If you are buying
What will I actually pay per month?
Run the number first. Then we go see houses.
Most of the work happens before you ever make an offer: figuring out what the monthly number really is once taxes, insurance, HOA and CDD are in it, and which neighborhoods survive that number. There is a calculator on this page that does the arithmetic with you.
Estimated monthly cost
$2,656
Loan amount: $320,000
- Principal and interest
- $2,023
- Property taxes
- $367
- Insurance
- $267
- HOA and CDD
- $0
An estimate, not a loan offer, and not an approval. It leaves out mortgage insurance, which applies on most loans under 20% down, and it uses the purchase price rather than the reassessed value the county will actually bill you on. Your lender gives the numbers that count.
What the month actually costs
The mortgage payment is rarely the problem. Taxes, insurance, HOA and CDD are what move a payment out of reach. Put in real numbers and see the whole thing.
Five steps
How a purchase goes
- 01
We start with the number
Before any houses: what you can pay monthly, and what that means as a price once Florida taxes and insurance are in it. Usually lower than the online calculator said.
- 02
We narrow the map
Which neighborhoods actually fit that number, what each one gives up, and what the drive is really like at the hour you drive it.
- 03
We go see them
On your schedule. If you are out of state, filmed walkthroughs the same day, with the parts the listing photos left out.
- 04
We write the offer
Price, contingencies, closing date and what to ask the seller to cover. Strategy depends on how long the house has been sitting, and I will tell you when to walk.
- 05
Inspection, then closing
We read the report together, decide what is worth negotiating, and I stay on the title company until the wire clears.
What that includes
- A written monthly-cost estimate per house, not just the list price
- Lender introductions if you need them — you pick, I do not get paid for it
- Showings on your schedule, including evenings and Saturdays
- Offer strategy, inspection review and repair negotiation
- The contract read end to end before you sign it, not a summary of it
Moving to Central Florida
For people buying from somewhere else.
If you are buying from somewhere else, the hard part is not the house — it is knowing which twenty minutes of driving separate two prices, how homeowners insurance works here, and what a flood zone letter means for your loan.
- Video walkthroughs of every showing, filmed for you, not a listing reel
- Everything handled in English or Spanish, whichever is easier for you
- Straight answers on insurance, flood zones, HOA rules and property taxes
- Remote closing coordinated with the title company
Investment property
Short-term near the parks, long-term everywhere else.
In the Davenport and ChampionsGate corridor, zoning decides whether a house can be rented nightly at all — and it changes street by street. Before you fall for a floor plan, we check the zoning, the HOA rules and the county ordinance, in that order. Once you own it, I can run it for you.
Rent & manage →- Zoning and HOA check before you write an offer, not after
- Numbers run on real expenses: management, tax, insurance, vacancy
- Honest talk about the months that do not book
- Renovation quotes from local contractors during your inspection period, not numbers off the internet
If you are buying
Tell me what you are looking for
The more you tell me, the more useful the first reply is. Nothing here commits you to anything.
Start with the number, not the listings.
Tell me your situation and I will come back with what a monthly payment actually looks like here.
(954) 559-7180Mon–Sat, 9am–7pm ET