First-Time Buyer Closing Day in Timber Creek, Fort Myers
THIS IS A PERFECT EXAMPLE OF WHY YOU NEED YOUR OWN AGENT REPRESENTING YOU.
One walk-through. Two rounds of negotiation. $3,000 in credits and keys the same day.
Closing day with first-time homebuyers is one of my favorite days in this business. This week it was Robbie and Rachel, first-time buyers in Timber Creek in Fort Myers. I work with a lot of snowbirds buying their third or fourth home, and I love that too, but helping someone buy their very first home means going back to the basics of everything. It is a totally different kind of fun.
I documented the whole day, from the 7:52 AM drive to the walk-through to the moment we were funded and closed.
🏡 Buying your first home in Southwest Florida? Get my free First-Time Buyer's Guide ✦
8:00 AM: The Final Walk-Through
I arrived with flowers, gifts and a gift card, the way I like to start a closing day. The sellers had signed the day before and moved out.
We already knew the home had been well lived in. So instead of taking the chance on the sellers cleaning the house themselves, we had negotiated a $2,000 credit at closing to cover grout, tile and carpet cleaning in addition to a deep clean.
What we did not expect was what we found when we walked in:
Big holes where paintings and pictures had been taken down, with torn drywall and anchors still in the walls
Gouge marks in the walls
Crayon on the walls
Walls that will need to be patched, and once you patch that many holes, the walls need to be painted
Garbage left in the garage, which contractually is a no-no
A cracked section of drywall in the garage
Stickers all over the stair banister
We also went through the whole house to make sure the remotes were there for all of the automated window treatments, which are a really nice feature of this home.
10:00 AM: Back to the Negotiating Table
Here is the honest part. Contractually, the sellers did not have to patch the walls. They did have to remove their trash. But the good rule of thumb for any seller is to leave the home the way you would want it if you were the one buying it.
For first-time buyers it was disappointing, and I will not pretend otherwise. I also want to give the sellers grace. They were moving a busy household out of a large home, and I get it. That is exactly why we do the walk-through first thing in the morning: it leaves time to solve problems before closing.
I sent my painter over to give a quote, and we went back to the sellers' side and asked for money to cover the repairs.
Round 1 and Round 2
The sellers' first offer was $500. That would not come close to patching, painting and cleaning up after what we found, so we went back to the table and asked for $1,000.
10:30 AM: The Answer
We negotiated another $1,000 credit for my buyers to cover the unplanned repairs. Together with the $2,000 cleaning credit, that is $3,000 in credits for Robbie and Rachel.
11:45 AM: Funded, Closed, Keys in Hand
We closed at the title company, the loan funded, and Robbie and Rachel got their keys. They were moving in the same day, with the cleaners on the way.
At a Glance
Buyers: Robbie and Rachel, first-time homebuyers
Community: Timber Creek, Fort Myers
Walk-through: 8:00 AM on closing day
Credit already negotiated: $2,000 at closing for grout, tile and carpet cleaning plus a deep clean
What we found: Holes where pictures hung, gouges, crayon on the walls, walls needing patch and paint, garbage left behind, a cracked garage wall, stickers on the banister
Negotiation: Sellers first offered $500; we went back and asked for $1,000
Additional credit: Negotiated another $1,000 credit for my buyers for the unplanned repairs
Total buyer credits: $3,000
Funded and closed: 11:45 AM, same day
Why First-Time Buyers Need Their Own Agent
People sometimes ask what a buyer's agent actually does to earn a commission. Closing day is a good answer. In one morning, representation meant:
Scheduling the walk-through first thing, so there was time to act on what we found
Walking every room and documenting every issue with photos
Getting a painter's quote the same morning
Knowing what the contract does and does not require of the sellers
Turning down a $500 offer and coming back with $1,000
Keeping the closing on schedule, so our buyers still got their keys that day
The sellers had their own agent looking out for them. First-time buyers deserve the same: someone whose only job is protecting their interests.
And on this sale the seller paid my fee, so my buyers had their own representation at no out-of-pocket cost. Don't go it alone.
Closing in September? A Property Tax Tip
Florida property taxes are paid in arrears. The tax bill for this year comes out in November, which means a buyer who closes in September owns the home when the full year's bill arrives. At closing, the sellers pay for their share of the year.
In this case, the title company held those funds and will pay the tax bill when it comes out in November. We set two reminders for our buyers:
Around Thanksgiving: confirm the tax bill was paid
Early next year: file the homestead exemption, which is due March 1 in Florida and can lower the property taxes on a primary residence
A Simple Final Walk-Through Checklist
Walk every room, closet and the garage, and open doors and cabinets
Look closely at walls where TVs, pictures and shelves were mounted, and for gouges, marks and crayon
Confirm the remotes, garage openers and keys are all there
Run the faucets, flush the toilets and test the appliances, A/C and lights
Confirm agreed repairs were completed and trash and personal items are gone
Photograph anything that is not right and send it to your agent right away
📥 Want the complete checklist? My free First-Time Buyer's Guide walks you through all 7 phases, from pre-approval to keys, with Southwest Florida tips on flood zones, insurance and inspections, the closing day wire-fraud warning, and your homestead reminder. Send me the guide ✦
Thinking About Buying Your First Home in Southwest Florida?
A first home is a big step, and the details on closing day matter. I have been doing this for 22 years and have helped more than 1,000 families with their moves. From the first showing to the final walk-through and the keys, my job is to protect your interests at every step.
If you are thinking about buying your first home in Fort Myers, Gateway, Cape Coral, Estero, Bonita Springs or Naples, let's talk. You are welcome to meet me at my Gateway home office, or start with my free First-Time Buyer's Guide for Southwest Florida.
Frequently Asked Questions
What is a final walk-through when buying a home in Florida?
A final walk-through is the buyer's last visit to the home before closing. Its purpose is to confirm the property is in the condition the buyer agreed to buy, that agreed repairs were completed, and that the seller has moved out and removed personal items and trash. It is not a second home inspection.
When should the final walk-through happen?
The final walk-through usually happens within a day or two before closing, often the morning of closing. We scheduled our Timber Creek buyers' walk-through for 8:00 AM on closing day. Doing it first thing in the morning leaves time to negotiate and solve problems before the closing appointment.
What should first-time buyers check at the final walk-through?
Check every room, closet and the garage. Look at walls where pictures were mounted, run water, flush toilets, and test the appliances, A/C and lights. Confirm the remotes and keys are there, agreed repairs were done, and trash is gone. Photograph anything wrong and send it to your agent.
What happens if the seller leaves damage or trash behind?
If you find damage or trash at the final walk-through, tell your agent before closing. Your agent can document the issues with photos, get a repair quote, and negotiate with the seller's agent for a repair or a credit. For our first-time buyers in Timber Creek, we negotiated another $1,000 credit.
Why should a first-time buyer have their own real estate agent?
A first-time buyer should have their own agent because the seller's agent represents the seller. Your own agent schedules and attends the walk-through, documents problems, knows what the contract requires, and negotiates for you. For our Timber Creek buyers, that meant pushing a $500 offer to a $1,000 credit before closing.
Can a buyer get a credit for problems found at the walk-through?
Yes, sellers can agree to a credit for problems found at the walk-through. The best time to settle it is before closing documents are signed, so the credit can appear on the closing statement. Your lender and title company need to know about any credit, so involve your agent right away.
Why do Florida buyers who close in September need to watch the tax bill?
Florida property taxes are paid in arrears, and the bill for the year comes out in November. A buyer who closes in September owns the home when the full bill arrives. The seller pays their share at closing, and sometimes the title company holds funds to pay the bill directly. Confirm it was paid.
When do I file for the Florida homestead exemption?
File for the Florida homestead exemption with your county property appraiser by March 1 of the year after you buy your primary residence. In Lee County, that is the Lee County Property Appraiser. The exemption can reduce your taxable value and caps future increases in assessed value on your home.
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Contract and tax references are general. Every transaction is different; review your own contract with your agent and your tax questions with the county or a tax professional.
