Buyers Guide by Heather Brookey

PathToPurchase

Refined Expertise Real Relationships Remarkable Results

Hi there, and thank you for allowing me to be part of such an important chapter in your life!

I’m Heather Brookey, a full-time Real Estate Advisor based right here in St. Petersburg, Florida. With over 15 years of experience across multiple markets, from the charming neighborhoods of Ohio to the vibrant energy of the Tampa Bay area, I specialize in helping buyers navigate the process with clarity, confidence, and care. Whether you're purchasing your first home, your next home, or your dream home, my commitment is the same: to make your experience as smooth, informed, and rewarding as possible

Buying a home isn’t just about finding the right property, it's about building the right relationships, too. I work closely with my clients, becoming not just a trusted advisor but a long-term resource and partner. My network of lenders, inspectors, contractors, and service providers ensures that you have access to the very best throughout every step of the process and beyond.

This isn’t just a transaction to me. It’s the start of a relationship built on trust, communication, and results. My goal is to be your Real Estate Advisor for lifethe person you call for advice, market insights, and referrals even long after the keys are in your hands.

Inside this guide, you’ll find valuable information desig demystify the buying process, empower you to make sm decisions, and help you feel more confident every step the way.

No two buyers are the same, and that’s why I tailor ever strategy to fit your unique needs, timeline, and goals.

I’m excited to help you make this move, and even more excited to support you whereve estate journey takes y

Let’s get started!

FINANCING When Choosing a Lender

Not all Lenders are the Same.

The type of loans available, interest rates, and fees can vary. Interviewing lenders is an important step in determining what type of home loan is best for you.

QUESTIONS TO ASK LENDERS

Whichtypesofhomeloansdoyouoffer?

Whatwillmyinterestandannualpercentageratesbe?

DoIqualifyforanyspecialprogramsordiscounts?

WhatestimatedclosingcostscanIexpecttopay?

Whatisyouraverageloanprocessingtime?

Be Ready to Make an Offer

House shopping is an exciting time!

Get pre-approved for a loan first so you can be ready to make an offer when you find a home you love.

PRE-QUALIFIED VS PRE-APPROVED

Pre-Qualified

Inordertobepre-qualified,alendermayormaynotcheckyour creditscoreandwon'trequiredocumentation,onlygoingoff whatyoutellthem Thiswillgiveyouanideaofwhatyoucould qualifyfor,butwhenyou'reseriousaboutbuying,you'llneedto getpre-approved.

Pre-Approved

Tobepre-approved,thelenderwillpullyourcreditandaskyou fordocumentationtoverifyyourfinances.Beforemakingan offeronahouse,itisbesttogetpre-approvedtoshowsellers yourofferisseriousandthatalenderhasalreadyapprovedyou forenoughmoneytopurchasethehome

Which Type of Loan is Right for You?

CONVENTIONALLOAN

Themostcommontypeofhomeloan,whichisofferedthroughprivatelenders.

FHALOAN

Loansdesignedforthosewithhighdebt-to-incomeratiosandlowcreditscores, andmostcommonlyissuedtofirst-timehomebuyers.OfferedbyFHA-approved lendersonlyandbackedbytheFederalHousingAdministration.

VALOAN

Loansdesignatedforveterans,spouses,andreservists,offeredthroughprivate lendersandguaranteedbytheU.S.DepartmentofVeteranAffairs.

USDALOAN

Loansforhomebuyersindesignatedruralareas,backedbytheUS Department ofAgriculture

LOAN APPLICATION CHECKLIST Documents Typically Required

by Lenders

To determine loan eligibility, lenders typically require the following types of documents from each applicant:

INCOME DOCUMENTS

Federal tax returns: last 2 years

W-2s: last 2 years

Pay stubs: last 2 months

Any additional income documentation: pension, retirement, child support, Social Security/disability income award letters, etc

ASSET DOCUMENTS

Bank statements: 2 most recent checking and savings account

401K Statements or other retirement account statements

Other assets: statements and summaries of IRAs, stocks, bonds, etc.

HOUSE WANTS & NEEDS LIST

Important Features You're Looking for in a Home

Determine the features you are looking for in your ideal home and prioritize which items are most important to you. No house is perfect, but this will help us find the best match for you.

TYPE OF HOME

Single Family Home Townhouse Condo

CONDITION OF HOME

Move-In Ready Some Work Needed is OK

DESIRED FEATURES

Ideal Square Footage: Bedrooms

Bathrooms Car Garage

Desired Location/Neighborhood/School District:

HOUSE HUNTING TIPS

Tips for Finding Your Ideal Home

InvestigatetheArea

Drivearoundneighborhoodsthatinterestyoutogetafeelofthearea, howthehomesarecaredfor,whattrafficislike,etc

Iwillbeprovidingyouwithahomesearchsetuptotheparameters wediscuss Itishelpfulifyoukeepaneyeonit,addfavoritesand dislikes.Youcanalsoleavenotesoraskquestions. Thiskeepsmein thelooponyourthoughtssoIcandothebestjob!

KeepanOpenMind

TakePictures&Notes Findingyourdreamhomeisn'talwaysaneasytask!Haveapriorities listbutkeepanopenmindwhenviewinghouses

Whenyouvisitmultiplehousesitgetsdifficulttorememberspecific detailsabouteachone.Takephotosandnoteswhiletouringhouses sothatyoucanreferencethemlaterwhencomparingtheproperties thatyou'veseen

BeReadytoMakeanOffer

Whenyoufindahomeyouwanttobuy,keepinmindtheremaybe othersinterestedinitaswell Bereadytomakeasolidofferquicklyin ordertohavethebestchanceatgettingthathome.

MAKING AN OFFER

Factors that can Make an Offer More Enticing

Whenwehavefoundahomethatyou'reinterestedin buying,wewillquicklyandstrategicallyplaceanoffer.

PUT IN A COMPETITIVE OFFER

We will decide on a reasonable offer price based on:

Current market conditions

Comparable properties recently sold in the area

The property value of the house

The current condition of the house

PAY IN CASH VS. LOAN

Paying in cash versus taking out a loan offers a faster closing timeline and less chances of issues arising, making it more appealing to sellers.

PUT DOWN A LARGER DEPOSIT

An offer that includes a larger earnest money deposit presents a more serious and competitive offer.

ADD A PERSONAL TOUCH

I always have a conversation with th elisting agent prior to writing your offer to add a personal touch and begin to build rapport with the listing agent. Adding this touch can give you an advantage over other offers by making yours stand out from the rest.

OFFER A SHORTER CLOSING TIMELINE

An offer with a shorter timeframe for closing is generally more attractive to sellers over one with an extended time period with a house sale contingency. A typical closing timeframe is 30-45 days.

OFFER ACCEPTED! What'sNext

Once the seller has accepted your offer, both parties sign a sales agreement and you're officially under contract.

PUT YOUR DEPOSIT INTO AN ESCROW ACCOUNT

Your earnest money deposit will be put into an escrow account that is managed by a neutral third party (typically a title company or bank) who holds the money for the duration of the escrow period. They will manage all the funds and documents required for closing, and your deposit will go towards your down payment which is paid at closing.

SCHEDULE A HOME INSPECTION

Home inspections are optional but highly recommended to make sure that the home is in the condition for which it appears. Inspections are typically completed within 5-7 days after signing the sales agreement.

RENEGOTIATE IF NECESSARY

The home inspection will tell you if there are any dangerous or costly defects in the home that need to be addressed. You can then choose to either back out of the deal completely, ask for the seller to make repairs, or negotiate a lower price and handle the repairs yourself.

COMPLETE YOUR MORTGAGE APPLICATION

Once you've come to an agreement on the final offer, it's time to finalize your loan application and lock in your interest rate if you haven't done so already. You may need to provide additional documentation to your lender upon request.

ORDER AN APPRAISAL

An appraisal will be required by your lender to confirm that the home is indeed worth the loan amount The appraisal takes into account factors such as similar property values, the home's age, location, size and condition to determine the current value of the property We will discuss appraisal gap coverage and acceleration clauses due to the current market

WHAT NOT TO DO

During the Home Buying Process

It's extremely important not do any of the following until after the home buying process is complete:

BUY OR LEASE A CAR

CHANGE JOBS

MISS A BILL PAYMENT

OPEN A LINE OF CREDIT

MOVE MONEY AROUND

MAKE A MAJOR PURCHASE

Any of these types of changes could jeopardize your loan approval. It's standard procedure for lenders to also do a final credit check before closing.

FINAL STEPS BEFORE CLOSING You're Almost there!

Insurance Requirements

Most lenders require both homeowner's insurance and title insurance Homeowners insurance protects your home and possessions against damage and theft, while title insurance protects the lender and/or homeowner from financial loss against claims regarding the legal ownership of a home Policies vary so it's recommended to get quotes from multiple companies to compare price, coverage and limits

Closing Disclosure

At least 3 days before closing, lenders are required to provide you with a Closing Disclosure with your final loan terms and closing costs for you to review. Closing costs for the buyer typically range from 2-5% of the purchase price, which can include lender fees, lender's title insurance, taxes and HOA dues if applicable.

Final Walk through

Within 24 hours of closing we will do a final walk through of the home before signing the final paperwork. This last step is to verify that no damage has been done to the property since the inspection, that any agreed upon repairs have been completed, and that nothing from the purchase agreement has been removed from the home

Next Step: Closing!

New Real Estate Rules post 2024: How

Buyer's Agents Are Compensated

In 2024, the National Association of Realtors (NAR) updated the rules regarding real estate commissions to make the process more transparent and fair for both buyers and sellers. As a result, the way Buyer’s Agents get compensated has changed.

Here’s a quick breakdown of the options for how Buyer’s Agents can be paid under the new rules:

1. BUYER PAYS AGENT DIRECTLY - BUYERS CAN NOW PAY THEIR AGENT DIRECTLY FOR SERVICES. THIS CAN BE DONE IN VARIOUS WAYS DEPENDING ON WHAT WORKS BEST FOR THE BUYER’S FINANCIAL SITUATION:

Cash Payment: The buyer pays the agent directly out-of-pocket.

Financing the Commission: Buyers may adjust their mortgage loan to include agent fees.

Reduction of Down Payment: Some buyers choose to pay their agent from savings that were originally set aside for a larger down payment.

2. SELLER PAYS A PORTION - ALTHOUGH SELLERS ARE NO LONGER REQUIRED TO COVER THE BUYER’S AGENT COMMISSION, IT’S STILL POSSIBLE TO NEGOTIATE WITH THE SELLER TO COVER A PORTION OF THESE FEES. THIS OPTION OFTEN ARISES WHEN THE MARKET FAVORS THE BUYER, OR WHEN THE BUYER’S OFFER IS HIGHLY COMPETITIVE

3. BUYER CREDITS FROM THE LENDER - SOME LENDERS OFFER CREDITS THAT CAN HELP COVER THE BUYER’S AGENT FEES. THIS OPTION MAY BE IDEAL FOR BUYERS WHO DON’T WANT TO INCREASE THEIR LOAN AMOUNT BUT NEED HELP COVERING CLOSING COSTS AND AGENT FEES.

4. SELLER CONCESSIONS - IN SOME TRANSACTIONS, THE SELLER AGREES TO PAY CERTAIN CLOSING COSTS, WHICH CAN INCLUDE THE BUYER’S AGENT FEES. THIS IS MORE COMMON IN A SLOWER MARKET WHERE THE SELLER IS MOTIVATED TO CLOSE THE DEAL QUICKLY.

Why These Changes Matter - These updates are designed to give buyers more control and transparency in their real estate transactions. As a buyer, it’s important to understand the different ways your agent can be compensated, so you can make informed decisions and get the best possible outcome.

CLOSING DAY

Congratulations, You Made it to Closing!

Closing is the final step of the buying process.

On the day of closing you'll be going over and signing the final paperwork, and submitting a cashier's check (or previously arranged wire transfer) to pay the remaining down payment and closing costs.

Property ownership is then officially transferred from the seller to the buyer.

ITEMS TO BRING TO CLOSING:

Government Issued Photo ID

Certified Funds or Wire Funds

Enjoyyournew home!

SUCCESS STORIES

Here's what my Clients are Saying

Heather was great to work with! She was very responsive to our calls and texts She definitely went the extra mile assisting us with purchasing our home especially since we are located out of state she had to do some extra steps for us She is very reliable and very detail oriented She made multiple trips to several houses to meet the inspectors, roof contractors and other contacts She was able to walk us through the entire process of buying a home If it weren't for her I don't think the house buying process would have gone as smooth as it did I really feel like she had our back when she was communicating to the sellers for us I would highly recommend Heather to our friends, family and anyone else

- Xays & Sheryl

Heather is absolutely amazing. She gave use information on all of the different neighborhoods in the area, and really took the time to find the best options for us Her attention to details and the way she looked out for us was exactly what we needed! Highly recommend!

- Sheri

Heather was outstanding when I was searching for a home She always provided a personalized selection when it was asked of her She was very helpful sharing her expertise when asked, even if it meant showing me a home she knew I wouldn’t like and explaining why. I felt very comfortable with her recommendations. She was always cheerful and very thorough when reviewing finalized documents to make sure I understood everything I was signing

- Andrea

Heather is professional She helped me buy my first home and was extremely knowledgeable, gave excellent advice, and made me feel comfortable and reassured through the entire buying experience After I have purchased my home she has continued to be a valuable resource, reaching out to make sure I am ok and up to date on everything I may need, as well as answer any questions I have. I cannot recommend Heather enough, and I would (and maybe will) purchase a home with Heather’s help again without a second thought.

- Brian