Your Guide to Buying a Home in Central Florida
Whether this is your first home or your fifth, Francisco Orchilles will walk you through every step — from figuring out your budget to picking up the keys.
Buying a Home Doesn't Have to Be Overwhelming
The Central Florida housing market moves fast. Between competitive offers, fluctuating mortgage rates, and navigating inspections and appraisals, it's easy to feel like you're in over your head. That's where having an experienced local agent makes all the difference.
This guide breaks the home buying process into clear, manageable steps. And when you're ready to move forward, Francisco is here to handle the details so you can focus on finding a home you love.
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Step 1: Get Clear on Your Budget
Before you start browsing listings, take an honest look at your finances. Factor in your income, monthly debts, savings for a down payment, and what you're comfortable spending each month on a mortgage. A general rule: keep your total housing payment (principal, interest, taxes, and insurance) at or below 28% of your gross monthly income.
Don't forget to budget for closing costs, which in Florida typically run between 2–5% of the purchase price, plus moving expenses, any immediate repairs, and a cash reserve for the unexpected.
Step 2: Get Pre-Approved for a Mortgage
A pre-approval letter from a lender tells sellers you're a serious, qualified buyer. It also sets a clear ceiling on your budget so you don't fall in love with a home that's out of reach.
You'll submit documentation on your income, employment, assets, and debts. The lender will pull your credit and provide a letter stating how much you're approved to borrow. Francisco can connect you with trusted local lenders who know the Central Florida market and close on time.
Don't forget to budget for closing costs, which in Florida typically run between 2–5% of the purchase price, plus moving expenses, any immediate repairs, and a cash reserve for the unexpected.
Step 3: Define Your Must-Haves
Think about what you need versus what you want. How many bedrooms and bathrooms? Do you need a home office, a large yard, or a specific school district? Are you looking for a single-family home, a townhouse, or a condo? What's your ideal commute to work?
Write down your top five non-negotiables and share them with Francisco — he'll set up a custom search so you're only seeing homes that actually fit.
Step 4: Tour Homes and Find the One
Francisco will schedule showings around your availability and give you honest assessments of each property — not just the highlights, but the potential issues too. He'll point out things you might not notice, from roof age and HVAC condition to flood zone considerations and HOA rules.
When you find the right home, you'll know. And Francisco will move fast to position your offer.
Write down your top five non-negotiables and share them with Francisco — he'll set up a custom search so you're only seeing homes that actually fit.
Step 5: Make a Strong Offer
In competitive Central Florida neighborhoods like Windermere, College Park, and Dr. Phillips, the right offer strategy matters. Francisco will research comparable recent sales, assess the seller's situation, and craft an offer designed to win — whether that means escalation clauses, flexible closing dates, or other creative terms.
He'll negotiate on your behalf through counteroffers, inspection findings, and appraisal results, always keeping your best interests front and center.
Step 6: Inspections, Appraisal, and Due Diligence
Once your offer is accepted, the clock starts. You'll typically have 15 days for inspections in Florida. Francisco coordinates the home inspection, termite (WDO) inspection, and any specialized inspections (roof, pool, septic, etc.). If issues come up, he'll negotiate repairs or credits with the seller.
Your lender will also order an appraisal to confirm the home's value supports the purchase price. Francisco monitors every deadline so nothing falls through the cracks.
Step 7: Close and Get Your Keys
Before closing, you'll do a final walkthrough to make sure the home is in the agreed-upon condition. At the closing table, you'll sign documents, wire your funds, and officially become a homeowner.
Francisco stays with you through the entire closing process — and beyond. Need a contractor, a landscaper, or advice on your homestead exemption? He's a phone call away.
Your lender will also order an appraisal to confirm the home's value supports the purchase price. Francisco monitors every deadline so nothing falls through the cracks.
