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Helpful, honest information.
Free guide · PDF
The Buyer's Guide
A step-by-step companion for buying in Northeast Florida.
Free guide · PDF
The Seller's Guide
Pricing, preparation, marketing and closing — explained.
I — Checklists
Lists worth keeping.
Relocation checklist
- Get preapproved with a lender licensed in Florida
- Research commute times and schools [verify with district]
- Plan a scouting visit or virtual tours
- Ask about insurance — wind and flood
- Set up utilities: JEA or local provider
- Update your driver's license within 30 days
First-time buyer checklist
- Check your credit report
- Set a comfortable monthly budget
- Save for down payment and closing costs
- Get preapproved
- List must-haves and nice-to-haves
- Explore first-time buyer assistance programs
II — Calculators
Run the numbers.
Mortgage payment
Est. principal & interest
$2,275/mo
Affordability
Approx. loan amount (28% guideline)
$369k
Estimates only. Excludes taxes, insurance, HOA and PMI. Not a loan offer — consult a licensed lender.
III — Glossary
Real estate terms, in plain English.
- Appraisal
- A licensed appraiser's opinion of value, usually required by the lender.
- Contingency
- A condition in the contract that must be met for the sale to proceed.
- Escrow
- Funds held by a neutral third party until conditions are met.
- HOA
- Homeowners association — sets rules and collects dues in some communities.
- Title insurance
- Protects against problems with ownership history.
- Homestead exemption
- A Florida property tax benefit for primary residences. Apply with your county property appraiser.
- PMI
- Private mortgage insurance, often required with less than 20% down on conventional loans.
- Closing Disclosure
- The final statement of your loan terms and costs, provided before closing.
IV — FAQ
Common questions.
How much do I need for a down payment?
It depends on the loan. Some programs allow 0–3.5% down; conventional loans often start around 3–5%. A lender can explain your options.
Should I sell before I buy?
It depends on your finances and the market. We can talk through contingent offers, bridge options, and timing.
Does it cost anything to work with you as a buyer?
Buyer representation terms are set out in a written agreement before touring homes. I'll explain compensation clearly up front. [VERIFY current practices with brokerage.]
How do flood zones affect buying in Florida?
Flood zones can affect insurance requirements and costs. Review FEMA maps and get insurance quotes early in the process.