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First-Time Home Buyer

The first home
is the hardest to buy.

We break the process into four phases — credit, pre-approval, touring, closing — with every link, tool, and program you'll actually need along the way. Most of what you need is free, from .gov sources. We just organize it.

4 phasesFlorida-specificEvery link sourcedUpdated 2026

Before you start

If you earn under ~$135,000 in Central Florida, there's a very real chance someone else will pay most of your down payment. Start with Phase 1 — don't start with Zillow.

01

1–6 months before offer

Get Your Financial House in Order

The work you do here decides your interest rate, your down-payment needs, and whether you qualify for the programs that can pay most of your closing costs.

Key Steps

  1. 01Pull all three credit bureaus for free (the only legitimate source is AnnualCreditReport.com).
  2. 02Dispute obvious errors — they move scores faster than you'd think.
  3. 03Don't open or close credit accounts in the 6 months before applying. No car loans, no store cards, no balance transfers.
  4. 04Save for down payment AND reserves — you need cash left over after closing.
  5. 05Start a HUD-approved 8-hour homebuyer education course (required for most assistance programs, it's free).
02

2–6 weeks before touring

Get Pre-Approved (and Stack the Programs)

This is where most first-timers leave money on the table. Don't just get pre-approved — get pre-approved with a lender who knows how to stack Florida's assistance programs.

Key Steps

  1. 01Apply with 2–3 lenders within a 14-day window (multiple hard pulls in 14 days count as one on your credit).
  2. 02Ask specifically: 'Do you participate in Florida Hometown Heroes? FL Assist? Local SHIP programs?'
  3. 03Compare lender credits, origination fees, and rates — not just the rate.
  4. 04Get a Loan Estimate (federal standardized form) from each. Lay them side-by-side.
  5. 05Choose the lender who understands your situation — not just the lowest rate.
03

2–12 weeks

Tour Smart, Write Smarter

Touring is fun. Writing winning offers is work. The difference between a first-timer and an experienced buyer is the research done before the offer, not during.

Key Steps

  1. 01Narrow to 2–3 target neighborhoods (our neighborhood guides help).
  2. 02Verify school zones in the district's official locator — not Zillow.
  3. 03Pull FEMA flood zones on every serious contender.
  4. 04Get an insurance quote before you offer (critical in Florida).
  5. 05Understand the HOA rules. Ask for the covenants, financials, and pending assessments.
  6. 06Write with contingencies you can actually use — inspection, financing, appraisal.
04

30–45 days from accepted offer

Inspect, Close, Move In

Under contract is the start, not the end. Inspections, appraisal, title search, final walk-through — every step has a deadline, and missing one can kill the deal.

Key Steps

  1. 01General home inspection within 5–10 days of contract. Add wind mitigation and 4-point inspections (required in Florida for older homes).
  2. 02Review the inspection report together — we'll negotiate repairs or credits where it matters.
  3. 03Appraisal is ordered by the lender. If it comes in low, we renegotiate or adjust.
  4. 04Title search, HOA estoppel, survey — all happen behind the scenes; your job is to watch deadlines.
  5. 05Final walk-through the day before or morning of closing. Verify repairs, utilities, and that the home is empty and clean.
  6. 06Closing: sign, wire funds (never trust wire instructions from email — call to verify), get keys.

Bookmarkable

Every link, in one place.

The resource library — official sources, our tools, and our deeper guides. Save this page; you'll come back to it.

When you want a real human

First-timers get the same attention as our luxury clients.

Tell me where you are in the process — even if that's "we're just thinking about it." I'll point you to the right next step, the right lender, and the right neighborhoods for where you actually are financially. No pressure, no lender kickback, no pitch.

Start a ConversationCall 321.373.3536

Want the self-paced version? Take our First-Time Homebuyer Course.