RealHomesJax

Buyer Checklist

Your step-by-step guide to buying in Northeast Florida

From the first pre-approval conversation to the keys in your hand, here is exactly what to expect — and what I handle for you along the way.

  1. 1

    Get pre-approved

    Know your true budget before you fall in love with a house.

    • Meet with a local lender and compare loan programs (conventional, FHA, VA, USDA in rural Northeast Florida).
    • Gather pay stubs, W-2s, tax returns and bank statements.
    • Understand your monthly payment including taxes, insurance and any HOA/CDD fees.
    • Get a written pre-approval letter — Jacksonville sellers expect it with every offer.
  2. 2

    Define needs vs. wants

    A clear list keeps the search focused and fast.

    • Non-negotiables: bedrooms, baths, commute, school zone, single story, acreage or water access.
    • Nice-to-haves: pool, dock, garage size, finishes, yard.
    • Neighborhood shortlist — beaches, Riverside, Mandarin, Nocatee, Fleming Island, Clay and Nassau counties.
    • Think about flood zone, insurance costs and long-term resale.
  3. 3

    Work with an agent

    One advocate who represents only your interests.

    • Sign a buyer representation agreement so my duty of loyalty is to you.
    • Get on an automated MLS search with instant new-listing alerts.
    • Tap my local network for coming-soon and off-market opportunities.
  4. 4

    The home search

    Tour smart, take notes, compare honestly.

    • Group showings by area to see more homes in less time.
    • Photograph and rate each home the same day you see it.
    • Watch for roof age, HVAC age, moisture, foundation and window condition.
    • Review recent comparable sales before you get attached.
  5. 5

    Making an offer

    Price is only one part of a winning offer.

    • Review a CMA to determine a fair, competitive price.
    • Decide on earnest money, closing date, inspection period and financing contingency.
    • Consider seller concessions toward closing costs or a rate buy-down.
    • I negotiate the terms and keep you informed at every counter.
  6. 6

    Home inspection

    Your window to verify condition and renegotiate.

    • Schedule a general inspection immediately; add WDO/termite, roof, septic or well as needed.
    • Attend the walkthrough at the end if you can.
    • Request repairs, a credit, or a price reduction within the inspection period.
    • Get quotes on any major item before you decide.
  7. 7

    Appraisal

    The lender confirms the home is worth the price.

    • Lender orders the appraisal after inspection resolution.
    • If it appraises low, we renegotiate, bring extra cash, or dispute with better comps.
    • Avoid new debt or job changes while underwriting is open.
  8. 8

    Closing costs

    Budget beyond the down payment.

    • Typically 2–5% of purchase price in Florida: title, lender fees, prepaid taxes and insurance.
    • Bind homeowners insurance early — Florida carriers need lead time.
    • Review the Closing Disclosure at least three days before closing.
  9. 9

    Closing day

    Sign, fund, and get the keys.

    • Final walkthrough within 24 hours of closing.
    • Bring a photo ID and wired funds (never trust emailed wire changes — call to verify).
    • Sign at the title company, then transfer utilities and change the locks.

Ready to start your search?

Let's talk about your budget, your must-haves and the neighborhoods that fit.

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