Move to
Florida

This is step zero — not step one. In Florida's market, especially in competitive areas, sellers won't take you seriously without a pre-approval letter. It takes 24–48 hours with me. We review your income, assets, credit, and debt to determine exactly what you can borrow and at what rate. You'll get a letter you can use with any offer.

Work with a local buyer's agent who knows the specific market you're targeting. In Florida, neighborhood knowledge matters — the difference between two streets in the same zip code can be significant in terms of flood zone, school district, and resale value. Don't shop without a pre-approval letter and don't fall in love with a house before checking the flood zone.

Your agent submits a written offer through the Florida Realtors contract. The offer includes your purchase price, financing terms, closing date, and any contingencies — inspection, appraisal, and financing are the standard three. In competitive situations you may need to move fast. Having your pre-approval ready and a direct line to your lender is the difference between winning and losing a multiple-offer situation.

Once your offer is accepted and the contract is executed, you'll wire your earnest money deposit — typically 1–2% of the purchase price in Florida, though it can vary. This goes into an escrow account held by the title company. It signals to the seller that you're serious. If you close, it applies toward your down payment or closing costs. If you back out for a valid contract reason (failed inspection, financing contingency), you typically get it back.

You hire a licensed home inspector to evaluate the property — roof, AC, electrical, plumbing, structure, and more. In Florida, also consider a wind mitigation inspection (can lower your insurance premium significantly) and a 4-point inspection (often required by insurers on older homes). If the inspection reveals issues, you can negotiate repairs, a price reduction, or a credit at closing. If it's bad enough, you can walk away and get your EMD back.

Your lender orders an independent appraisal to confirm the home is worth what you're paying. The appraiser compares the home to recent comparable sales in the area. If the appraisal comes in at or above your purchase price — no issue. If it comes in low, you'll need to negotiate with the seller, make up the difference in cash, or walk away. In Florida's market, appraisal gaps have been common in hot areas.

After the appraisal comes in and underwriting reviews your full file, your lender issues a mortgage commitment — a formal written approval of your loan. This is the point where your financing is essentially locked in, subject to final conditions. Common conditions include updated pay stubs, proof of homeowners insurance, and satisfactory title search. Once commitment is issued, you're on a clear path to closing.

Underwriting is the lender's process of verifying every piece of your file — income, employment, assets, credit, the property itself. An underwriter reviews your documents and either approves, suspends (needs more info), or denies the loan. Most files go through at least one round of conditions — additional documents they need before issuing final approval. This is normal. Respond to requests quickly and completely and the process moves fast.

Federal law requires your lender to send you a Closing Disclosure at least 3 business days before your closing date. This document outlines every number — your exact loan amount, interest rate, monthly payment, closing costs, and cash to close. Review it carefully and compare it to your Loan Estimate from earlier in the process. If something looks off, call your lender immediately. This is your last chance to ask questions before you sign.