Step Through Real Doors, Not Just Virtual Ones

These homes are open and ready for you

Your Path to Homeownership Starts Here

  • 1 Buyer consultation

    We'll meet in person or virtually to talk about your goals, budget, ideal neighbourhoods, and timeline, We'll also go over required documents like the Buyer Broker Agreement.

  • 2 Get pre-approved

    We'll connect you with a trusted lender to get your pre-approval letter-so you're ready to make a strong offer when you find the right home.

  • 3 Sign your broker agreement

    This document confirms we are woking exclusively for you and outlines how your agent is compensated. It's now a required part of the process.

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  • 4 Start home search

    Based on your wishlist and budget, we'll create a custom search. You'll get instant alerts and we'll schedule private showings of the home you love.

  • 5 Tour home & choose the one

    We'll walk you through each home and help you weigh the pros and cons, we'll move quickly to write a strong, strategic offer.

  • 6Submit offer & negotiate

    Your agent will handle negotiations to secure the best terms and price, once accepted, we're officially under contract.

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  • 7Home inspection & appraisal

    We'll help schedule your home inspection and ensure your lender orders the appraisal. If any issues arise, we'll help you negotiate repairs or credits.

  • 8 Finalize financing

    The lender works behind the screens to finalize your loan while we keep everything moving forward and coordinate with title, insurance, and other parties.

  • 9Final walkthrough & closing day

    We'll do a final walkthrough to ensure the home is in the condition you expect and any agreed-upon repair are complete. Sign your documents, get the keys, and celebrate-you're officially a homeowner!

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More Than a Condo. A Coastal Lifestyle.

Discover residences that combine location, amenities, and low-maintenance living
with the best of the Florida coast.

Frequently Asked Questions

It depends on your loan type and financial situation. Some loan programs offer as little as 3% down, and VA or USDA loans may offer 0% down. Your lender will help you understand the best option for your budget and goals in collaboration with your local realty expert.

A Buyer Broker Agreement is a formal document that outlines our working relationship. It confirms that we represent you, not the seller, and ensures you're receiving the highest level of care, strategy, and advocacy. It's also required before we can begin showing homes due to recent industry changes.

Pre-qualification is a basic estimate of what you might be able to afford, often based on self-reported info. Pre-approval is a more in-depth process where a lender reviews your finances and issues a letter showing you're ready to buy—this makes your offer stronger and more competitive.

In most cases, the seller offers compensation to the buyer’s agent. However, due to new guidelines in the real estate industry, compensation must be discussed upfront and clearly outlined in our Buyer Broker Agreement. We’ll go over all your options together so there are no surprises.

After your offer is accepted, you’ll schedule a professional home inspection. The inspector will check the home’s major systems—roof, HVAC, plumbing, electrical, structure, and more. You’ll get a detailed report and can use it to negotiate repairs or ask for credits if needed.

On average, 30 to 45 days from contract to closing. However, the timeline can vary depending on your financing, the seller’s timeline, and market conditions. We’ll help keep everything on track and guide you through every phase.

Yes! It’s common to coordinate both, and we’re experienced in managing these types of transitions. We’ll help time your contracts, use contingency clauses when needed, and walk you through each step to make the process as seamless as possible.

Avoid large purchases (like a car), changing jobs, opening new credit cards, or making any big financial changes without talking to your lender. These can affect your loan approval—even at the last minute.

Frequently Asked Quesitons: Coastal Condos

While single-family homes come with private yards and full responsibility, condos offer shared amenities and maintenance — with rules and costs governed by the COA (Condo Owner Association). Understanding the balance of freedom and structure is key, and we help you navigate both.

Condo Owner Association fees vary building to building and may cover things like water, cable, internet, landscaping, pest control, exterior insurance, building maintenance, community amenities, and reserves. We'll review the full scope with you so there are no surprises.

Rental rules are set by each building’s COA. Some buildings allow short-term vacation rentals; others may only permit long-term leases or no rentals at all. If you're purchasing with income in mind, this is a must-ask question. 📥 Want to see current rental rules for New Smyrna Beach or Volusia County condos? [Submit your email here] and we’ll send over a downloadable guide to local rental restrictions.

Not all condo buildings are created equal. We help you assess the financial health of the COA by reviewing their reserves, budget, pending assessments, and any recent litigation or red flags. A beautiful lobby doesn’t always mean a well-run association — we’ll do the homework for you.

Some condos require specific financing based on their warrantability or association status. We work closely with lenders who know the ins and outs of condo approvals.

💡 Need a head start?

Visit [Mallorie Butler’s financing page] and click "Apply Now" to see what loan options work for your condo search.

Condo insurance is a mix of the COA's master policy and your personal HO6 policy for the interior. We'll help ensure you understand where the association's coverage ends and your responsibility begins — especially important in coastal zones.

Every COA has different rules. Some condos have weight limits, breed restrictions, or limits on the number of pets. If you’ve got a furry friend, we’ll focus your search only on buildings where they’ll be welcome.

Yes. Certain buildings are 55+ and require at least one full-time resident to meet the age requirement. We'll filter your search accordingly so you’re only viewing properties that match your lifestyle needs.

Assessments are special charges issued by the COA for large repairs or improvements. These can pop up unexpectedly if a building isn’t maintaining adequate reserves. We always dig into recent and upcoming assessments during the buying process to help you plan wisely.

Because no one knows these buildings like we do. From understanding COA documents and fees to knowing which buildings are investor-friendly or historically problematic, a local agent saves you time, money, and potential frustration.

We’ve walked the hallways, spoken with boards, and closed deals in nearly every oceanfront building in Volusia County. This isn’t guesswork — it’s proven experience, and it matters