Home Buyer Frequently Asked Questions

Look for three things: local knowledge, fast communication, and honesty about every house. Some agents know the market and some don't. Some answer your text in two minutes and some go quiet for two days. There are great doctors and okay doctors, great attorneys and okay attorneys, and the same is true for realtors. If you want someone thorough, responsive, and honest, I'm your girl!

Your lender sets the maximum, but your budget should cover the whole monthly payment: principal, interest, property taxes, homeowners insurance, flood insurance if needed, HOA dues, and CDD fees. In Northeast Florida, taxes, insurance, and CDD fees can add hundreds of dollars a month, so I pull those numbers for every home before you fall in love with it.

Rates vary widely by the home's age, roof, location, and flood zone, so get real quotes during your inspection period, not after. Roof age matters a lot. Florida law says insurers can't refuse or non-renew a policy solely because a roof is under 15 years old, and an older roof that passes an inspection showing at least five years of life left gets the same protection.

If the home is your permanent residence on January 1, you can apply for the homestead exemption with your county property appraiser by March 1. It currently takes up to $50,000 off your assessed value and caps future increases in your assessed value at 3% a year.

Cash purchases can close in as little as 10 days to two weeks. Most conventional and FHA loans close in 30 to 45 days, and VA and USDA loans can take 45 to 60 days. At closing you sign your loan and title documents, the closing agent sends them to your lender, and once your loan funds, you're officially closed and get your keys, usually the same day.

Less than most people think. Conventional loans start at 3% to 5% down, FHA loans at 3.5%, and VA and USDA loans can be 0% down for eligible buyers. Budget separately for closing costs and your escrow deposit. Your lender can show you how each option changes your monthly payment.

Yes. Florida Housing's programs, including Florida Hometown Heroes for eligible workers, offer down payment and closing cost help when funding is open. The City of Jacksonville's Head Start to Homeownership (H2H) program has offered up to $25,000 for qualified buyers at or below 80% of area median income. Funding for these programs opens and closes fast, so ask your lender what's available right now.

If the home is in a high-risk flood zone and you have a mortgage, your lender will require it. Even outside those zones, many Jacksonville and St. Johns County homeowners buy it, because standard homeowners policies don't cover flooding. Florida sellers must now disclose any known flood damage, claims, or flood repair assistance, which helps you make an informed decision.

An escalation clause (also called an escalation addendum) says you'll automatically raise your offer above a competing offer, by a set amount, up to a maximum you choose. The seller has to show proof of the competing offer before your price goes up. It's a great tool in multiple offer situations because you don't overpay if there's no competition.

Yes. A seller credit (also called a seller concession) toward your closing costs is common in today's market, especially on homes that have been listed for a while. Your loan type limits how much a seller can contribute, so I check with your lender before we write it into the offer.

For many buyers, yes. As of September 2026, Northeast Florida had about 4 months of housing supply, and St. Johns County homes sold for 97.6% of list price on average, so buyers have more choices and more negotiating room than a few years ago. The right time is when your finances and life plans line up, and I'll give you honest numbers either way.

St. Johns County School District ranked No. 1 in Florida in the 2026 state school grades, earning an A, and it has held the top spot in most years. School zones change as the county grows, so I always verify the assigned schools for a specific address before you buy.

A pre-qualification is a quick estimate based on what you tell a lender. A pre-approval means the lender has checked your credit, income, and assets and issued a letter for a specific loan amount. Sellers take a pre-approval far more seriously, so that's the one you want before we write an offer.

It depends on the loan. FHA loans can go as low as 580 for 3.5% down, and most conventional loans start around 620. A higher score gets you a better rate, which lowers your payment for the life of the loan. If your score needs work, a good lender will give you a plan.

Find out what matters most to the seller and build your offer around it. Sometimes that's price. Often it's a fast or flexible closing date, a clean inspection period, a larger escrow deposit, or a rent-back so they can move once. In today's more balanced market you can often negotiate, but on the best homes I still use escalation clauses and appraisal gap coverage when they make sense.

Often, yes. Many Florida title companies offer mail-away closings or remote online notarization, which is a big help for relocating and military buyers. Your lender has to approve it, so we set it up early. I make sure every signature, wire, and key handoff is lined up before closing day.

These two Florida inspections are for your insurance company. A 4-point inspection reviews the roof, electrical, plumbing, and HVAC, and most insurers require one on older homes. A wind mitigation inspection documents your roof shape, roof-to-wall connections, and window protection, and it can lower your premium. Schedule both during your inspection period so you know your insurance cost before you're committed.

An appraisal gap is the difference between the price you agree to pay and the home's appraised value. Appraisal gap coverage means you agree, in writing, to pay some or all of that difference in cash if the appraisal comes in low. It makes your offer stronger, but only offer coverage you could actually afford to bring to closing.

Yes. Since August 17, 2024, national rules require a written agreement between you and your agent before touring a home, including virtual tours. The agreement spells out the term, the type of homes we're looking for, and how I'm paid. I walk you through every line before you sign, and you'll never be surprised by it later.

A WDO (wood-destroying organism) inspection checks for termites, wood rot, and wood-decaying fungi. Termites and moisture damage are common in Florida's climate, so I recommend one on every purchase, and some loan types require it. It's usually done by a licensed pest control company at the same time as your home inspection.

A Community Development District (CDD) is a local government district that pays for a community's roads, utilities, and amenities with bonds. You repay your share through an annual assessment on your property tax bill. An HOA is a private association that enforces rules and maintains common areas with monthly or quarterly dues. Many newer St. Johns County communities have both, so I show you both numbers on every home.

No law requires one, but you'll want one. A Florida purchase involves inspection deadlines, escrow deadlines, insurance quotes, HOA and CDD documents, and negotiations that can swing thousands of dollars. The listing agent works for the seller. I work for you, and I make sure nothing slips through the cracks between contract and keys.

If the home has a well or septic system, yes, and some lenders require it. A well inspection checks the pump and equipment and tests the water. A septic inspection checks the tank, equipment, and drain field, and the tank usually has to be pumped so it can be inspected. These systems are expensive to replace, so they're worth checking.

You can, but you'll get less from everyone. Since August 2024, buyers sign a written agreement with an agent before touring homes, and many of those agreements are exclusive, so read what you sign. More importantly, the agent who knows your budget, must-haves, and timeline is the one who spots the right house first. I put real hours into every client, and I do my best work when we're a team.

Yes. New homes still have mistakes, and the city or county inspection only checks code minimums. I recommend three: a pre-drywall inspection while the walls are open, a final inspection before closing, and an 11-month inspection before your one-year builder warranty ends. Your builder will fix what's found, but only if it's found.

Both. In Northeast Florida, the seller customarily pays the documentary stamp tax on the deed (70 cents per $100 of price) and the owner's title insurance policy. The buyer pays loan-related costs, the lender's title policy, and prepaid items. Almost everything is negotiable, and I'll tell you which costs are worth asking the seller to cover.

Both are Florida Realtors and Florida Bar forms. With the AS IS contract, the seller isn't obligated to make repairs, but you get an inspection period to cancel for any reason. With the Standard contract, the seller agrees to make certain repairs up to a set dollar limit. Most Northeast Florida resale homes sell on the AS IS contract, and repairs are still negotiated after inspections.

Plan on roughly 2% to 5% of the purchase price, not counting your down payment. That covers lender fees, the lender's title policy, Florida's mortgage taxes (documentary stamp tax of 35 cents per $100 and intangible tax of 20 cents per $100 of your loan), prepaid insurance and taxes, and HOA transfer fees. Your lender's Loan Estimate gives you the exact numbers.

Don't budget off the seller's tax bill. When a Florida home sells, its assessed value resets to market value the next January 1, and the seller's homestead savings don't transfer to you. Your taxes are based on your purchase price, local millage rates, and any exemptions you qualify for. I estimate your new taxes with the county property appraiser's tools before you write an offer.

You have options. We can ask the seller to lower the price, split the difference, or you can cover the gap in cash. If your contract has an appraisal contingency and we can't agree, you can usually cancel and get your deposit back. I review the appraisal with you line by line before we decide.

Yes, and I do it all the time. I tour homes for you on live video, send honest notes on what the camera doesn't show, and handle inspections, insurance quotes, and closing coordination while you're still packing. Many of my relocating buyers close by mail or remote notary and see the house in person for the first time with keys in hand.

Buyer agent compensation is negotiable and agreed on in writing before we tour. In many Northeast Florida sales, the seller or builder still offers to cover some or all of it, and we can also ask for it in your offer. If a seller won't pay it, we talk through your options before you write anything. No surprises at the closing table.

Check FEMA's Flood Map Service Center or your county's GIS flood map using the address. I also review the seller's flood disclosure, elevation certificate if there is one, and insurance quotes for every home you're serious about. Flood zones can change street by street, so we check each house, not just the neighborhood.

Yes. VA loans work for most homes in Duval, St. Johns, Clay, and Nassau counties, including new construction and many homes in communities with HOA and CDD fees. VA offers are just as strong as conventional when they're written well, and I know how to make yours stand out to a listing agent.

Yes, always. A general home inspection reviews the roof, structure, plumbing, electrical, HVAC, water heater, appliances, and smoke and carbon monoxide detectors: anything that affects how your home works or how safe it is. It's a few hundred dollars that can save you thousands. I'll recommend inspectors I trust and help you make sense of the report.

Yes. I hold the Military Relocation Professional (MRP) certification, and I was a Navy wife who moved across the country myself, so I know how hard a PCS move can be. I help families relocating to NAS Jacksonville, Naval Station Mayport, and Kings Bay find the right commute, school zone, and VA-friendly listings.

No, Florida doesn't require one. Most closings in Northeast Florida are handled by a title company that runs the title search, issues title insurance, and conducts the closing. You can hire a real estate attorney for added review, and I recommend one for unusual situations like estates, trusts, or complicated surveys.

No. Jacksonville is in Duval County. St. Johns County sits just south and includes Nocatee, Ponte Vedra, St. Johns, World Golf Village, and St. Augustine. Many St. Johns County residents work in Jacksonville and commute 20 to 40 minutes. Nocatee is in St. Johns County, with a Ponte Vedra mailing address.

Florida law presumes a real estate agent is a transaction broker, which means limited representation of the buyer, unless a single-agent relationship is set up in writing. That's how I work with buyers. As a transaction broker, I deal with you honestly and fairly, use skill, care, and diligence, present every offer promptly, account for every dollar, and disclose known facts that affect a home's value. I also keep your price and motivation confidential. You'll get the brokerage relationship disclosure before we start, and I'll explain exactly what it means for you.

Yes! The sales agent in the model home works for the builder, not for you. Many builders require your agent to register you on your very first visit, or they won't let you bring your own agent later. So call me before you walk into any model home. I'll negotiate upgrades, closing costs, and lot premiums, and I'll be in your corner through the whole build.

Start with a loan application with the lender of your choice. Most lenders then ask for your last two years of W-2s or 1099s (or tax returns if you're self-employed), your two most recent pay stubs, two months of bank statements, a photo ID, and a contact to verify your employment. Once everything is verified, your lender issues a pre-approval letter for you and for me.

New construction gives you a new roof, energy efficiency, warranties, and easier insurance. Resale gives you mature trees, established neighborhoods, faster move-in dates, and often more room to negotiate. In St. Johns County you can find great options in both, sometimes in the same community. I'll show you the real costs of each, including CDD fees and build timelines.

In Florida, earnest money is called the escrow deposit. It's usually 1% to 3% of the price in Northeast Florida, and under the standard Florida contracts it's typically due within three days of the contract date. It's held by the title company or a broker and credited toward your purchase at closing.

Yes. Nocatee homes pay CDD assessments, which appear on the property tax bill, plus association dues. The amounts vary by neighborhood, lot, and whether the bond portion was paid off. I pull the exact figures for any Nocatee home before you make an offer, so your monthly budget is real.

Usually, yes, within your contingency periods. On the AS IS contract, you can cancel for any reason during the inspection period and get your deposit back. Financing and appraisal contingencies protect you if your loan or appraisal falls through. Once those deadlines pass, your deposit is at risk, which is why I track every date for you.

Maybe. Builders often offer closing cost credits or rate buydowns if you use their lender, and those incentives can be worth thousands. But compare a Loan Estimate from an outside lender too, because the builder's rate and fees aren't always the best deal. I help you compare them side by side.

Yes, and here's why. A pre-approval tells you your real budget, so we only tour homes you can buy. It also makes your offer stronger, because sellers want proof you can close. When the right house hits the market, you'll be ready to write the same day. I'm happy to connect you with lenders I trust.

In most cases, no. Builders in Northeast Florida typically pay buyer agent compensation out of their marketing budget, and the home's price is the same either way. I confirm each builder's policy in writing before we visit, so you know exactly where you stand.

Yes! I'm never too busy for you. Send me every house you like, any time of day. No matter where I am or what I'm doing, I will get you in to see it, or one of my trusted colleagues will. Just send it to me before you tour it with anyone else, including at an open house, so I can move fast and keep your representation clean.