Frequently Asked Questions

It is a juggling act, but it is doable with the right plan. The key is timing your sale and purchase so you are not stuck paying two mortgages or left without a place to live.

Sometimes that means listing your current home first with a flexible closing date. Other times it means making the purchase contingent on selling your current home. There are also options like rent-backs, short-term rentals, or using equity to bridge the gap. I walk clients through each scenario and the numbers behind it.

Ideally, start planning three to six months in advance. That gives you time to research neighborhoods, get pre-approved for financing, schedule home tours, and arrange moving logistics.

If you are selling a home in another state, I can coordinate with your local agent so the timing is more controlled and you are not stuck in limbo between closings.

Most closings in the Tampa Bay area take 30 to 45 days from contract to keys in hand. Cash deals can close in under two weeks, while VA, FHA, and conventional loans often take closer to 45 days.

The biggest factors affecting the timeline are financing, inspections, repairs when necessary, and appraisal. I help keep the process moving by coordinating directly with lenders, inspectors, and title companies.

Most buyers in Tampa Bay can expect closing costs of 2% to 5% of the purchase price. These usually include lender fees, appraisal and inspection costs, title search and lender's title insurance, recording fees, prepaid property taxes, and homeowners insurance.

In many local transactions, the seller covers the owner's title insurance premium, but that is negotiable.

Your costs depend on the contract and the property. Brokerage compensation is negotiable, not a standard percentage. Other costs may include documentary stamp tax on the deed, title and settlement charges allocated by the contract, HOA or condo estoppel fees, prorated property taxes, and any agreed buyer credits or repairs.

Your mortgage and other lien payoffs also reduce what you receive, but I show them separately from selling expenses. I prepare an estimated seller net sheet early and update it as the price, contract terms, and payoff figures become available. The title company confirms the final closing figures.

I recommend looking at three things: cash flow after all expenses, appreciation potential based on location and development trends, and the exit strategy if the market shifts.

I run comps and provide clients with property-specific ROI analysis so they can make decisions backed by numbers instead of guesswork.

Use the website calculators when you need a fast first pass on payment, seller net, or strategy fit. Use DealCooker when the property deserves deeper investor underwriting, strategy comparison, or a more complete deal file.

The simple calculators are meant to narrow the question. DealCooker is the heavier workflow when the deal is worth modeling in more detail.

It is useful for planning, but it is not a lender quote. The payment can change once the lender confirms the rate, loan program, PMI, taxes, insurance, HOA, CDD, flood risk, and final escrow setup.

The calculator is best for comparing price points before you spend time on a specific home.

Start with sale price, mortgage payoff, commission, seller concessions, title and settlement costs, repair credits, prep work, HOA or condo fees, and any other negotiated credits. Taxes and prorations can also move the final number.

A basic calculator can show the planning range, but the final answer should be tightened with a real title net sheet and property-specific assumptions.