Proof of how you will pay
Most homes I sell are above the conforming loan limit, so the lender matters. I introduce you to lenders who close jumbo and private-bank loans on time in Hillsborough and Pinellas counties, and I ask for a full pre-approval, not a pre-qualification. If you are self-employed, hold most of your wealth in investments, or are a physician early in your career, there are loan programs built for that. Cash buyers provide a proof-of-funds letter dated within 30 days.
- Jumbo mortgages for luxury buyers
- Jumbo ARM or fixed
- Bank-statement loans for self-employed buyers
- Buying without selling your portfolio
- VA loans for MacDill buyers
- Buying before you sell
The buyer agreement
Florida buyers sign a written agreement before showings. It names the services I provide, the term, and my compensation. Sellers can still offer to pay some or all of it, and we ask for that in the offer. I go through the agreement line by line before you sign, and you keep a copy. Read what Tampa Bay luxury buyers sign.
How to take title
Before the offer, decide how you will hold the home: individually, with a spouse, in a trust, or in an LLC. The choice affects homestead, asset protection, and financing. Read how to take title and buying in an LLC or land trust. Confirm the choice with your attorney or CPA.
Next stage: search and tours. Back to how I represent buyers.
Frequently asked questions
What is the difference between pre-qualification and pre-approval?
A pre-qualification is an estimate based on what you tell the lender. A pre-approval means the lender has verified income, assets, and credit. Sellers of luxury homes expect a pre-approval with the offer.
Who pays the buyer’s agent in Florida?
The buyer agreement sets my compensation. The offer can ask the seller to pay some or all of it, and many sellers agree. If the seller pays less than the agreement states, you pay the difference at closing. We discuss this before you sign anything.
Do I need a local lender?
Not always, but a lender who closes jumbo loans in Florida regularly avoids delays with condo questionnaires, flood requirements, and wind mitigation credits. I can introduce you to several.