Buying Guide

How to buy a home in Central Florida without overpaying, overthinking, or overlooking what matters.

Whether this is your first time buying a home or your fifth, the process involves more decisions than most people realize. This guide covers the essential steps, the common mistakes, and the questions I answer most often.

The Process

Six steps from search to closing

01

Get Pre-Approved

Before you look at a single home, talk to a lender. A pre-approval tells you what you can actually afford, not what an online calculator guesses. It also makes you a serious buyer in the eyes of sellers.

02

Define Your Priorities

Location, size, commute, schools, lifestyle. I ask clients: where do you actually spend your time? That answer is more valuable than a checklist of features.

03

Search Strategically

Online listings are a starting point, not the full picture. I help you evaluate neighborhoods, compare communities, and understand what each area offers beyond the property itself.

04

Evaluate the Numbers

Two homes at the same price can have very different monthly payments. I break down property taxes, insurance, HOA fees, CDD fees, and total cost of ownership for every property.

05

Negotiate and Inspect

The offer is just the beginning. Inspection, appraisal, negotiations, and contract management all require attention to detail and experience with what can go wrong.

06

Close and Move In

Closing day is not the finish line. It is the start of homeownership. I make sure you understand your closing disclosure, your obligations, and your protections.

First-Time Buyers

The biggest mistake first-time buyers make is not asking enough questions.

Buying your first home involves financing, contracts, inspections, appraisals, closing costs, insurance, taxes, and dozens of decisions you have never made before. You deserve an advisor who takes the time to explain everything.

What you should know before you start

  • You do not need 20% down. There are loan programs with 3%, 3.5%, and 5% down payments. I can help you understand the trade-offs.
  • Your credit score matters, but it is not the whole picture. Lenders look at debt-to-income, employment history, and reserves.
  • Closing costs in Florida typically run 2% to 5% of the purchase price. This is separate from your down payment.
  • Homeowners insurance in Florida is more expensive than most states. Budget for it from the start.
  • HOA and CDD fees are part of your housing cost, not separate from it. Always ask about both.
  • The inspection is your protection. Never skip it, even on new construction.

Questions every first-time buyer should ask

  • What is my total monthly payment, not just the mortgage?
  • What does the inspection actually cover?
  • What happens if the appraisal comes in low?
  • Are there any special assessments or upcoming HOA fee increases?
  • What is the flood zone status for this property?
  • What are the real insurance costs for this specific home?
  • How long has this home been on the market and why?

New Construction

Should you buy new construction or resale?

New construction is everywhere in Central Florida. Builders are offering aggressive incentives, from interest rate buydowns to closing cost contributions to upgrade packages. But a builder's sales representative works for the builder, not for you.

I help buyers evaluate the total deal: purchase price, incentives, monthly fees, insurance, property taxes, and the first five years of ownership costs. An incentive is only valuable if it saves you money you would have otherwise spent.

If you are considering new construction in Kissimmee, St. Cloud, Davenport, Lake Nona, or anywhere in Central Florida, make sure you have independent representation. Let us look at the numbers together before you sign.

Key Questions for New Construction

  • What incentives are builders offering right now?
  • Should I use the builder's lender?
  • What is the total cost including HOA, CDD, and insurance?
  • What upgrades are worth the money, and which are not?
  • What does the builder warranty actually cover?
  • How does this price compare to resale in the same area?
  • What is the timeline, and what happens if there are delays?

Ready to start the conversation?

Tell me about your situation, your timeline, and what you are looking for. I will help you understand your options and whether now is the right time for you.

Contact Oscar

Schedule a Consultation

Tell me about your situation. I will reach out within 24 hours.