Buying a home
How We Help You Buy: Ready Before You Fall in Love
Get ready, get the real numbers, search with a plan and close without surprises. How Lili Whittington helps buyers in The Villages and nearby towns.
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Lili's buyer presentation
Prefer to watch? Start with Lili's buyer presentation, then read the steps below.
The Short Version
Most agents start by showing you houses. We start by getting you ready to buy one, because the home buyers lose is usually the one they weren't ready to write an offer on.
Every purchase with us moves through four steps:
- Ready. Your financing and our agreement in place before you tour.
- Educated. The real costs and trade-offs of each area, before you fall in love with something.
- Aligned. A short list built on how you want to live, not everything on the market.
- Locked. An offer, inspection period and closing run so the ending has no surprises.
Lili Whittington handles every step herself, in English or Spanish, with more than 20 years in Florida real estate and more than 450 homes sold. This page describes how we generally work in Florida. It isn't legal, tax or lending advice.
Ready: Financing and Representation Before the First Tour
Your financing. If you're financing, get pre-approved, not only pre-qualified. A pre-approval means a lender has looked at your income, assets and credit and tells you what you can borrow. It also tells a seller you're serious. If you're paying cash, which is common here, have proof of funds ready, because sellers will ask before they accept an offer. We can connect you with lenders who know this market.
Your agreement with us. Before we show you homes, we sign a buyer broker agreement together. It puts in writing that Lili represents you, what she'll do for you, how long the agreement lasts, and how she's paid. Compensation is set by agreement between you and us, and we'll walk through every line before you sign. Ask anything.
Your budget, all of it. Decide what you want to spend each month, not only what you can borrow. That second number is the one that decides how the next few years feel.
How We Help You Buy: Ready Before You Fall in Love
Educated: What Your Budget Really Buys Here
This step saves people months. Before you tour, we lay out what your budget buys in each area you're considering, and what it costs to own:
- In The Villages: the bond, which may be paid off or still owed, and the monthly amenity fee, on top of the price. Home types run from patio villas to premier homes.
- Outside The Villages: each community's own HOA fees and rules, or none at all on some acreage.
- Everywhere: property taxes, the Florida homestead exemption if it's your primary home, and homeowners insurance, which depends a lot on roof and A/C age.
- New or resale: a builder warranty and new finishes against a faster move and a location you can see today. See new construction vs. resale.
You'll finish this step knowing which areas fit your budget and your life, whether that's The Villages or a town nearby.
Aligned: Fewer Homes, Better Ones
We build a short list of three to six homes from your must-haves, not a scavenger hunt of twenty. If you're relocating, virtual tours and digital signing narrow the list before you fly in, so your visit is spent on homes worth seeing.
When we tour, look beyond the photos. Bring the same written questions to every home: Is the bond paid? What are the fees? What are the community rules? How old are the roof and A/C? Tour at different times of day if you can, and in The Villages, at golf-cart speed, because that's how you'll live there. See buying a home in The Villages and relocating here.
Locked: Offer to Closing, With No Surprises
- The offer. We pull recent comparable sales so your price is grounded in the real market. Your offer also sets the closing date, financing terms and contingencies, which affect both how strong it is and how protected you are.
- Earnest money. A good-faith deposit, typically in the range of 1% to 3% of the price here, held by the title company. We'll explain when it's at risk and when it isn't before you sign.
- The inspection period. Usually 7, 10 or 15 days, as negotiated in your contract. New or resale, always inspect, and use the full window to review community and district documents, ask questions, request repairs, or walk away if needed.
- Financing and appraisal. We stay in touch with your lender so deadlines don't slip.
- Closing. Closings here are handled by a title company. You'll get a clear estimate of closing costs early, not at the table. Lili is with you at the final walkthrough and at closing.
After closing, file for your homestead exemption if it's your primary home, and join a club in your first month. Ready to start? Talk to Lili, or get our free Villages Buyer Book.
Frequently Asked Questions
Do I need to sign an agreement before touring homes?
Yes. Before we show you homes, we sign a buyer broker agreement that explains Lili's services, the term, and how she's paid. Compensation is set by agreement, and we review every line together first.
How much earnest money is typical?
Typically in the range of 1% to 3% of the price here, held by the title company. The amount is set in your offer.
How long is the inspection period?
Usually 7, 10 or 15 days, as negotiated in the contract.
Who handles closing?
A title company.
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Ready to make your move with The Lili Whittington Group?