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The actual buying process
If you're a first-time buyer, this is more or less the path. If you've done this before, you can skip the basics — but the steps are the same. The cleaner you keep this in order, the smoother closing day will be.
Live MLS search with no email gate. Honest neighborhood guides, not real-estate-blog fluff. And an agent who returns texts in minutes — not hours.
If you're a first-time buyer, this is more or less the path. If you've done this before, you can skip the basics — but the steps are the same. The cleaner you keep this in order, the smoother closing day will be.
Talk to a real lender — Tim's preferred lender for NE FL is Shea Sherman at First Coast Mortgage Funding (NMLS 1953441). Pre-approval is 30 minutes of paperwork and saves you weeks later. Pre-qualified is meaningless; sellers won't take your offer seriously without an underwritten pre-approval.
Beds, baths, square feet, school zone, commute. Two non-negotiables max. Then "nice-to-haves" — pool, garage, yard, view. The buyers who write the cleanest list buy the fastest.
Use the MLS search on this site. Set the filters tight, save your search, look at what comes through email. Avoid Zillow rabbit-holes — half of what's there is stale or coming-soon teasers.
If you've toured 25 homes and haven't written an offer, the filters are wrong. We re-set after 7-10 tours max.
List price is a suggestion. Days-on-market, sold/list ratio, competing offers — that's where strategy lives. Earnest money typically $1K-$10K. Don't shoot for too low; you'll lose the home to someone who paid attention.
Inspection happens within 7-14 days of contract acceptance. Use the report to ask for credits or repairs — not to renegotiate price. Closing is typically 30-45 days after contract.
Each guide is written for one specific buyer type. Pick the closest:
30-minute call. No pressure, no pitch. I'll tell you what's realistic for your situation.
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