How to Buy in Pensacola, Florida?

Step 1: Get Pre-Approved (Not Just Pre-Qualified)

A true pre-approval shows sellers you’re serious and sets a clear budget. Ask lenders about:

• Fixed vs. adjustable rates

• Total monthly payment (PITI)

• Down payment options (3%–20%)

• Closing costs and lender credits

Pro tip: Get quotes from 2–3 Pensacola-area lenders. It can save thousands over the life of your loan.

Step 2: Define Your “Must-Haves” vs “Nice-to-Haves”

Create two lists before touring:

• Must-haves: bedrooms, commute time, school zone, yard size

• Nice-to-haves: bonus room, updated kitchen, community pool

This keeps you focused and prevents decision fatigue.

Step 3: Tour Strategically

• Tour your top 5 homes first to set benchmarks.

• Visit at different times (weekday evening vs. weekend).

• Check noise, parking, cell service, and water pressure.

Safety note: Bring a friend or your agent when touring FSBO or vacant homes.

Step 4: Make a Winning Offer

In competitive areas of Pensacola, consider:

• Strong price anchored to recent comps

• Flexible closing date to match seller needs

• Larger EMD (earnest money deposit) for confidence

• Appraisal gap language (only if you understand the risk)

• Asking for seller-paid rate buydown vs. price cut

Step 5: Inspections & Negotiations

Always do general inspection + specific add-ons (roof, sewer, termite, 4-point where applicable). Use findings to:

• Request repairs or credits

• Re-evaluate price or walk away within contingency timelines

Step 6: Closing Day Checklist

• Final walk-through 24 hours before closing

• Confirm wire instructions with the title company (beware of phishing)

• Utilities transfer set for move-in day

• Change of address (USPS, banks, employer, subscriptions)

First-Time Buyer Programs in Florida

• Florida Hometown Heroes Program: Down payment assistance for eligible workers (teachers, healthcare, law enforcement, etc.).

• Florida Assist (FL Assist): Up to $10,000 as a deferred second mortgage.

• City of Pensacola Housing Program: Closing cost help for qualified buyers within city limits.