Buyers · First-Time Homebuyers
Your First Home, Made Clear
Buying your first home in Polk County shouldn't feel like a maze. I'll walk you through every step, every cost and every program that can help, in plain language.
The path
From First Question to Keys in Six Steps
Goals and budget
We talk about what you want, where you want to be and the monthly payment you're comfortable with, not just the max a lender will approve.
Pre-approval
A lender reviews your income, credit and savings so you know your price range and your offers are taken seriously.
Home search
I set up a search for the towns and lakes you love and help you compare homes, HOAs, flood zones and commutes.
Offer
We write a strong offer based on recent sales, and I negotiate price, closing costs and timing for you.
Inspection
Your inspector checks the home top to bottom. In Florida, the roof, AC and insurance inspections matter a lot. I'll help you decide what to ask for.
Closing
Final walk-through, sign your papers at the title company and get your keys. Then file for your homestead exemption.
No surprises
Costs to Know Before You Buy
Insurance
Homeowners insurance is a big part of a Florida payment. Insurers often require a 4-point inspection on homes over 20 years old, and a wind mitigation report can earn discounts. Get quotes before your inspection period ends.
Taxes and homestead
Once it's your primary home, you can file for a homestead exemption of up to $50,000 with the Polk County Property Appraiser. The deadline is March 1 of the following year. Save Our Homes then caps how much your assessed value can rise each year.
HOA and CDD
Many newer Polk communities have an HOA fee and a CDD, a special district that paid for roads and utilities. The CDD shows up on your property tax bill, so we'll factor it into your payment.
Closing costs
Plan for lender fees, title, prepaid insurance and taxes, plus Florida's state taxes on the mortgage: $0.35 per $100 on the note and 0.2% intangible tax. Sellers can often help with closing costs.
Flood zones
Some homes near lakes are in a flood zone, which can require flood insurance. I'll help you check the FEMA flood map for any home before you fall in love with it.
Inspections
Budget a few hundred dollars for a home inspection, plus wind mitigation and 4-point reports if needed. A pool, well, septic or dock may need its own look.
Down payment help
Programs That Can Help You Buy
Florida has several programs for first-time buyers. Most work through approved lenders and require a homebuyer education course. Funding comes and goes, so I'll connect you with a lender who can confirm what's open today.
- Florida Hometown Heroes: help for full-time workers in health care, schools, public safety, child care and the military, often 5% of the loan
- FL Assist: up to $10,000 at 0%, repaid when you sell or refinance
- HFA Preferred and Advantage PLUS: 3% to 5% of the loan, forgiven over 5 years
- Polk County SHIP: down payment and closing cost help for income-qualified Polk residents
- Housing Finance Authority of Polk County: up to $7,500 in down payment and closing cost help
Program amounts and availability change. Confirm current terms with an approved lender or Florida Housing before you apply.
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Questions
Questions Buyers Ask
How much do I need for a down payment?
It depends on the loan. FHA loans can start at 3.5% down, some conventional loans at 3%, and VA and USDA loans can be 0% down for buyers who qualify. Down payment programs can help cover the rest.
Does it cost anything to work with you as a buyer?
We'll go over exactly how I'm paid before you tour homes, in a written buyer agreement. Often the seller covers some or all of it, and I'll always show you the numbers up front.
What credit score do I need?
Many loan programs start around 580 to 640, but every lender is different. A lender can review your credit for free and tell you what would help most.
When do I file for homestead?
After you close and move in, file with the Polk County Property Appraiser by March 1 of the next year. I'll send you a reminder.
Should I buy new construction or a resale home?
Both can be great. New homes come with builder warranties and incentives, while resale homes often have bigger lots and no CDD. See my New Construction Guide.
Ready when you are
Ready to Start Your Home Search?
Let's map out your budget, your must-haves and the programs that fit you.