The short answer: Before you tour a single house, I work out what it will really cost you each month and how much cash you need to close. Price is not payment. Most buyers find that out too late. With me, you know the numbers on every house before you walk in the door.
Ready to talk? Book a 15-minute buyer call or call or text (321) 320-7129.
The Price Is Not the Payment
Here is what surprises most buyers. A $450,000 house can cost you $300 to $400 more a month than a $475,000 house.
How? The cheaper house may sit in a community with HOA dues and a CDD fee, or carry higher property taxes. The pricier house may have no HOA and no CDD. Online, you only see the price. The payment is what you live with.
| What adds to your payment | Why it matters |
|---|---|
| HOA dues | Some cover lawn care, a pool or a gate. Some cover very little. They vary a lot by community. |
| CDD fees | Common in newer St. Cloud communities. They are usually billed on your property tax bill. See HOA vs. CDD fees. |
| Property taxes | The seller's tax bill is not your tax bill. When a homesteaded home sells, Florida's Save Our Homes cap ends and the home is assessed at full value the next January 1 (Florida Department of Revenue). I always plan for taxes to go up. |
| Insurance and power | Roof age, home age and energy efficiency change these bills. I check the real average power bill too. A newer, efficient home can close much of the gap with rent. |
How Buying a Home with Me Works
- We talk about your life first. Where do you work? Do you commute? Do you have kids? Townhome or single family? Do you want to mow a lawn, or would you rather the HOA handle it? Gated or not? A cul-de-sac so little ones can ride bikes without through traffic? These answers decide where we look.
- A lender plan and your current situation. You get an approval and a plan for how to use your money. Are you renting? Do you own a home now? Do you need to sell it first, or rent it out and keep it? We sort that out up front.
- A real number on every address. I send the homes you like to the lender, address by address. You get the monthly payment and the cash to close on each one. House A might be $0 out of pocket. House B might be $2,000. House C might be $12,000. You know before you go.
- I check the price before we tour. If a home is listed at $475,000 and similar homes nearby just sold for $450,000, it may not appraise. I call the listing agent first and ask how they set the price. I also ask what the seller will do for you, like help with closing costs.
- You see the area and the house. If you are not from here, I ask you to drive the neighborhood on your own, at different times of day. See how it feels. Then we tour. I always tell my clients: the house will talk to you. You will know. Nothing I say will sell it.
- Contract to keys. I handle the flaming arrows: negotiations, the inspector, the appraisal, the survey and insurance. My job is to keep you on schedule and save you as much money as I can. And after you move in, I remind you to file for your homestead exemption by March 1. Many buyers forget, and it costs them money.
Schools and commute matter to most families. I point you to the tools to check them yourself, like the School District of Osceola County school zone maps, so you get the facts straight from the source.
New Construction: I Call the Builders First
St. Cloud has a lot of new construction. Walking into a model home alone, you only see what the sales rep wants to show you. Here is what I do first:
- I call the builder reps in the areas you like. I ask about spec homes and inventory homes that are ready now.
- I find the homes that are not online. Sometimes another buyer could not close. Builders usually want to sell those homes fast.
- I compare incentives. Not every builder offers rate buy-downs. Not every builder pays closing costs, prepaids or upgrades. I find out who offers what.
- I match you to the right builder, then push for more before you ever see the house.
Your agreement with me should be signed before that first builder visit. More on new homes in my guide to new construction in St. Cloud.
How I Get Paid (and Whether It Costs You)
Since August 17, 2024, agents who use the MLS must have a written agreement with a buyer before touring a home (NAR). The agreement says what I will be paid and how. Here is how I explain it:
- Some sellers pay all of my fee. Some pay part. Some pay none. Builders work the same way.
- Think of it like closing costs. The lender has closing costs. A Realtor has closing costs too. Together, that is your total cost to buy.
- I find out before we tour. I ask the listing agent or builder what they will pay, and I give that to the lender. So your out-of-pocket number on each house already includes it. No surprises once we start negotiating.
- If the appraisal comes in low, will the seller still help with what you need to close? We ask that before we write an offer.
- I am paid only at closing. When you get your keys. Nothing up front.
In Florida, I work with buyers as a transaction broker, which is the most common setup. Under Florida law, that means I deal with you honestly and fairly, use skill and care, account for all funds, present every offer on time, and tell you any known fact that affects the home's value that you can't easily see. I am on your side of the deal, not the builder's sales team or the seller's.
You Can Shop Your Lender
A lot of buyers don't know this: you have the right to compare lenders. Some online lead programs push you to their own lender. That is good for them. It may not be good for you.
One lender might charge 2 to 4 points to do your loan. Another might charge 1. On a typical St. Cloud loan, that difference can be thousands of dollars. The federal Consumer Financial Protection Bureau says to request and compare Loan Estimates from more than one lender.
I work with lenders I trust, and I'm glad to introduce you. But a good lender is like Cinderella's slipper. It doesn't fit every foot. Being approved by one lender doesn't mean it's the best fit for you.
The same goes for inspectors. The cheapest inspector is no deal if the report shows up after your inspection period ends. Then you are stuck. I help you pick people who show up on time.
Who I Work With
- First-time buyers. See my guide to Florida first-time home buyer programs.
- VA buyers. See VA loan home buying in St. Cloud.
- People moving to Central Florida. Start with my Moving to Central Florida guide.
- Move-up buyers, including those who need to sell or rent out their current home first.
- Second-home and rental buyers.
I don't work with fix-and-flip investors. If that's you, I'm not the right fit, and I'll tell you so up front.
Not sure where in St. Cloud to start? See my picks for the best neighborhoods in St. Cloud. Still deciding whether to buy now? Read renting vs. buying in St. Cloud.
Why Work with Me
Ask any agent these questions. How long have you done this? Is it your full-time job? How well do you know the area? Are you part of a team built to move people through fast? I have helped Central Florida buyers full time since 2001, and I live in St. Cloud. You work with me, start to finish. If you want to know more about me, read how to choose a Realtor in St. Cloud.
Want your real numbers before you look?
Book a 15-minute buyer call. We'll talk about what you want, and I'll show you what it really costs.
Frequently Asked Questions
Do I have to sign an agreement before I tour homes with a buyer's agent?
Yes. Since August 17, 2024, agents who use the MLS must have a written agreement with a buyer before touring a home, in person or by live video. The agreement says what the agent will be paid and how. Read it, ask questions, and sign only when you are comfortable.
Will a buyer's agent cost me money in St. Cloud?
It depends on the house. Some sellers and builders pay all of the buyer agent's fee, some pay part, and some pay none. I find out before you tour, so you know your out-of-pocket cost on each house. I'm paid only at closing, with nothing up front.
Can I use my own lender?
Yes. You can choose any lender. I work with lenders I trust, and I also encourage you to compare Loan Estimates from more than one, because fees and points can differ by thousands of dollars.
Will you go with me to new construction builders?
Yes. I call the builder reps first to find spec and inventory homes and current incentives, then set up your visit. Your agreement with me should be signed before that first builder visit.
What is a CDD fee?
A CDD (Community Development District) is a special district that pays for roads, water and other community infrastructure. Its fees usually show up on your property tax bill, on top of any HOA dues. Many newer St. Cloud communities have one, so it belongs in your monthly payment. More in HOA vs. CDD fees.
Cliff Clover, REALTOR® | The Clover Group at eXp Realty | (321) 320-7129 | Serving Central Florida since 2001. This page is general information, not legal, tax, lending or financial advice. Payments, fees and incentives depend on the home, the lender and the market at the time.