Most first-time buyers start by calling a real estate agent. That’s not wrong – but it’s not the first step. The first step is getting pre-approved with a lender. Because there’s no point falling in love with homes if you don’t yet know how much is actually in your wallet.

We hear this all the time: “We want to buy a house. Are you pre-approved? No, we called you first.” Great. Let’s talk about what you’re looking for – and then the very next thing you’re going to do is call a lender. We’ll make sure it’s a good one who actually knows the Florida market, not someone you found online who may never have closed a deal here.

What the process actually looks like

Once you have a pre-approval in hand, here’s roughly what you’re signing up for:

Planning and getting your finances in order takes two to four weeks. Then you shop – touring homes, understanding what you like and don’t like, adjusting your criteria as you go. That part takes about a month, sometimes more. Then once you’re under contract, you’re looking at another four to six weeks before you close. Start to finish, budget three to four months minimum.

You’ll kiss a few frogs before you find the right house. That’s normal. The market in Coconut Grove, Coral Gables, Pinecrest, and South Miami moves quickly, and good homes go fast. Having your pre-approval ready and your priorities clear means you can move when the right one shows up without scrambling.

The money stuff people don’t think about

The purchase price is just the starting point. Here’s what you actually need to budget for:

When you go under contract, you’ll put down an earnest money deposit – typically up to $10,000, due within a few days of offer acceptance. It’s fully refundable if you cancel during the inspection period.

Inspections run $800 to $1,500 for a comprehensive inspection, plus additional costs if you need septic, mold, or sewer scope inspections on older homes. An appraisal ordered by your lender runs $500 to $700. A land survey is another $500 to $1,000.

Closing costs, if you’re getting a mortgage, are typically 2 to 3% of the purchase price on top of your down payment. Budget for all of this before you start shopping, not after you find something you love.

One thing that surprises almost everyone: property taxes and insurance

Miami’s home insurance costs are real, and they catch buyers from other states off guard. Flood zone designations, wind mitigation, the age of the roof – all of it affects what you’ll pay. We’ll make sure you understand what your insurance picture looks like before you’re committed to a property.

Property taxes are also worth understanding upfront. Whatever the seller is currently paying is not necessarily what you’ll pay. Taxes reset at purchase in ways that matter, and we’ll walk you through what to expect so there are no surprises at the closing table.

No question is a stupid question

First-time buyers don’t know what they don’t know, and that’s completely fine. Our job is to answer every question you have, at every stage of the process, so you never feel lost or embarrassed to ask. You’re making one of the biggest financial decisions of your life. You’re supposed to have questions.

We walk every first-time buyer through the full process before we start shopping – the contracts, the timeline, the deposit structure, what happens during inspections, how to make a strong offer. By the time you’re ready to write on something, you’ll know exactly what you’re doing.

Why work with us

We specialize in Coconut Grove, Coral Gables, Pinecrest, South Miami, and Palmetto Bay. We know these neighborhoods and we know how to help first-time buyers navigate them without getting overwhelmed. We’ll connect you with a lender we trust, walk you through every step, and make sure you feel confident – not just at closing, but throughout the whole process. Ready to figure out where to start? Let’s talk. Contact us here.