Financing and proof of funds
Get a jumbo pre-approval or organize proof of funds before you tour. In competitive situations, sellers favor buyers who are ready.
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Buying a luxury home in Orlando & Central Florida.
Your buyer’s broker in Orlando — a personal home search, Florida-specific due diligence, and negotiation led personally by Principal Broker Bryan Berns.
Accredited Buyer’s Representative · International Property Specialist · New Home Co-Broker
Start a personal home search
Tell us what you’re looking for. We’ll personally send homes that fit and, when the situation calls for it, reach out about homes not yet on the market.
The Process
How a buyer’s broker represents you
Five steps, one point of contact — a licensed buyer’s broker — from your first conversation to closing day.
- 01
Strategy consultation
Your goals, budget, timing, and must-haves — plus a clear written buyer agreement.
- 02
Personal search
On-market homes vetted for you, plus outreach to owners and agents when your search calls for it.
- 03
Tours
In person or by live video, with honest commentary on each home and neighborhood.
- 04
Due diligence
Inspections, insurance, flood, HOA or condo documents, and permits — reviewed before deadlines.
- 05
Negotiation & closing
Broker-level contract strategy from offer through repairs, appraisal, and closing day.
Buyers We Work With
Wherever you’re coming from.
i.
Relocating to Orlando
Neighborhood briefings, school and commute research, and video tours so you can narrow the field before you fly in.
ii.
International buyers
As a Certified International Property Specialist, we coordinate remote signing, financing options, and the tax and legal advisers you’ll need.
iii.
Second-home buyers
Lock-and-leave condos and lakefront retreats, with rental rules and HOA restrictions checked up front.
iv.
New construction
The builder’s sales team represents the builder. As a New Home Co-Broker, we represent you on contract, upgrades, and inspections.
New constructionBefore You Tour
How to prepare for a luxury purchase
Know your carrying costs
Property taxes reset after a sale, and insurance, HOA and club dues vary widely. We estimate the full monthly cost of each home, not just the price.
Narrow by lifestyle
Decide what matters most: water, golf, schools, walkability or privacy. That choice narrows the map faster than price alone.
Plan your inspection period
Luxury homes often need specialty inspections for pools, seawalls, docks, roofs and systems. We line up inspectors before you are under contract.
Financing First
Get pre-approved before you tour.
Sellers of significant homes expect proof you can close. A pre-approval also shows what you can comfortably afford once taxes, insurance and fees are included.
Questions
Buying in Central Florida
What is a buyer’s broker, and how is it different from a buyer’s agent?
A buyer’s broker represents you — not the seller — in finding, negotiating, and closing on a home. In Florida, a broker holds a higher license than a sales associate and is responsible for the transaction. Most “buyer’s agents” are sales associates working under a broker; at Local Choice Realty, your buyer’s broker is the licensed broker himself, and an Accredited Buyer’s Representative.
Do I need to sign a buyer agreement?
Yes. Under current industry rules, buyers sign a written agreement with their agent before touring homes. It spells out the services we provide and how we’re compensated, and we’ll walk you through every line.
Who pays the buyer’s broker?
Compensation is negotiable. It may be paid by you, offered by the seller, or negotiated as part of your offer. We agree on it up front, so there are no surprises.
Will my property taxes match the seller’s?
Often not. In Florida, a home’s assessed value generally resets after a sale, so the seller’s tax bill may understate yours. If the home will be your primary residence, you can apply for a homestead exemption.
Do I have to sign a buyer agreement?
Yes. Industry rules now require a signed showing agreement or Exclusive Buyer Brokerage Agreement before we tour homes together. It spells out our services and how compensation works, and we often negotiate for the seller or builder to pay it.
Can I buy a home that isn’t listed?
Sometimes. When your search calls for it, we reach out to owners and agents about homes that aren’t publicly listed.
What Florida-specific inspections should I expect?
Beyond a general inspection, insurers often ask for a wind mitigation report and, for older homes, a four-point inspection. Lakefront homes may need dock and seawall evaluations as well.
Ready When You Are
Start your home search.
Explore Windermere, Winter Park, Downtown Orlando, Oviedo, Longwood, and Altamonte Springs — or call the broker directly.