Buyer's guide
Your lifestyle, perfectly matched. A step-by-step guide to buying a home on Florida's Gulf Coast.
Buying a home is one of the most exciting milestones of your life. To prepare for it, you need to know what to expect. This step-by-step guide from your agent will reduce the stress of buying and help you enjoy the journey.
Personalized consultation
Your journey starts with an in-depth lifestyle discovery session. We explore how you live, what inspires you and what your future vision looks like, so every home we consider is aligned with your goals.
Curated home selection
You'll receive hand-selected properties that reflect your lifestyle, whether you're seeking waterfront living, a peaceful retreat or an upscale gated community. Every option is vetted in advance to save you time.
Simplified touring experience
Private, efficiently scheduled tours tailored to your day, with context on the neighborhood, lifestyle nuances, investment potential and future resale value.
Contract expertise and negotiation strategy
We negotiate with precision and intention. Our approach protects your interests, maximizes your position and ensures a smooth transition into your new home.
Concierge-level support
From inspection coordination to vendor introductions, financing connections and moving support, we handle the details so you can focus on your next chapter.
After closing: a continued advisory relationship
Your experience doesn't end at the closing table. Expect ongoing homeownership resources, market updates, equity evaluations and access to our trusted vendor directory.
Have the home inspected
In most cases your offer is contingent on inspection to uncover structural damage or large repairs. We help you arrange it within days of an accepted offer. If there are issues, you can renegotiate based on what needs to be fixed, or withdraw.
Select your loan
Return to the lender who pre-approved you and choose your mortgage from the options for your situation: fixed or adjustable rate, 15 or 30 years, or programs such as VA and FHA loans.
Get a home appraisal
Your lender orders an independent appraisal to make sure all parties are paying a fair price for the home.
Finish paperwork
Your lender and title company arrange the paperwork. When you finish signing, you're the legal owner of your new home. It may take a few days for the loan to fund before you receive keys.
Our goal is the most personalized service, to help you buy your dream home.
Schedule a consultationEstimate your monthly cost.
Florida buyers should budget for more than principal and interest. Enter your own numbers below; the defaults are placeholders, so use quotes for your real property, insurance and rate.
- Principal & interest
- $0
- Property tax
- $0
- Insurance
- $0
- HOA / condo dues
- $0
Estimate only. Not a loan offer. Property taxes, insurance (including wind and flood) and mortgage insurance vary by property and buyer. Talk to a lender for exact figures.
What to plan for beyond the price.
Insurance
Homeowners, windstorm and flood coverage can materially change monthly costs on the coast. Get quotes early, before your inspection period ends.
Fees & assessments
HOA dues, CDD assessments, condo reserves and special assessments differ widely by community and building. We help you read the financials.
Taxes & exemptions
Florida has no state income tax, and the homestead exemption can reduce taxable value on a primary residence. Property tax varies by address.
Buying on the Gulf Coast: common questions
Do I need flood insurance when buying on Florida's Gulf Coast?
Lenders require flood insurance when a property is in a FEMA special flood hazard zone and has a federally backed mortgage. Standard homeowners policies do not cover flood, so many buyers carry it even outside those zones. Get a quote before you make an offer.
What are a 4-point inspection and a wind mitigation report?
A 4-point inspection reviews the roof, electrical, plumbing and HVAC systems, and insurers often request it for older homes. A wind mitigation report documents features such as roof shape, roof-to-wall connections and opening protection that can earn premium discounts.
What is the Florida homestead exemption?
The homestead exemption reduces the taxable value of your primary residence. You generally must own and occupy the home as your permanent residence on January 1 and apply with your county property appraiser by March 1. The Save Our Homes cap also limits annual increases in assessed value for homesteaded property.
What are HOA and CDD fees?
HOA dues pay for a community's shared amenities and maintenance. A Community Development District fee pays for infrastructure such as roads and drainage in many newer communities and often appears on the property tax bill. Ask for both amounts for any address you are considering.
How safe is buying a condo after Florida's recent condo laws?
Florida now requires milestone inspections and structural integrity reserve studies for many condo buildings three stories or taller. Review the association's latest inspection reports, reserve funding and any planned special assessments with your agent before making an offer.
How long does it take to close on a home in Sarasota or Manatee County?
Financed purchases commonly close in roughly 30 to 45 days after the contract is signed. Cash purchases can close faster. Your timeline depends on the loan, inspection, appraisal and title work.
Should I use the builder's agent when buying new construction?
The builder's sales representative works for the builder, not for you. Bring your own agent before your first visit or registration so you have independent advice on pricing, incentives, contract terms and upgrades.
Do I have to sign a buyer agreement before touring homes?
Since NAR settlement rules took effect in August 2024, buyers working with an agent typically sign a written buyer representation agreement before touring. It spells out services and how the agent is compensated, and we walk through it with you up front.
Let's find your home
Tell us what matters most and we'll build a search around your lifestyle.