Buyer-Side Transaction
Playbook

Everything before the home search begins. This phase establishes the relationship, documents the scope of representation, confirms financial readiness, and sets shared expectations about the process ahead.

• Initial consultation scheduled - phone, video, or in person
• Buyer needs assessment completed - lifestyle, timeline, priorities
• Buyer Representation Agreement executed (Florida law requires this before touring)
• Pre-approval letter obtained and reviewed
• MLS search criteria configured and auto-alerts activated
• Agency disclosure provided and acknowledged
• Communication preferences confirmed

Florida law requires a written Buyer Representation Agreement before a buyer agent can show a property. We'll walk through the duration, compensation structure, exclusivity clause, termination provisions, and what happens if you find a FSBO or new construction property.

The search phase runs from the first active showing through the accepted offer. The goal is focused, strategic touring - not volume. Every showing should be purposeful.

• Search criteria reviewed and confirmed before first tour
• Pre-showing briefing for each property - HOA, taxes, history reviewed
• Post-showing debrief completed after each visit
• Condo screening completed before any condo showing
• Comparative market analysis (CMA) run when serious interest is confirmed
• HOA documents requested and reviewed before offer
• Flood zone status confirmed
• Insurance pre-quote obtained (especially for condos)

Florida's post-Surfside legislation has created new disclosure obligations and changed the risk profile of many condo buildings. This screening is non-negotiable for any condo purchase.

• Days on market and price history
• Listing history - has it been relisted and why?
• Tax assessment vs. listing price
• Permit history via Broward County property records
• Prior sale price and date
• Flood zone proximity and status

When you're ready to move on a property, speed and precision matter. This phase covers offer preparation, submission, and negotiation through executed contract.

Competitive markets sometimes produce multiple offers. Tools available include escalation clauses, appraisal gap coverage, and shortened contingency periods. I'll advise on each - but I'll never encourage you to chase a property beyond its value.

The period from executed contract to clear-to-close. This is where most transactions either strengthen or fall apart. Every deadline is critical.

• Contract timeline master list created - all deadlines tracked
• Home inspection, wind mitigation, and 4-point inspection scheduled
• Inspection reports reviewed and repair request strategy determined
• Homeowners and flood insurance quote obtained and bound
• HOA docs reviewed - Florida's 3-day rescission period tracked precisely
• Appraisal ordered by lender and results reviewed
• Title search ordered and commitment reviewed
• All contingencies formally released or extended as needed

After receiving the inspection report, items are prioritized into three categories:

• Safety and structural - non-negotiable, request repair or credit
• Significant deficiencies - negotiate case by case
• Deferred maintenance and cosmetic - manage expectations

In most cases, repair credits are preferable to seller-arranged repairs. You control the contractor, the quality, and the timeline.

The final stretch from clear-to-close through the day before closing. No surprises at the table is the goal.

• Clear-to-close received from lender
• Closing Disclosure received and reviewed - compared to Loan Estimate line by line
• Closing time, location, and wire instructions confirmed
• Wire transfer instructions verified by phone - never by email alone
• Funds wired or certified check arranged
• Final walk-through scheduled and completed within 24-48 hours of closing
• Utilities transfer scheduled effective closing date
• HOA transfer fee and estoppel confirmed

• Loan amount matches what was in the loan estimate
• Interest rate and whether it is fixed or adjustable
• Closing costs compared to loan estimate line by line
• Cash to close - confirm total amount due
• Seller credits or concessions appear correctly
• Prepaid items - insurance, property tax escrow, per-diem interest

• Property is in the same condition as when the offer was made
• Agreed-upon repairs are completed - obtain receipts where possible
• All personal property to be included is present
• All personal property to be excluded has been removed
• Utilities are still on
• Garage door openers, mailbox keys, and gate fobs are present

Closing day is the finish line. I'll confirm everything is in place, be present and reachable, and resolve any last-minute issues before or at the closing table.

• Closing Disclosure - confirms all loan terms and costs
• Promissory Note - the loan agreement
• Deed of Trust / Mortgage - secures the lender's interest
• Affidavit of Title
• Truth in Lending disclosure
• Various lender-required certifications
• HOA transfer documents (if applicable)
• Settlement statement

The transaction closes - but the relationship doesn't. I stay in touch, make introductions to trusted vendors, and remain your resource for anything related to your new home.

• Welcome home message sent same day
• Homestead exemption reminder - file with Broward County PAO by March 1 of the following year
• Save Our Homes portability discussion if you're moving within Florida
• Vendor list shared - contractors, insurance brokers, property managers
• 30-day check-in call
• Annual market update sent every 12 months

Florida's Homestead Exemption saves qualifying homeowners up to $50,000 off their assessed property value. Apply with the Broward County Property Appraiser's office at broward.org/Property-Appraiser by March 1 of the year following your purchase.

Once homestead is established, Florida's Save Our Homes cap limits assessed value increases to 3% per year or the rate of inflation, whichever is lower. This benefit is portable to a new Florida primary residence under certain conditions - always ask about portability before you sell.