Buying a home is one of the largest financial decisions you will make, and you deserve an advisor who tells you the truth before it costs you money, not after. Here is how I represent you, and what I put in writing.
Before anything else, here are the two commitments I will put in writing, and you can hold me to both.
I will tell you the truth about a home's value before you fall for it, not after. It is easy to be the agent who says yes to every house and lets you talk yourself into the number the seller is hoping for. It is also the single most expensive thing an agent can do to you.
I will put the whole cost in writing before you write an offer, not after inspection: the payment, the insurance that will actually bind, and the taxes at the basis you will pay, so the home you fall for is one you can comfortably own, and nothing about the real cost is a surprise on day nine.
I get paid when you buy the right home, not the most expensive one, and never for talking you into a number. A buyer's agent owes you loyalty, and that changes whose side the math is on: the price you pay, the terms you accept, and the concessions we ask for are all worked for you, not for the deal closing. The listing agent works for the seller and the seller's number. I work for you and yours. If the math on a home is wrong, I would rather lose the commission than hand you a mistake you live in for ten years, and I will tell you so plainly, even about the one you already love.
Price is the small number. In Florida today, what really decides whether a home is a good buy is the cost to own it: insurance that will actually bind, taxes reset to what you will pay rather than what the seller pays, any HOA, CDD, or special assessment, and the monthly payment behind them all. Most buyers meet those figures after inspection, when they are already attached and it is expensive to walk. We model them in writing before you write an offer, so the home you fall for is one you can comfortably own, and nothing about the real cost is a surprise on day nine.
A purchase is a chain of deadlines, and a single missed one, an inspection window, a financing date, an appraisal, can cost you the home or your deposit. Every one of them runs through a system I built myself, so nothing is left to memory and everything is scheduled. You will never wonder where your purchase stands or have to chase me for an answer: you get a written update on a schedule, a straight answer the same day you ask, and the hard conversation raised early, before it becomes a problem.
The right offer is not the highest one. I build your number from the same comparable sales an appraiser will use, not the seller's asking price, with a ceiling you set so we compete without ever overpaying, and an appraisal-gap plan decided in advance, never in a panic after.
Your purchase moves through the same milestones every time. We build them onto a calendar together, so you always know what is next, what it costs, and what to watch for.
A fully underwritten pre-approval and proof of funds, your representation in writing, and your real budget and true cost to own, so you can move the day the right home appears.
Touring the real contenders quickly, often before they fully surface, and building an offer that wins the home without overpaying for it.
Escrow, inspection, appraisal, financing, title, survey, insurance, the walk-through, and closing, each on a date we track, with what each step costs and when, so nothing rides on memory.
Your income, debts, and down payment in; a comfortable price, monthly payment, and cash to close out. Not the bank's maximum, the number you can actually live with.
Open the calculator →Model your cash to close and your true monthly cost to own, line by line, taxes and insurance included, before you ever write an offer.
Open the worksheet →