Once you've found a home, your agent will help you decide on a competitive, well-supported offer based on comparable sales, condition, and current market activity — not guesswork. Your offer typically includes:

- Purchase price

- Earnest money deposit amount

- Financing terms and contingencies

- Requested closing date

- Any inspection or appraisal contingencies

The seller can accept, reject, or counter your offer. It's common to go back and forth once or twice on price, closing date, repairs, or included items (appliances, fixtures, etc.) before both sides agree.

Once both parties sign, you're officially "under contract." Your earnest money deposit (typically 1–3% of the purchase price) is submitted, usually held in escrow, and later applied toward your down payment or closing costs.

This is one of the most important steps in the entire process. A licensed inspector examines the home's structure, roof, electrical, plumbing, HVAC, and more. In Florida, buyers often also order:

- Four-point inspections (for insurance purposes on older homes)

- Wind mitigation inspections (which can lower your insurance premium)

- Wood-destroying organism (termite) inspections

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Depending on what's found, you may negotiate repairs, a price credit, or in some cases walk away, per your contract's inspection contingency.

If you're financing, your lender will order an appraisal to confirm the home is worth what you're paying. If the appraisal comes in lower than the offer price, we'll help you navigate the options — renegotiating, covering the gap, or, if needed, exiting the contract per your contingencies

While inspections and the appraisal are happening, your lender is finalizing your loan file — verifying income, assets, and employment, and clearing any final conditions. This is a good time to avoid opening new credit or making large purchases (see our Mortgage Preparation article for details).

​A title company researches the property's ownership history to confirm there are no liens, disputes, or claims against it, and issues title insurance to protect you as the new owner.

A day or two before closing, you'll walk through the home one last time to confirm its condition and that any agreed-upon repairs were completed.

You'll sign your final loan documents, pay your down payment and closing costs, and the property is officially transferred into your name. Closings in Florida are typically handled by a title company or real estate attorney.

Once the deed is recorded, the home is yours. This is our favorite part.