For First-Time Buyers
Buying Your First Home in Northeast Florida
Your first home purchase comes with a learning curve nobody hands you a manual for. Here is what I wish every first-time buyer knew before they started — no jargon, no sales pitch, just the things that actually matter.
Setting the Record Straight
What First-Time Buyers Usually Get Wrong Going In
"I need 20% down to buy a house"
Most first-time buyers I work with put down far less than that. Conventional loans can go as low as 3% down, FHA loans as low as 3.5%, and VA loans offer 0% down for eligible veterans and service members. Twenty percent avoids private mortgage insurance, but it is not a requirement to buy.
"Pre-qualified means I'm ready to make offers"
A pre-qualification is a quick estimate based on what you told a lender, with nothing verified. A pre-approval means they've pulled your credit and verified income and assets. In a competitive listing, a seller's agent can usually tell the difference, and only one of these gets taken seriously.
"My credit needs to be perfect"
FHA loans work with credit scores as low as 580 with 3.5% down, and some lenders go lower with a larger down payment. Perfect credit gets you a better rate, but it is not a gate you have to clear before starting the conversation.
"The listing price is the whole cost"
The mortgage payment is one piece. Florida property insurance, HOA dues, and — in a lot of St. Johns County communities — CDD assessments all stack on top. I walk through the real monthly number with every first-time buyer before we start touring.
Worth Asking About
Down Payment and First-Time Buyer Programs
I am not a lender, so I cannot tell you exactly what you qualify for — but I can point you toward the right questions to ask a local lender, and connect you with a few I trust.
FHA Loans
Backed by the federal government, these allow down payments as low as 3.5% and are more forgiving on credit history. A common starting point for buyers without a large down payment saved.
Conventional 97% LTV Loans
Some conventional programs allow just 3% down for qualified first-time buyers, without the FHA mortgage insurance premium that stays for the life of the loan.
Florida Hometown Heroes Program
A state program offering down payment and closing cost assistance to eligible full-time Florida workers in critical professions — teachers, healthcare workers, law enforcement, and more. Worth asking a local lender whether you qualify.
VA Loans
For eligible veterans, active-duty service members, and some surviving spouses — 0% down, no private mortgage insurance, and competitive rates. Jacksonville has a large veteran and military community, and I work with these loans often.
The Real Monthly Number
What the Listing Price Doesn't Tell You
A lot of first-time buyers budget around principal, interest, taxes, and insurance — then get surprised by an HOA due or a CDD assessment on top. In much of St. Johns County, that CDD line item is a real, ongoing cost that funds roads and amenities, and it is separate from any HOA fee. I build the full monthly number with you before we start touring, so nothing is a surprise later.
What I Build With Every First-Time Buyer
- Principal, interest, taxes, and insurance — a real quote, not an estimate
- HOA dues and CDD assessments, if applicable to the community
- Realistic closing costs, so there are no surprises at the table
- A comfortable number for you — not just the maximum the lender approves
Learn From Others
Mistakes I See First-Time Buyers Make
- Getting pre-approved for the maximum amount and then shopping at the top of that number — without room for insurance and CDD costs.
- Not asking about first-time buyer programs because they assumed they would not qualify.
- Waiving the inspection to seem more competitive, without understanding what that actually risks on an older home.
- Choosing a lender based on the lowest advertised rate alone, without asking about total closing costs.
- Falling for a house before checking the actual commute, school zone, or flood zone — all things I check before you fall for it.
Ready to Talk Through Your First Home Purchase?
No pressure, no assumption you are ready to buy tomorrow. Just an honest conversation about where you are and what comes next.