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Welcome to Florida new homes and Approved Mortgage in Florida. in this site you will find useful resources designed to help you in your journey toward becoming a better investor. i have helped lot families like yours in buying, selling or their homes in Florida.

We know it is a big investment, both emotionally and financially. along with a substantial financial commitment, such transactions usually involve risks, and legal considerations.

You will need of a proven best real estate and mortgage professional.with 25 years of experience I understand the importance of trust and respect between families. I extend those qualities to each of my clients every member of your family will be treated with honor and respect.

Hey Future Homeowners!

Let me tell you a quick update about some big changes happening on August 17. Imagine you're finally ready to buy your dream home, but just as you're about to dive into the process, a few new rules pop up. Don’t worry—I've got you covered! Here's what you need to know:

EFFECTIVE TODAY August 17, 2024 rules have changed for Realtors showing you a home due to the National Association of Realtors settlement. We now MUST have a signed buyers representation agreement before we can even open a door for you!

This is a contractual agreement outlining a Realtor’s duties to you and how we are compensated. All the terms of the agreement can be negotiated to what works best for you.

I’m here and ready to work for you. My #1 priority always has been and always will be my fiduciary duties to my clients!

Now, I simply have to have a signed agreement to protect my license and the livelihood of my family.

Realtors can no longer show you a property without a signed Buyer’s Agency Agreement. That’s right – no signed agreement, no door unlocking!

The New Rules for Listings No More Compensation Offers on Listings:

Historically, the sellers have paid about 6% of the home's sale price, with 3% going to the seller's agent and 3% going to the buyer's agent. With the rule changes, the compensation amounts are no longer listed in an MLS, and it's up to the home seller and buyer to determine who pays those fees.

Buyer’s Agent Commission Agreements

A buyer without an agent would need to have knowledge of real estate transactions in order to effectively negotiate a contract for purchase and to take all the necessary steps to close on the home. Most buyers are not going to be able to navigate effectively through this process, so buyer’s agents will still be needed. Alternatively, a buyer could retain a real estate attorney to handle their purchase once they found a home they wanted to make an offer on.

New commission rules, buyers might now be responsible for paying their own agent’s fee,

Listings won’t show offers of buyer’s agent compensation anymore. This change might make things a bit trickier for buyers since you'll need to negotiate more actively with real estate pros. It’s not necessarily fairer for buyers, but it's meant to bring more transparency to the process by NAR (National Association of Realtors). It’s crucial to have a knowledgeable agent to help you navigate these changes and get the best deal.

Written Agreements Needed:

Before you even step inside that beautiful home you’ve been eyeing, you’ll need to have a written agreement with your agent. This is just to make sure everyone’s on the same page. Think of it as getting a ticket before entering a concert—it keeps everything organized and hassle-free. The National Association of Realtors (NAR) has lots of resources to help you understand this new step.

What Does This Mean for Buyers?

These changes could mean a new reality for buyers. With no more compensation offers on listings, the cost of buying a home might be affected. It’s possible that prices could rise as the market adjusts. This makes it even more crucial to have a knowledgeable agent by your side who can navigate these changes and find the best deals.

Why the change? This agreement establishes who represents you and outlines their duties and compensation. No more "free service" – just like hiring any professional, you now *hire* your buyer's agent.

And yes, sellers can still pay the buyer's agent commission, but that information will no longer be listed in the MLS. Your agent must confirm this with the listing agent and inform you.

Choosing an experienced agent matters more than ever. They protect your interests and guide you through legalities that could save you thousands.

I’ve been practicing this way for years, ensuring my buyers know upfront who’s working for them and how compensation works. Remember, you wouldn’t expect an accountant or doctor to work for free the same goes for your real estate agent.

Educate yourself now so you’re prepared when it’s time to find your dream home! Contact me today, and let's get you into your dream home!"

Buying a home is hard work. To buy a house you have to sort through listings, arrange for private viewings, compare your options, negotiate, and then work from contract to closing. All of this takes time and requires specialized skills if you want to get the best deal possible.

Impact on Sellers’ Commission Payments

Assuming sellers begin paying lower commissions to their agents, there will be less commission money to split. This may result in many real estate agents leaving the industry.

If you've recently wondered, "how do I find the best real estate agent near me?" you've come to the right place. When seeking out a real estate agent, first consider this: Did you know that many real estate agents represent the buyer AND the seller? And if you’re buying a home, that’s not good for you I guaranteed to represent only you in the transaction.

That's why hiring it's so important to hire an EXCLUSIVE BUYER AGENT, one who works only with buyers, knows the whole process back to front, and owes their loyalty to you. They can speed up the whole process, give you straight answers and help iron out any roadblocks.

EXCLUSIVE BUYERS REPRESENTATION AGREEMENT

If you want the best service possible then you should consider hiring one of, one who works only with buyers, knows the whole process back to front, and owes their loyalty to you.

One of the first things you'll be asked to do when meeting a BUYER'S AGENT is to sign an exclusive agreement. Paperwork and contracts are highly important in the real estate world, so you'll want to know what exactly this agreement is.

Signing a buyer representation agreement is like guaranteeing the real estate agent will follow a code of ethics. It means they won’t be dealing with both buyers and sellers, but they will be working just for you.

New Construction Buyer Representation Best Choice Buying New Construction Homes

There are many benefits to choosing new construction homes over resale homes including not having to renovate, redecorate or deal with plumbing, electrical or AC issues once you move into your new home.

You start fresh with new construction, designing it just the way you want it and with the latest and greatest technology and energy efficiency. Your new home will also come with a home warranty to protect against any unexpected issues also builders will often include closing costs or design incentives and upgrades.

Buyers: Beware!

Never ever buy a New Home from a Builder without Broker Representation

Buying home alone, direct from the builder will cost you thousands of dollars, before you does you need to know this problems. click here

I can assure you that purchasing a builders home does not usually turn out to be a walk in the park for most buyers Although there are cases where things do go smoothly, my experience has been that when a knowledgeable Buyer's Broker is not involved, there is a high probably that a buyer will close at least somewhat dissatisfied.

The primary reasons for this are:

The buyers expectation levels are set incorrectly, builders, like resale sellers, are more interested in maximizing their profit than protecting the buyers interest, buyer and seller negotiate directly and the buyer is nearly always at a disadvantage (these people are pros),

The buyer is unaware off how the new home buying process really works,the buyer is unaware of the common pitfalls and traps that are routine in the builder business,

The buyer does not have the background in real estate contract law to always interpret contracts correctly.

When added together, all of the above issues can weigh in heavily against a buyer experiencing a hassle-free process.

Benefits of Using a EXCLUSIVE BUYERS REPRESENTATION AGREEMENT

Exclusive Buyer Representation represent you when working with a builder. Since the builder cannot give you any cash back (because you are not licensed as a real estate agent) the marketing fees that the builder puts into his budget for buyer brokers will be lost if you do not take advantage of it.

Almost every builder builds this fee into his marketing budget to pay for real estate agents to help protect the buyer's interest when dealing with the builder. Why go it alone when you can have an advocate watching out for you?

Knowledge and history of various home developments help match the buyer with the right community. 

Knowledge of builders' latest pricing strategies helps buyers determine the best negotiating strategy.

Knowledge of other builders of equal and greater quality help buyers get the best builder property for the money. 

Knowledge of builders' reputations regarding quality, follow- up, warranty, and financial stability, help prevent problems after the sale is closed. 

In many cases, lower prices or other concessions are offered to buyers with buyer agents, as builders consider these agents as "multiple sources of buyers Individual buyers buy only one home; buyer agents bring in many buyers. 

Be sure, to use only Exclusive Buyer Broker's who can help buyers with both new construction and existing homes. So-called new home specialists often do not have access to or knowledge of existing homes and may have monetary relationships with new construction and/or custome builders, which can cost you thousands

We Work With the Best Builders in Florida

Unhappy buyers of new homes testified to a House subcommittee Wednesday about how they unknowingly signed sales contracts that prevent them from suing a builder for faulty construction.

New home construction contracts often have a clause saying that any disputes would be settled through binding arbitration. Public Citizen, a consumer advocacy group, published a report claiming its research shows that the costs of arbitration, which are usually shared by both parties, are often so high that it's not worth it for consumers to pursue a claim. Another problem with arbitration is that it is not open to the public, making it difficult for consumers to find out a builder's track record.

Note: Don't risk this happening to you! Call me before even looking. I have years of new home builder experience.

We Have Worked For Many New Home Builders

Still think you can do better on your own without some expert watching out for you?

Conclusion Buying a house or condominium is a major personal purchase as well as a long-term investment. Never buy without a professional representation Call Miguel Now The Cost is FREE.

Check your credit report before you buy a home and get pre-approved

Checking your credit when buying a home, one of the first things you should do is check your credit report and score. your credit score is probably the most important piece of information a lender considers when deciding on your interest rate, so you want to be sure that everything on your credit report is correct, mistakes can hurt your credit score,

Increasing your rate and monthly payment. you will need to get pre-approved letter for a mortgage before hunting for the home you want to buy.

Click here to start with credit score

Shopping for a home without mortgage pre-approval

Is kind of like shopping for clothes without knowing how much money is in your wallet. the best way to know how much you can afford to spend on a home is to get pre-approved for a mortgage and then look for a home that the mortgage amount will cover.

Being pre-approved for a mortgage

may also give you a market edge when a home buying. if a seller has two buyers interested in purchasing the home at the same price and only one already has mortgage pre-approval,the one who is pre-approved is much more likely to get the home. Apply Here now...

The next step is up to you

I'd suggest sending me an application mortgage to be approved apply for mortgage click here or giving me a call and we'll see what can be done. even if your lease isn't up yet, we should still get the ball rolling, because we may have some credit work to do, and that could take 3 months or more. if you're not ready to talk yet, but would like to be kept up to date with the real estate market,then sign up for my email newsletter.

Either way, do something. don't pay another dollar in homes-apartments! click here now to see how much you could save buying and owning your home.

Common closing costs for buyers

Lender fees: When choosing a mortgage lender, pay close attention to how much they charge in fees. Many lenders charge fees for everything from the application to originating the loan to running a credit check.

Home appraisal: Your lender will require a professional home appraisal to verify the house is worth at least the amount they’re loaning you. This will likely run several hundred dollars (or more depending on size and location).

Home inspection: A home inspection isn’t required, but for another few hundred dollars, it’s a smart investment. And if any issues are uncovered, you may be able to negotiate money back from the seller.

Prepaids: You’ll likely need to a certain amount of homeowners insurance premiums and property taxes upfront at closing. These will be held in escrow and disbursed as needed.

Mortgage points: If you opt to lower your interest rate by purchasing mortgage points, which will cost you more upfront but save money over the life of the loan, that amount will be due at closing.

Legal fees: Similarly, if you hire a real estate attorney to represent your interests in the transaction — which you’re not required to do but is smart nevertheless, given how much money is at stake — their fee will also be due at closing.

Common closing costs for sellers

Commission fees: Your real estate agent’s commission will likely run somewhere between 2.5 and 3 percent of the home’s sale price. On a median-priced $409,400 Florida home, 2.5 percent comes to $10,235. Depending on the details of your deal, the seller may be responsible for paying the buyer’s agent’s fee as well, which would double that amount.

Documentary stamp taxes: Florida’s documentary stamp tax, commonly called transfer taxes in other states, often falls to the seller. The rate is $0.70 per every $100 of value throughout most of the state. On a $400,000 sale, that’s $2,800. Rates are different for both single-family homes and other property types in Miami-Dade County.

Outstanding property taxes and HOA fees: Property tax obligations and homeowners association dues (if applicable) will need to be paid right up until closing day.

Mortgage-payoff fees: If the home still has an existing mortgage, you’ll have to pay that off in full before ownership can transfer. There may be wire-transfer fees and other costs involved.

Seller concessions: Sellers often offer to pay for a needed repair or cover a portion of the buyer’s closing costs. If this is the case for you, the amount will be paid at closing.

Legal fees: As with buyers, if you opt to hire legal representation, that cost will also be due at closing.

Important note about Florida homeowners insurance

• The home insurance market in Florida is in crisis. Since 2017, many insurance carriers have left the state, gone insolvent or tightened their underwriting restrictions, making it difficult for homeowners to find coverage. Many of the companies that remain have chosen not to renew existing policies, leaving owners in the lurch.
• Fraudulent roofing claims are mostly to blame, and the devastating effects of Hurricane Ian in September 2022 complicated the issue further. According to a report from the governor’s office, Florida accounts for 79 percent of the country’s home insurance lawsuits.
• New insurance-reform laws went into effect in 2022 to try to stabilize the situation, but it may be some time before these laws produce meaningful results, and homeowners could see premiums that exceed several thousand dollars a year. Before you buy a Florida home, consult closely with your real estate agent, and possibly a local attorney, to determine whether the property will be insurable at a cost you can afford.

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