Financing, without the jargon.

Get pre-approved, not pre-qualified.

Pre-qualified means a lender looked at what you said. Pre-approved means they verified it. Sellers and listing agents only take the second one seriously. Get a real pre-approval letter before you tour — it changes how seriously you're treated.

The four main loan types.

• Conventional: 3–20% down. Best rates if you have good credit. Can drop PMI once you hit 20% equity.
• FHA: 3.5% down. More forgiving on credit. Higher monthly cost (mortgage insurance for the life of the loan).
• VA: Zero down for qualifying veterans. No PMI. Some of the best terms available — use them if you've earned them.
• Jumbo: For loan amounts over the conforming limit (currently $766,550 in most FL counties). Stricter underwriting, often comparable rates.

What to ask your lender.

Three questions every buyer should ask: What's my fully-loaded monthly payment including taxes, insurance, and HOA? What's the all-in cost to close? How long does your underwriting team take from contract to clear-to-close? A good lender will answer all three quickly and in writing.

Florida-specific things to know.

Homeowner's insurance is a real line item here, especially in coastal counties. Get insurance quotes before you write an offer on any home built before 2002 — roof age and prior claims can disqualify a property from coverage entirely. I've had buyers walk away from a home in the inspection period purely because of insurance.