The simple journey from planning to keys
Most closings follow the same flow. Your timeline depends on how quickly documents come in, the contract terms, and how responsive everyone is during underwriting. My job is to keep the process calm, organized, and predictable.
Typical timeline
- Pre approval, often 1 to 2 days once documents are received
- Shopping and offer, varies by the market and your search
- Under contract to closing, often 30 days, sometimes faster or longer depending on loan type and contract terms
The 6 step journey
1) Consultation
We talk through your goals, timeline, and comfort payment range. I will ask about your income, savings, credit history, and where you want to live in Central Florida. You leave this call knowing your next steps.
2) Pre approval strategy
I compare the programs that most often fit first time buyers, FHA, low down conventional, VA, and USDA. We choose the best path based on your scenario and the type of home you want to buy.
3) Documentation
You send a few key documents so I can build a strong pre approval that holds up when you go under contract. Strong pre approvals help you shop with confidence and avoid surprises later.
4) Home search and offer
You shop within real numbers, not online estimates. When you find the right home, I help your agent and you structure a clean offer strategy that fits your plan.
5) Underwriting and appraisal
Once you are under contract, the file goes through underwriting and the appraisal is ordered. I track conditions, deadlines, and updates so you know what is happening and what you need to do next.
6) Clear to close
We review your final numbers, confirm closing logistics, and get the closing disclosure squared away. Then you sign and get the keys.
What I need for a strong pre approval
Here is the common starter list. After I review it, I will give you a clean checklist tailored to you.
Identification
- Driver license or state ID
Income
- Paystubs, most recent 30 days
- W2s, last 2 years
- If self employed or commission heavy, I will tell you exactly what to provide after a quick review
Assets
- Bank statements, last 2 months for checking and savings
- Gift funds are often allowed, but they need to be documented correctly
Housing history
- Current lease, landlord contact, or current mortgage statement
Cash to close, what most first time buyers miss
Most buyers focus on the down payment and forget the other moving parts. Cash to close can include down payment, closing costs, prepaid items like insurance, and sometimes escrow setup.
In many situations seller concessions can help with some costs, but it depends on the offer and the market.
What to avoid during the process
- Do not open new credit cards or loans
- Do not change jobs without checking first
- Do not move money between accounts without explanation
- Do not miss payments on current obligations
- Do not co sign for anyone
- Do not make large cash deposits without a clear paper trail
Common questions from first time buyers
How fast can I get pre approved
If you send documents quickly, I can usually turn it around fast, often same day or next day. I will tell you exactly what is missing.
What is the difference between pre qualified and pre approved
Pre qualified is a quick estimate. Pre approved means documents were reviewed and the approval is built on real numbers.
Can I buy with a low down payment
Often yes. FHA, VA, USDA, and low down conventional are common paths. The right option depends on your credit, income, and the home type.
What should I do if my credit is not where it needs to be
Do not guess. I will show you the fastest path, sometimes it is a small fix, sometimes it is a short plan, and sometimes you are already good to go.
What happens after I get under contract
Your loan moves into underwriting, the appraisal is ordered, and you will respond to a few document requests. I manage the timeline and keep you updated.
How do I know what I can afford
I will give you a maximum number and a comfortable number, then explain the tradeoffs so you can make a confident decision.