Buyers: Welcome to Your Next Chapter

The first step is usually to get pre-approved for a mortgage. This gives you a clear idea of your budget and shows sellers that you are a serious buyer. It's a good idea to start with your Credit Union or Bank before moving outward. If you are a cash buyer, speak with your accountant about options, liquidation, and tax implications in preparation for your purchase. You can also check our mortgage calculator for ballpark figures. 

VA loans are mortgages backed by the Department of Veterans Affairs and are available to current service members, veterans, and eligible surviving spouses. They often have lower interest rates and may not require a down payment. A mortgage specialist can provide far more in-depth details that are tailored to your situation, but once approved, we can get you in a home with your VA loan all the same. 

Yes, various federal and state programs offer down payment assistance, reduced mortgage rates, and tax credits for first-time homebuyers. Your mortgage loan officer can help you find programs unique to your situation and needs. We can help guide you through the buying process once we have those options defined. 

At McCray Coastal Realty, LLC, we take a unique approach to negotiations with our proprietary SmoothSail method. Brokered by an I/O psychology expert and a seasoned industry expert in industry psychology, SmoothSail combines scientific and artful tactics to create win-win scenarios, removing ego from the equation. Our focus isn't just on getting you a home; it's on securing the best possible terms for your dream property. Experience negotiation as it should be—efficient, equitable, and expertly handled.

Understanding the home-buying process is vital, and we know it can vary in duration due to factors such as loan approval, home inspections, and negotiations. What sets McCray Coastal Realty, LLC apart is our commitment to transparency. We don't play a wait-and-let-you-see game with our clients. Instead, we walk you through what to expect at each stage, streamlining the process through our proprietary SmoothSail method. By managing expectations, we aim to make your journey as efficient and stress-free as possible.

While a higher credit score will provide more mortgage options and lower rates, it's possible to buy a home with a lower credit score. Some loan programs are specifically designed for buyers with less-than-ideal credit. See a mortgage loan officer to learn about the programs best for you. 

A home inspection is a comprehensive evaluation of the property you're considering, covering everything from the roof to plumbing, electrical systems, and appliances. The goal isn't to find a home that's perfect, but to fully understand what you're investing in. Often, the inspection period becomes a key phase for renegotiating the sales price based on new discoveries. At McCray Coastal Realty, LLC, our proprietary SmoothSail method ensures any adjustments during this stage are efficiently handled and in your best interest. Our approach also aids in identifying potential areas of concern right from the initial showing, using seller disclosures and observations related to the building's age and current condition.

At McCray Coastal Realty, LLC, we go beyond merely helping you find a home; we assist you in making a fully informed decision about your new community. Our complimentary market assessments are packed with essential data, covering local amenities, school ratings, crime rates, demographic make-up, and property values. Typically exceeding 30 pages, these comprehensive reports are designed to provide you with a deep understanding of the area you’re considering. Informed decisions are good decisions, and we're committed to giving you all the tools you need to make the best choice possible.

1. Pre-approval: Before you start looking for a home, it's a good idea to get pre-approved for a mortgage. This will give you an idea of how much you can afford.
2. Find a Realtor: Working with a real estate agent can make the process easier and more efficient. Work with us! 😁
3. Home Search: Once you know your budget, you can start looking for a home that meets your needs.
4. Make an Offer: After finding a home you like, your agent will help you make an offer.
5. Home Inspection: If your offer is accepted, it's advisable to get a home inspection to ensure there are no hidden issues.
6. Negotiate: Depending on the inspection results, you may negotiate the terms of the contract and price.
7. Finalize Financing: Once everything is agreed upon, you'll finalize your mortgage.
8. Close: After all the paperwork is done, the property will be transferred to your name.

1. Home Preparation: Sellers often start by preparing their home for sale. This may include cleaning, decluttering, and staging to make the property more appealing.
2. Pricing Strategy: Sellers consult with their real estate agents to set a competitive asking price, usually based on market analysis and the home's condition.
3. Listing: Once the home is prepped and priced, sellers list it on the market through various platforms.
4. Home Showings: During this phase, sellers open their homes for viewings, usually coordinated by their real estate agents.
5. Reviewing Offers: After showing the property, sellers receive offers from interested buyers. They can accept, reject, or counter these offers based on their terms and conditions.
6. Inspection and Appraisal: Upon accepting an offer, sellers prepare for a home inspection and appraisal, usually initiated by the buyer.
7. Finalizing the Contract: Any issues found during the inspection may lead to negotiations. Once both parties agree, the contract is finalized.
8. Closing: The final step involves signing all necessary documents to transfer ownership of the property to the buyer.

Each of these steps can involve a lot of details, so it's beneficial to work with a real estate agent who can guide you through the process. This is especially true if you're navigating specific financing options like VA Loans or first-time home buyer incentives.

Starting March 15, 2024, in Florida's real estate market, who pays the buyer's agent fee is changing. Traditionally, sellers paid this fee, but now buyers might need to pay their agent directly. This shift allows for clearer and fairer dealings in real estate transactions.  

Before, buyers didn’t pay their agent's fee directly; the seller covered it. With the new changes, buyers can choose to have an agent represent them and pay for that service themselves, leading to more transparent pricing.  

Some sellers are still paying the buyer's agent fees, but as the market adjusts, buyers will increasingly pay for their own agent's services. The cost of these fees can vary, so it's important to talk to your real estate agent to understand what financial responsibilities you'll have. 

At McCray Coastal Realty, we use Buyer's Agent Representation Agreements, where we charge a commission or flat rate for our services and will credit any commissions optionally paid from the seller toward your financial responsibility. 

See our comprehensive article on this topic via LinkedIn.
 

The transaction fee is a one-time administrative cost the buyer or seller we represent pays at closing. At McCray Coastal Realty, LLC, our transaction fee is $450. This fee covers a range of administrative tasks such as document preparation, transaction coordination, and compliance review, ensuring that the purchase process is efficient and well-documented.

In Florida, transaction fees can range from approximately $200 to $700, depending on the brokerage and market conditions.

We're confident in our ability to serve you effectively, so we offer our SmoothSail Guarantee. For buyers, if we don't secure a property for you at a price at least 2% below the listing price, we'll pay the McCray Coastal Realty, LLC Broker Transaction Fee at closing. 

Example:  Let's say you're looking to purchase a property with a listed price of $300,000. According to our guarantee, we would aim to negotiate the price down to at least $294,000 (2% below the asking price). Additionally, we would work with lenders or sellers to secure at least $6,000 (2% of $300,000) towards your closing costs.  If, for any reason, we are unable to meet at least one of these targets and secure the property at the specified price or obtain the necessary contribution towards your closing costs, McCray Coastal Realty, LLC will cover the $450 MCR Broker Transaction Fee at closing.

Some Buyer Stipulations: If the seller has reduced the listing price to 2% less within the buyer and broker's representation agreement period, the original listing price will be used as the reference point for these terms. If we can secure up to 2% of the sales price in closing incentives, this also counts. See SmoothSail Guarantee for full details.

You can reach us via email, phone, or through our Contact Us page. We're always here to help!