Buying your first home is exciting. It's also a lot of new words, new people and new deadlines, all packed into a few weeks.
When we check in with buyers after closing, we hear the same thing over and over: "I wish someone had told me that sooner." Not because anything went wrong, but because a little heads-up would have made the whole thing calmer.
So here it is: the things first-time buyers in Central Florida most often tell us they wish they had known before closing day.
1. Your down payment isn't the only money you'll need
Most first-time buyers plan carefully for the down payment. Fewer plan for everything else that comes due at closing.
Your "cash to close" usually includes closing costs on top of your down payment. Depending on your loan and your contract, that can include lender fees, the appraisal, title insurance and title fees, recording fees, and prepaid items like your first year of homeowners insurance and money set aside for property taxes.
The good news: you don't have to guess. Your lender gives you a Loan Estimate early on and a Closing Disclosure before closing that spells out the final number. Ask your lender and your agent to walk you through both. And ask early whether it makes sense to negotiate for seller credits toward your closing costs. In some situations it does.
2. Pre-approval is a starting line, not a finish line
Getting pre-approved is one of the best first steps you can take. (If you're not sure how it differs from pre-qualification, here's our plain-English explanation (https://www.beinfinite.group/blogs/whats-the-difference-between-pre-approved-and-pre-qualified).)
But your lender will check your finances again before closing. That's why the most common piece of advice we give is simple: don't change anything about your money until after you close.
That means, until you have the keys:
Don't open new credit cards or finance a car or furniture.
Don't change jobs without talking to your lender first.
Don't make large deposits you can't easily document.
Don't co-sign a loan for anyone.
Plenty of buyers have bought a new couch for the new house a week too early. Wait. The couch will still be there after closing.
3. In Florida, insurance needs its own early attention
Homeowners insurance is part of every purchase, but in Florida it deserves extra time. Premiums can vary a lot from one home to the next, depending on things like the age of the roof, the home's construction and its location.
Our advice: start getting insurance quotes as soon as you're under contract, not the week before closing. Your lender will need proof of coverage, and the earlier you know your real number, the earlier you know your real monthly payment. Ask your agent whether the home has documents like a recent roof certification or a wind mitigation report, since those can help with quotes.
Also ask whether the home is in a flood zone. Even if flood insurance isn't required, it's worth understanding your options.
4. Read the HOA and CDD details before you're in love
A lot of Central Florida homes, especially in newer communities around Orlando, Kissimmee and Davenport, come with an HOA. Some also come with a CDD (Community Development District) assessment, which typically shows up on your property tax bill.
First-time buyers often tell us they wish they had looked at these sooner. Not just the monthly cost, but the rules: parking, fences, paint colors, rentals, pets and more. If you're planning to rent the home out someday, this matters a lot.
Ask for the HOA documents and fees during your review period. Our guide to what HOA fees actually cover (https://www.beinfinite.group/blogs/hoa-fees-explained-what-youre-really-paying-for) is a good place to start.
5. Your first property tax bill may surprise you
In Florida, property taxes are based on the assessed value, and when a home sells, it's generally reassessed for the new owner. That means the seller's tax bill isn't always a good guide to what yours will be.
Homestead exemption can make a real difference for a primary residence, but you have to apply for it. It doesn't happen automatically. We break this down in Understanding Florida Property Taxes as a New Homeowner (https://www.beinfinite.group/blogs/understanding-florida-property-taxes-new-homeowner).
6. The inspection report will look scary. That's normal.
Your first inspection report can be dozens of pages long, with photos and notes on almost everything. That's the inspector doing their job.
Most items are small maintenance notes. What matters is sorting them into three groups: safety issues, big-ticket systems (roof, A/C, plumbing, electrical), and normal wear. Your agent can help you decide what's worth asking the seller to fix or credit, and what's simply part of owning a home.
This is also where your contract contingencies matter. If those terms still feel fuzzy, read What a Contingency Actually Means (https://www.beinfinite.group/blogs/what-a-contingency-actually-means-in-plain-englishnbsp) before you sign.
7. Deadlines are real, and they move fast
Your contract has dates in it: inspection period, financing, appraisal, title and closing. Missing one can cost you options, or even your deposit in some cases.
You don't need to memorize them, but you do need to know they exist. A good agent keeps a calendar for you and tells you what's coming next. Answer your lender quickly when they ask for a document. Small delays add up.
8. Do the final walkthrough like you mean it
The final walkthrough isn't a formality. It's your chance to confirm the home is in the condition you agreed to buy.
Bring the repair list and receipts if the seller agreed to fix things. Run the A/C, turn on the faucets, flush the toilets, open the garage door, and test the appliances that stay with the home. Check that nothing that was supposed to stay has left the house.
9. Closing day goes faster than you think
After weeks of paperwork, closing itself is often surprisingly quick. You'll sign a stack of documents, often with a title company, and you'll need a government-issued photo ID.
One important tip: always confirm wire instructions by phone with your title company, using a number you already know is real. Wire fraud scams target homebuyers with fake emails that look legitimate. Never trust wiring instructions that arrive by email alone.
10. Plan for the first 30 days
Once you have the keys, a few small to-dos make life easier:
Change the locks or rekey the home.
Set up utilities, internet and trash service before move-in day.
Find the main water shutoff and the breaker panel.
Change the A/C filter. In Florida, your A/C works hard, so keep up with it.
Apply for homestead exemption if the home is your primary residence.
The bottom line
Nobody expects a first-time buyer to know all of this. That's what your team is for. The buyers who feel the calmest on closing day are the ones who asked lots of questions early, kept their finances steady, and knew what was coming next.
Buying your first home in Central Florida?
We'll walk you through every step, from pre-approval to keys in hand, in plain English. Contact Corinne DeFilippis to get started.
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This article is general information, not legal, tax, insurance or financial advice. Every transaction is different, so talk with your lender, insurance agent, title company or attorney about your situation.
