It typically begins with a discovery conversation, financing or proof-of-funds preparation, and a signed buyer-representation agreement. From there, I curate properties, coordinate showings, and represent you through offer, inspections, due diligence, financing, and closing. For waterfront and high-rise transactions, I add seawall, dock, HOA, and short-term-rental review to the diligence checklist.

It depends on the loan program. Conventional loans typically run 5–20% down, jumbo loans for luxury price points usually 10–25%, FHA as low as 3.5%, and VA loans 0% for qualifying buyers. I’ll connect you with my preferred lender to map the right program to your situation before we tour.

Yes. As of the August 2024 NAR settlement, buyer’s agents are required to have a signed written agreement before touring homes. It spells out what I do, the duration of our agreement, and how I’m compensated. I’ll walk you through it line by line — and in most Tampa Bay transactions, the buyer’s commission is still negotiated to be paid by the seller, keeping your out-of-pocket cost minimal.

In most Florida transactions, the seller agrees to compensate the buyer’s agent as part of the listing terms, meaning the buyer pays nothing out of pocket for representation. When that’s not offered, we negotiate it into the purchase contract. I’m transparent about compensation upfront — there are no surprise fees.

It varies by price point and neighborhood. Entry-level luxury (under $1.5M) moves quickly — often within days. The $3M+ waterfront tier moves more deliberately, but well-priced homes in Snell Isle, Davis Islands, and the beaches still sell within weeks. Speed matters most when inventory is tight, which is why instant MLS alerts and a ready pre-approval are critical.

Yes. Through Corcoran’s national luxury network and nineteen years of Tampa Bay relationships, I have access to private listings, pre-MLS opportunities, and pocket inventory that never reach the public sites. For waterfront and ultra-luxury buyers especially, this is often where the best opportunities live.

Absolutely — a large portion of my buyer business is relocation. I tour by FaceTime, send video walkthroughs, coordinate inspections in your absence, and can manage the entire transaction remotely through closing. Florida allows remote online notarization for many documents.

Flood-zone designation directly impacts your insurance cost and lendability. Some homes in X zones carry minimal flood insurance; AE and VE zones can run thousands annually. I review the flood zone, elevation certificate (if available), and recent claim history on every coastal property before you write an offer — and I’ll connect you with insurance brokers who can quote it before you’re emotionally committed.

Typical financed transactions close in 30–45 days. Cash deals can close in 14–21 days. Luxury transactions sometimes run longer if there are HOA approvals, complex inspections, or coordinated buy/sell timing. I’ll lay out the full timeline before you offer.

Yes — and this is one of the most valuable things a local expert does. I represent both sides of the transaction calendar so we can align contracts, contingencies, and closing dates for a same-day or back-to-back close. You move once, not twice, and you don’t carry two mortgages or rent in between.