Dillon Cook
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Dillon Cook / Tampa Bay home buying

Let’s find a home that works now and still makes sense later.

I’ll help you compare the home, the numbers, the area, and the resale picture before you commit. Then I’ll keep the contract, inspections, financing, and closing moving.

Discuss my home search Explore the buying process
Four chapters / Nine buying steps Original illustrative scene · Not a listing

Buying a home in Tampa Bay

I want the purchase to make sense beyond closing day.

We start with your budget, timing, and what you want the property to do for you. Then we compare the home itself, the deal, the area, future costs, and resale before moving through the contract and closing.

Before the search / Steps 01–03

Start with how you want to live.

Your buying plan

Before we tour a home.

Comfortable payment Beyond the lender’s maximum
Cash available Closing, repairs, room to spare
Time to move Work backward from your plans

Before we tour anything, I want to know why you are buying and what the numbers need to look like. That gives us something real to compare each home against.

Work through the payment

Step 01 / Make a plan

Talk with me before you start touring homes.

We’ll talk about what you want the property to do for you, what you can comfortably spend, where you need to be, and how long you expect to own it. We can also factor in renovation potential, future rental flexibility, and resale when those matter.

What we’ll cover
Why this matters

It gives us a way to spot value and say no when a home looks good but the numbers do not.

What I’ll ask you about

  • Your comfortable monthly payment and cash available
  • Location, commute, schools, family, and daily priorities
  • Home type, condition, and how much work you are willing to take on
  • Your ownership timeline, resale priorities, and rental flexibility

What happens next: I connect you with a lender if you need one and we put real numbers around the plan.

Step 02 / Get pre-approved

Get pre-approved and set a purchase range that leaves you options.

A lender reviews your income, credit, assets, and debts. They tell you the loan amount you can qualify for and give you the letter we will need when you make an offer. You do not have to borrow the maximum.

Cash to have ready
Why this matters

The maximum loan amount is not always the best buying budget. I want room for insurance, repairs, improvements, and whatever you plan to do after closing.

What you pay before closing

  • Down payment: Your share of the purchase price
  • Earnest money: A deposit after the contract is signed
  • Inspections: Usually paid when they are performed
  • Appraisal: Usually ordered through your lender
  • Closing costs: Lender, title, prepaid taxes, and insurance costs
  • Repairs and improvements: Cash you may want available after closing

What happens next: Once the numbers make sense, we decide when you want to move and work backward.

Try the mortgage calculator

Step 03 / Set your timing

Build a timeline that leaves some breathing room.

If you have a lease ending, a home to sell, a school start date, or a job move, we plan around it. Finding a home can take days or months. Once you are under contract, closing is often several weeks away and depends on the contract, lender, inspections, title work, and the home itself.

How the timing fits together
Why this matters

I would rather leave room for a delay than have you paying for two homes or scrambling for a place to stay.

  • Prepare: Plan + financing
  • Search: Alerts + tours
  • Contract: Offer accepted
  • Due diligence: Inspect + insure
  • Close: Sign + keys

This shows the order, not exact dates. We set the real dates once we know your situation and have a signed contract.

What happens next: I build the search and we start comparing real homes and areas.

The area and the home / Step 04

Look past the listing photos.

We check documents, insurance quotes and inspections to learn what the listing photos can’t tell us.

Illustrative home

What we check before you buy

Choose a topic for the questions we’ll work through on a home you’re considering.

Check the roof and insurance requirements.

Roof age, condition and wind mitigation can affect both insurance and financing. I look at those early, while there is still time to investigate.

  • Age and remaining life
  • Insurance questions
  • Inspection and repair options

Find out what may need repair.

A general inspection is a starting point. Older electrical, plumbing or HVAC systems may call for a specialist, a quote or more insurance information.

  • General and 4-point inspections
  • Specialist inspections when needed
  • Repair scope before a decision

Compare the full monthly cost.

Taxes, insurance and association costs belong beside the payment. A home with the lower asking price can still cost more to own.

  • Property taxes and insurance quotes
  • HOA, condo or CDD fees
  • Cash left for repairs

Check whether the home fits your future plans.

I’ll help you weigh maintenance, neighborhood direction, renovation potential and resale. If future rental use matters, we need to check the restrictions.

  • Ownership timeline
  • Renovation and resale
  • Rental restrictions

Step 04 / Search and tour

Search online, then evaluate what the listing does not show.

I’ll set up an MLS search and alerts based on our plan. When a home looks promising, we check more than the photos: price history, taxes, roof and system ages, HOA or condo rules, flood and insurance concerns, renovation potential, nearby development, and resale.

What to check beyond the photos
Why this matters

The better purchase is often the home with sound numbers and fixable problems, not the one with the best photos.

What happens next: When the right home comes up, we look at the numbers and decide what to offer.

Watch buyer videos Compare Tampa Bay areas

Price, terms and deadlines / Steps 05–06

Write an offer you can stand behind.

Before you sign

The terms belong
in the conversation.

01
Price

What the home is worth to you

02
Deposit

Money placed in escrow

03
Inspection

Your time to investigate

04
Financing

Loan and appraisal terms

05
Closing

Date, credits, and other terms

An overview of terms to discuss, not an offer or contract.

Step 05 / Write an offer

Decide what it is worth and write around your leverage.

I’ll show you recent comparable sales, what I see in the home’s condition, and how competitive the situation looks. Then we decide on price, deposit, inspection time, financing and appraisal terms, closing date, credits, and anything that stays with the home.

Terms to compare
Why this matters

The goal is to buy on terms that still make sense after the excitement wears off. Price matters, but so do credits, repairs, timing, financing, and risk.

  • Price: What the home is worth to you
  • Deposit: Money placed in escrow
  • Inspection: Your time to investigate
  • Financing: Loan and appraisal terms
  • Closing: Date, credits, and other terms

What happens next: The seller can accept, reject, or send back a counteroffer.

Step 06 / Go under contract

What happens after your offer is accepted.

Once everyone has signed, you are under contract. That means the home is not yours yet, but the agreement is binding and the deadlines start. We send the deposit, schedule inspections, work on insurance, and keep the lender and title company moving.

Your first contract deadlines
Why this matters

Some deadlines can affect your deposit or your right to cancel. I track them with you and tell you what needs to happen next.

Deposit delivered Inspections scheduled Insurance quoted Lender updated Title work opened

What happens next: The inspection period gives you time to learn more about the home.

See buyer closings

Investigate, finish and arrive / Steps 07–09

Know what has to happen before the keys.

Step 07 / Inspect the home

Separate expensive problems from useful upside.

A home inspection is a closer look at the house after you are under contract. A general inspector checks the major visible parts of the home. Tampa Bay buyers may also need wind mitigation, 4-point, roof, pool, termite, sewer, mold, seawall, dock, or other specialist inspections.

Your inspection options
Why this matters

The inspection may uncover a reason to walk away, something to renegotiate, or work that could create value if the purchase price leaves room.

  • 01 Keep moving: The condition still works for you.
  • 02 Get more information: Bring in a specialist or quote.
  • 03 Address the issue: Talk through repairs, credits, or contract options.

What happens next: While inspections are happening, your lender, insurer, and title company keep working toward closing.

Step 08 / Finish the details

Finish the loan, appraisal, title, insurance, and walkthrough.

Your lender finishes underwriting and orders the appraisal. The title company checks ownership and liens. You finish insurance, review the final numbers, and complete any association requirements. Shortly before closing, we do a final walkthrough to confirm the agreed condition.

Appraisal and walkthrough questions
Why this matters

The appraisal is the lender’s opinion of value. It is not a home inspection. Title work is also different: it checks whether ownership can transfer properly.

What if the appraisal is low?

We read the contract first. The options may include challenging the value, changing the price, bringing more cash, renegotiating, or using a contract right.

What is the final walkthrough?

It is a last check that the home is in the agreed condition and any agreed work is done. It is not a new inspection period.

What happens next: Once the lender and title company are clear, you receive the final figures and get ready to sign.

Step 09 / Close and get keys

What happens on closing day.

You sign the final loan and title documents and bring the amount shown on your closing disclosure by the approved method. The closing team handles funding and recording. Keys and possession follow the contract, so I will tell you when the home is officially yours.

Funding, possession, and keys
Why this matters

Signing the papers and receiving the keys are not always the same moment. Wait for confirmation before moving in or starting work.

After closing, I can remind you about utilities, homestead exemption, and local people who can help with the house.

What happens next: You move in. I stay available when a real estate question comes up later.

Talk through my plan
Signing and possession are not always the same moment. Wait for confirmation before moving in or starting work.
Talk through my purchase

You can start here

Tell me about your home search.

An area and a comfortable price range are enough to start. I’ll follow up about your plans.

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Your question

Email or phone is enough. Tell me what you need, and I’ll reply about your question.

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Buyer questions

A few things buyers usually ask me.

If your question is not here, ask me. I’d rather look at the actual property and numbers than give you a generic answer.

How early should I get pre-approved before buying in Tampa Bay?

Before we start serious showings. A full pre-approval gives us a usable offer letter and a better picture of your payment, cash needed, taxes, insurance, HOA or CDD fees, and closing costs.

What costs should I plan for beyond the purchase price?

Most buyers need money for the down payment, closing costs, inspections, appraisal, prepaid taxes and insurance, moving, and repairs after closing. Some homes also have flood insurance, HOA, condo, or CDD costs. We look at those early so the payment does not surprise you.

How do flood zones and insurance affect the search?

They can change both the monthly payment and whether a lender will approve the home. I look at the flood zone, roof and system ages, wind mitigation, prior updates, and an early insurance quote before you are too attached to the property.

What inspections matter most here?

A general home inspection is the usual starting point. Wind mitigation and 4-point inspections are also common because insurers may ask for them. Depending on the home, you may also need a roof, sewer, pool, termite, mold, seawall, dock, or trade inspection.

Do I need a buyer agreement to tour homes?

Yes. Before I show you homes, we will go over a buyer agreement that explains my job, how representation works, and how compensation is handled. I will walk you through it before you sign anything.

How fast do I need to act when the right home appears?

It depends on the home and the market around it. The prep work matters because it lets us move quickly without guessing. You can have financing ready, know your limits, and still keep the protections that make sense for that property.