Buying a home in South Florida, in the right order
Your money mapped and your order of operations set before the first showing, so you can act the day the right home appears.
What buying a home in South Florida asks of you
Buying a home in South Florida asks you to make a handful of large decisions, and most buyers make them in the wrong order. They fall for a house first, then learn the monthly cost, then find out whether they have to sell something before they can buy. Each discovery arrives when there's the least time to think about it.
I'm Nanci Gilbert, a REALTOR® with LPT Realty, licensed and full-time in Miami-Dade and Broward since 2006. I hold the Accredited Buyer's Representative designation among seven others, and I work in English and Spanish. My buyers make the same decisions everyone makes. They make them earlier, with the numbers in front of them, so the house they fall for is a house they can buy.
Whether it's your first home, your fourth or a second home, what follows applies to you. If your situation has a particular shape, such as a move from another state, a VA loan, trading up or an investment, each has its own page, built on the same approach.
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How I help you buy: five decisions, made early
The first decision is the number. A lender's approval says what a bank will lend. The number that matters is the monthly figure you can live with once taxes, homeowners insurance, flood insurance where it applies and any association fee are counted. Two homes at the same price can land far apart on that figure, so we compare them on the monthly cost, not the asking price. Mapping the money comes before any showing.
The second decision is the order. If you own a home now, we decide whether you sell first, buy first, negotiate a rent-back or use another bridge, and we decide it before you start looking. If you're renting, the order is simpler, and the date your lease ends becomes the date we plan backward from.
The third decision is the place. Price and square footage narrow a search, and the community usually settles it. I'll ask how your week works, where you drive and when, and how much space you want inside and out. A shorter list of homes that fit your life beats a long list that only fits your budget.
The fourth decision is the offer. I've negotiated for twenty years, and a strong offer is often won on its terms as much as its price: the deposit, the inspection period, the financing and the closing date. You decide how much deposit to put down. The title company holds it in escrow.
The fifth decision is what you do with the inspection period, which in my contracts usually runs 15 days from acceptance. I recommend having the inspection done within the first 5 to 10 days, depending on the property. We read the report together and decide what's worth asking the seller to repair or credit, and what isn't worth the negotiation.
What happens when you work with me
We start with a conversation about what you need the home to do and when. Before I show you anything, we sign a written buyer broker agreement, and we read it together line by line so you know what I'll do for you.
Next comes the approval. If you don't have a lender, I can introduce you to lenders I trust, and the choice stays yours. I'll ask that your approval be based on documents the lender has reviewed, with proof of funds for your deposit and closing costs ready to send. When I represent sellers, I check those things before an offer is accepted, so I prepare your file the way I'd want to see it from the other side.
Then we search, and I'll tell you plainly which homes are worth your Saturday. When the right one appears, we write the offer that day. After acceptance I track the inspection period, the appraisal, the loan approval and the title work against the contract's deadlines. The title company, which the buyer usually chooses, runs the closing. We do a final walkthrough, you sign, and you get the keys.
It helps to understand the market you're buying in, without treating any number as a forecast. Months of inventory measures how long the homes currently for sale would take to sell at the recent pace. As of September 16, 2026, the Miami MLS showed 5.2 months of single-family inventory in Homestead. A higher figure usually means a buyer has more homes to compare and more room to negotiate terms. It describes the market that day, not where it's headed.
Here is how one client described the search from her side: "100000% recommended!! Nanci went above and beyond to ensure that I found the perfect home for my needs and budget. She was patient, knowledgeable, and always available to answer any questions that I had along the way. I never felt pressured or rushed, and it was clear that Nanci genuinely cared about finding me and my family the right home. Overall, I would highly recommend Nanci to anyone in need of a real estate agent. She truly exceeded my expectations and made the process of buying a home a positive and enjoyable experience. Thank you so much for all of your hard work and dedication." (Jacqueline G.)
Buying a home across the towns I serve
The method stays the same in every town I work. What changes is what you check first, because the housing stock and the questions differ from one place to the next.
In Homestead, mid-century single-story homes, 1980s and 1990s neighborhoods and gated communities built since 2000 all share the Homestead name, so two homes at the same price can feel nothing alike when you arrive. In Cutler Bay, the town itself says many properties are in or near flood-prone areas, so we check the flood designation for each address and get insurance quotes while you can still change your mind.
In Pinecrest, much of the character comes from 1950s and 1960s ranch homes on acre lots, and a generous-looking lot doesn't tell you what can be built on it. In the Redland, two parcels with the same acreage can allow different things, and a well and septic system need their own inspections. In Kendall, the area covers so much ground that we narrow the search by your routine before we narrow it by price.
I also help buyers in Palmetto Bay, Leisure City, Silver Palm, Coral Gables, Doral and three parts of Miami: Coconut Grove, Coral Way and Flagami. Each town's own buying page covers what's particular to it. When you're ready to start with your numbers, start the conversation with me, or go back to Nanci Gilbert, PA to see how I work on both sides of a move.
Frequently Asked Questions
What should I do first when buying a home in South Florida?
Work out the monthly figure you're comfortable with, including taxes, homeowners insurance, flood insurance where it applies and any association fee, then get a lender's approval based on reviewed documents. I do this with you before any showings.
Who chooses the title company in Florida?
The buyer usually chooses it. The title company runs the closing and holds your deposit in escrow.
How much should my deposit be?
The amount is your decision. I'll explain how the size of the deposit can affect how a seller reads your offer, and the title company holds it in escrow.
What does months of inventory tell me as a buyer?
It estimates how long the homes currently for sale would take to sell at the recent pace. A higher number usually means more homes to compare and more room to negotiate. It describes the market on a given day and says nothing about future prices.
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