For Buyers
Buying a Home in Northeast Florida, Without the Guesswork
Buying a home is a lot of decisions stacked on top of each other, and most of them have to be made fast. This guide walks through how the process actually works here in Northeast Florida — what to expect, what catches people off guard, and what I wish every buyer knew before they started looking at listings.
Before You Tour a Single House
Where to Start
Most people start by scrolling listings on a Sunday night. I get it — it's fun. But the buyers who end up the least stressed are the ones who do two things first, before they fall in love with anything.
Get pre-approved, not just pre-qualified
These sound similar and they're not. A pre-qualification is a lender's guess based on what you told them. A pre-approval means they've verified income and pulled credit — it's the only one sellers take seriously, especially in Nocatee and Ponte Vedra, where a desirable listing can pull multiple offers in the first weekend.
Figure out your real number, not your approved number
A lender might approve you for more than you actually want to spend once you factor in Florida's property insurance and, if you're in a CDD community, the annual assessment on top of your mortgage and HOA. Get approved, then build your own budget around what feels comfortable — not what the bank says you qualify for.
From First Call to Closing Day
The Process, Step by Step
We talk about what you actually need
Not just bed/bath count — commute, schools, new construction vs. resale, how much yard you really want to maintain. This conversation saves you from touring houses that were never going to work.
We set up automatic alerts
The second something hits the MLS that matches, you’ll know — often before it shows up on Zillow. In a market where good listings in places like Fruit Cove or Julington Creek can get an accepted offer in days, this matters.
We tour homes — and I’ll tell you what I actually think
Not just what’s great about a house, but what I’d want to know if it were my own money. If a roof looks like it’s at the end of its life, I’ll say so.
We write the offer
Price is one piece. Your closing timeline, earnest money, and how clean your contingencies are can matter just as much. I’ll walk you through exactly what we’re offering and why.
Inspection period
A licensed inspector goes through the home top to bottom. On older homes I always recommend a four-point inspection too, since insurance companies will ask for it anyway.
Appraisal and financing
Your lender orders an appraisal to confirm the home is worth what you’re paying. This is also when any remaining loan conditions get cleared up.
Closing
In Florida, closings typically happen through a title company or real estate attorney. You’ll get a Closing Disclosure at least three days out — actually read it. Then it’s signatures, funds, and keys.
Beyond the Down Payment
What Things Actually Cost
This is the part people underestimate, so let's be specific.
Earnest money deposit
Typically 1–3% of the offer price, held in escrow and applied toward your down payment at closing.
Inspection costs
Usually $300–$600 depending on home size, more if you add a four-point or wind mitigation inspection.
Appraisal fee
Generally $500–$700, paid to the lender's appraiser.
Closing costs
Plan on roughly 2–5% of the purchase price — title insurance, recording fees, lender fees, and Florida's documentary stamp tax.
Property insurance
Get a quote before you’re under contract. Costs vary a lot by flood zone, roof age, and proximity to the coast.
HOA & CDD fees
Common throughout St. Johns County. CDD assessments fund infrastructure like roads and amenities, separate from any HOA dues.
Local Knowledge
A Few Things Specific to Buying in Northeast Florida
Flood zones matter more here than in most places
Even homes that feel nowhere near water can sit in a flood zone designation that affects your insurance. I pull flood zone info on every property we look at, before you fall for the house.
New construction has its own playbook
Builder incentives, build timelines, and using the builder’s preferred lender versus your own are all worth discussing before you sign anything at a model home — builder reps work for the builder, not for you.
School zones can shift
With how fast St. Johns County is growing, zoning lines do get redrawn. If schools are a top priority, I’ll help you verify current zoning directly rather than relying on what a listing says.
Hurricane season affects timing
Closings during peak season (August–October) can occasionally be delayed by insurance binding issues after a storm event. Not a reason to panic, just worth knowing going in.
Moving from Out of State
If You're Relocating
A good chunk of the buyers I work with are moving here from somewhere else entirely, often sight-unseen until a single weekend trip. If that's you: we can do virtual tours, I'll send honest video walk-throughs — not just the polished listing video — and we'll build a tour schedule that makes the most of the time you have here. I'd rather you see eight homes in two focused days than feel rushed through twenty.
Learn From Others
Mistakes I See Buyers Make
- Waiting to get pre-approved until they find "the one" — and then losing it to someone who was ready to move same-day.
- Skipping the insurance quote until after going under contract, then discovering the number changes the math entirely.
- Underestimating CDD/HOA fees because they weren’t reflected in the listing price.
- Waiving the inspection to look competitive, without understanding what that actually risks.
None of these are dealbreakers if we talk about them early — they're just things I'd rather flag on day one than have surprise you on day thirty.
Let's Talk About What You're Looking For
However far along you are — just starting to think about it, or ready to see houses this weekend — I'd rather have an honest conversation now than have you figure this out by trial and error. No pressure, no obligation.