Review your credit report

Pull all three bureaus at annualcreditreport.com — Equifax, Experian, TransUnion. Dispute errors before speaking with a lender.

Know your credit score targets

Conventional: 620+. FHA: 580+. VA loans have no set minimum, though most lenders want 580–620.

Calculate your debt-to-income ratio

Divide total monthly debt payments by gross monthly income. Most lenders want this under 43–45%.

Establish your down payment funds

Conventional: 3–5%. FHA: 3.5%. VA and USDA: 0% for eligible buyers. Funds should be seasoned 60+ days.

Budget for closing costs

Expect 2–4% of purchase price beyond your down payment. Florida closing costs include doc stamps, title insurance, and prepaid escrow items.

Gather your financial documents

Two years of W-2s and tax returns, two recent pay stubs, two to three months of bank statements, and a government-issued photo ID.

Veterans and active duty — secure your VA Certificate of Eligibility

Obtain via eBenefits, VA.gov, or through your lender. VA loans carry no down payment and no PMI — one of the strongest financial advantages available.

Discuss options for closing cost assistance with your lender and agent

Programs, seller concessions, and lender credits may be available depending on your loan type and market conditions. Ask before you assume you're paying full closing costs out of pocket.

Choose your lender thoughtfully

Compare at least two to three lenders — interest rate, APR, fees, and responsiveness. Local lenders often carry more weight with sellers in this market.

Understand pre-qualification vs. pre-approval

Pre-qual is an estimate. Pre-approval is a full credit pull with verified documents. Sellers in Gainesville, Ocala, and surrounding counties expect a pre-approval letter with any serious offer.

Know your loan options

Conventional, FHA, VA, USDA (many Levy and Marion County properties qualify), and jumbo for luxury purchases above conforming limits.

Set a real budget — not just your max approval

Factor in Florida property taxes, HOA fees, homeowners insurance (a genuine cost in this state), and ongoing maintenance.

Ask about Florida-specific assistance programs

Florida Housing Finance Corporation offers down payment assistance and first-time buyer programs worth a conversation with your lender.

Separate your must-haves from your wish list

Write them as two distinct lists. Must-haves are deal-breakers. Everything else is negotiable.

Think through your location priorities

Gainesville for UF proximity and urban amenities. Ocala for horse country, value, and SR-200 corridor growth. Alachua for small-town character. Levy County for rural land and coastal access. Marion County for equestrian acreage.

Decide on property type

Single-family, equestrian or farm, waterfront, 55+ community, new construction, land only, luxury, or investment property.

Research school zones if relevant

Alachua and Marion County school assignments vary significantly by street address — verify before falling in love with a specific home.

Map your lifestyle radius

UF Health, UF main campus, Ocala Regional Medical, I-75 corridors, horse show venues, springs, and lakes — know how far you're willing to drive.

Confirm zoning for acreage or equestrian use

Agricultural zoning is common in Marion and Levy Counties but verify specific uses directly with the county before making assumptions.

Sign a Buyer Representation Agreement

Required since August 2024 under the NAR settlement changes. This agreement defines the relationship and protects you throughout the process.

Set up MLS alerts — not Zillow

Real-time MLS notifications give you a meaningful head start. Well-priced properties in North Central Florida move quickly.

Tour with a system

Take notes and photos at every property. After three or four showings, the details blur. Score each home against your non-negotiables.

Ask what the listing doesn't tell you

Flood zone status, well and septic vs. city utilities, roof and HVAC age, HOA rules, and any CDD fees should all be confirmed before you fall in love.

Understand your local market data

Is the neighborhood appreciating, flat, or softening? Ask your agent for current closed-sale data — not assumptions.

Review comparable sales

Your agent pulls recent closed sales to establish value. In competitive submarkets — close-in Gainesville, gated Ocala communities — expect to offer at or near list.

Structure your offer according to the type of market and its demands

A seller's market calls for clean terms, strong earnest money, and minimal contingencies. A buyer's market gives you room to negotiate price, repairs, and concessions. Know which one you're in.

Understand earnest money deposits

Typically 1–3% of purchase price in this market. It applies toward your closing costs at closing and demonstrates serious intent.

Know your contingencies

Inspection contingency protects your ability to walk. Financing contingency is essential if you're borrowing. Appraisal contingency matters if the home is at the top of its range.

Understand Florida's As-Is contract

The FAR-BAR As-Is contract is standard in Florida. It doesn't mean no inspection — it means the seller isn't required to make repairs. You can still cancel during the inspection period.

Consider an escalation clause in competitive situations

An escalation clause automatically increases your offer incrementally up to a defined cap if another valid offer comes in higher.

Schedule your home inspection immediately

Florida inspection periods are typically 10–15 days. Don't wait. Verify credentials at myfloridalicense.com.

Septic, well, and water sample inspections (if applicable)

Properties on private well and septic require separate inspections. A water sample test confirms water quality and is strongly recommended before closing.

Order a separate WDO inspection

Termites are a fact of life in Florida. A Wood-Destroying Organism inspection by a licensed pest control company is required by most lenders and is separate from your general inspection.

Read the Seller's Disclosure carefully

Florida requires disclosure of known material defects. If anything is inconsistent with what you observed during tours, ask.

Review HOA documents if applicable

Request the rules, budget, meeting minutes, and reserve fund balance. Florida law gives you three days to review — use them.

Confirm flood zone status early

Significant flood-prone areas exist near the Suwannee, Santa Fe, and Ocklawaha Rivers, and throughout coastal Levy County. Get a flood insurance quote before closing.

Order a current survey for land or acreage

Confirms property boundaries, easements, and encroachments. Essential for equestrian properties and rural parcels.

Let your lender order the appraisal

If it comes in below contract price, you'll negotiate the gap, cover it out of pocket, or exercise your appraisal contingency.

Shop homeowners insurance early

Florida's insurance market has tightened considerably. Start early. Equestrian properties require additional coverage for outbuildings and farm structures.

Review your title commitment

Your title company searches for liens, encumbrances, and ownership issues. Read the exceptions. Title insurance protects your ownership interest permanently.

Complete your final walk-through

Done 24–48 hours before closing. Confirm the property's condition, agreed repairs are complete, and all included items remain.

Review your Closing Disclosure

Provided at least three business days before closing. Compare it line by line to your Loan Estimate. Question any changes.

Verify wire transfer instructions independently

Call your title company directly — using a number you look up yourself — before wiring a single dollar. Wire fraud targeting real estate closings is sophisticated and common.

Bring valid government-issued photo ID

If you cannot attend in person, Florida allows Remote Online Notarization — ask your title company about the process.

Understand Florida doc stamps and transfer taxes

Florida charges documentary stamps on both the deed and the mortgage note. Your Closing Disclosure will show the exact amounts.

Call utilities and request a transfer to your name a week prior to closing

Confirm service start dates for electric, water, gas, and internet so nothing lapses on move-in day.

Change the locks — day one

Before anything is moved in. Every key that was ever made for that property is no longer your friend.

File for Homestead Exemption

File with your county property appraiser by March 1 of the following year. Alachua County: alachuacounty.us. Marion County: pa.marion.fl.us. This saves real money every year.

Update your address everywhere

USPS, Florida driver's license, voter registration (online in Florida), banks, employer, and insurance policies.

Set up utilities before move-in

GRU (Gainesville), CLAY Electric, City of Ocala Utility, Duke Energy, SECO Energy — or private well and septic depending on your location.

Build a Florida maintenance schedule

HVAC filters monthly. Roof inspection annually. Pest control quarterly. Exterior caulk and paint every three to five years. Clear gutters before rainy season.

Store your closing documents permanently

Scan everything — closing docs, warranties, HOA agreements, inspection reports — and keep them in a secure cloud folder. You will need them again.