The Paperwork Before We Ever Walk a House
Matt, Lindsey and Holly — The Parham Team, Lindsey Parham LLC, brokered by Momentum Realty (SL3507832) — walk you through what changed for Florida buyers, and what it actually means the first time you tour a house with us, whether that's a starter place in Palatka or forty acres out past Florahome.
Why You'll Sign Something Before We Ever Show a House
Florida now requires a written agreement before we tour a property with you, in person or over video, laying out what we're doing for you and what you're agreeing to. We treat that conversation the same whether you're looking at a small lot in town or a rural parcel with its own well and septic — you should know exactly who's working for you before you set foot on the property.
New Construction Has Its Own Rules — Bring One of Us
The person standing in the builder's sales trailer works for the builder, full stop. If you're relocating for a new duty station or a hospital transfer and looking at new construction on acreage out toward Interlachen or East Palatka, bring a Parham with you on that first visit, before you sign anything. That's the only way someone is looking out for your inspection rights, your lot choice, and whatever incentives the builder is dangling, instead of just the builder's bottom line.
Compensation Is a Conversation, Not a Fixed Number
What you pay for buyer representation isn't set in stone — it can come from a seller concession, a builder credit, or terms we work out with you in writing, and the goal is always to keep cash out of your pocket at closing. On rural parcels with a well and septic, or river-adjacent lots with their own flood history, that negotiation gets more layered — there's more to check before closing, and more reason to have someone local walking the property with you who knows which streets in Putnam and inland St. Johns hold their value when the market softens, and which ones don't.
Q: What kind of incentives do builders actually offer?
A: It varies — sometimes a rate buydown through their preferred lender, sometimes help with closing costs, and it changes by community and by month. Get whatever they're offering in writing and weigh it against the full price of the home, not as a standalone discount. Having one of us with you on that first visit protects your ability to negotiate at all.
Q: Do zoned schools really affect what a house is worth down the road?
A: Homes zoned for the stronger-performing schools tend to hold value better and sell faster when the market cools — that's true here same as anywhere. We won't hand you a made-up number for it; ask us and we'll pull the actual zoning and rating for the specific street you're looking at.
Q: Should I take a cash offer or list the house the normal way?
A: A cash offer means a fast, as-is close with no showings and no repairs — useful if the house needs work you don't want to take on, or you just need it sold. Listing it properly, with real photos and marketing, usually nets you more over time, but it takes longer and asks more of you along the way. We'll walk through both with you honestly, including telling you if we think the cash offer is the better call for your situation — even when that's the smaller commission for us.