiate inspection terms successfully, that contingency is removed and we move forward.

Deadlines are real, especially from out of state

• Calendar days, not business days. Every step has a deadline. Miss one and you risk your deposit. This is the opposite of the attorney-paced tri-state or California process.
• The clock runs on EST, not your time zone. Earnest money is typically due ~3 days after ratification; your loan application within 5.
• Confirm before you wire. Always. Never trust wire instructions by email alone. Verify verbally with the title company first.
• Florida is its own animal. We typically don’t use attorneys, mobile notaries are common, and you don’t have to be present to close.

My team keeps you on track every step of the way.

Conventional, FHA & VA

Some sellers carry a stigma about FHA/VA. I’ve gotten those buyers to the table with smart, competitive offers sellers feel confident accepting.

We handle this with you

• General building inspection: every nook and cranny; the inspector notes observations, not opinions.
• Four-Point: roof, HVAC, electric, plumbing, water heater. A satisfactory four-point is required to bind insurance.
• Wind Mitigation: shows roof tie-downs and storm protection, and earns you insurance credits.
• WDO (termite), plus pool, sewer scope, well, and more as needed. Termites are standard here. Fear not.

My team orders inspections immediately, and I’m present for every single one. Find a deal-breaker? You walk, and your deposit comes back.

PITI & the “wait for rates” myth

Your true payment is PITI: Principal, Interest, Taxes & Insurance. Here’s the same home, 10% down, over three years of falling rates and rising prices:

Mortgage Payment Scenarios

You’re in good hands

Let’s find more than a house. Let’s build your wealth.