Things Every Realtor Should Know - Debbie Cooley Mortgage

Understanding the Homestead Exemption in Florida

Debra Cooley-Guy — Fri, 01 Dec 2023 14:53:45 +0000

Owning a home is a significant milestone in anyone’s life, and for Florida residents, the Homestead Exemption offers a valuable financial benefit that can make the dream of homeownership even more attainable. In this blog post, we’ll explore the Homestead Exemption in Florida, its benefits, and how it can impact your financial well-being.

What is the Homestead Exemption?

The Homestead Exemption is a legal provision in Florida that offers homeowners a reduction in the assessed value of their primary residence for property tax purposes. This exemption is designed to provide financial relief to homeowners and encourage property ownership. The primary residence, also known as the homestead, must be the owner’s permanent and legal residence as of December 31st of the tax year.

Benefits of the Homestead Exemption:

Property Tax Savings: The Homestead Exemption can lead to significant savings on property taxes. The exemption allows for a reduction in the assessed value of the homestead, resulting in lower property tax bills.
Protection from Creditor Claims: Florida’s Homestead Law provides protection from certain creditor claims, making it a valuable tool for safeguarding your home in times of financial difficulty. This protection extends to the homeowner’s spouse and heirs, offering peace of mind and security.
Portability: For those looking to upgrade or downsize their homes, the Homestead Exemption in Florida allows for portability. This means that homeowners can transfer their accrued Save Our Homes benefit to a new homestead, limiting the increase in property taxes on the new property.

How to Apply for the Homestead Exemption:

To enjoy the benefits of the Homestead Exemption, homeowners must apply with their county property appraiser’s office. The application period usually opens in early January, and the deadline is typically March 1st. Applicants must provide documentation to prove their eligibility, including proof of residency and, in some cases, additional information.

If you’re a Florida homeowner or aspiring to become one, taking advantage of the Homestead Exemption is a smart financial move. Not only does it offer immediate property tax relief, but it also provides long-term benefits by protecting your home and offering portability options.

To learn more about the Homestead Exemption and how it can impact your mortgage and financial situation, visit my website at DebbieCooleyMortgage.com. As a seasoned mortgage professional, I can guide you through the intricacies of homeownership in Florida and help you make informed decisions for a secure financial future.

Conclusion:

The Homestead Exemption in Florida is a powerful tool for homeowners, providing both immediate and long-term financial benefits. Whether you’re a current homeowner or considering purchasing a home in the Sunshine State, understanding and leveraging the Homestead Exemption can contribute to your financial well-being. Don’t miss out on this opportunity to unlock financial freedom and protect your most valuable asset – your home. Visit

DebbieCooleyMortgage.com for personalized guidance on navigating the mortgage landscape in Florida.

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Reverse Mortgages for Home Healthcare: Leveraging Your Home Equity

Debra Cooley-Guy — Thu, 21 Sep 2023 15:09:56 +0000

Affording home healthcare can be a significant financial burden, especially for seniors who don’t want to deplete their investment accounts. Imagine being a 70-year-old woman dealing with the challenges of multiple sclerosis (MS), owning a $900,000 home free and clear, and having it listed for sale. The looming costs of real estate commissions, closing expenses, and capital gains taxes can seem daunting. However, in this article, we’ll explore an alternative solution: the use of a reverse mortgage to access home equity and ensure that seniors like our hypothetical woman can stay in their homes while covering the costs of much-needed home health care.

Reverse Mortgages for Home Healthcare: The Dilemma of a 70-Year-Old Woman with MS

A recent client of Debbie Cooley Mortgage, let’s call her Sarah, found herself in a challenging situation. Her MS had progressed to a point where she required regular home healthcare. To cover these expenses, she had initially decided to sell her $900,000 home. However, after discussing her options with her accountant and reviewing the potential costs involved, including real estate commissions, closing costs, and capital gains taxes, Sarah began to reconsider her decision.

The Reverse Mortgage Solution to Home Healthcare

With the prospect of selling her home seeming less attractive due to the financial implications, Sarah began exploring alternative options. One of these was a reverse mortgage. A reverse mortgage allows homeowners aged 62 or older to convert a portion of their home equity into tax-free cash without having to sell the property. For someone like Sarah, this presented a lifeline.

By tapping into her home equity through a reverse mortgage, Sarah could access a source of funds that would enable her to stay in her cherished home while comfortably affording the home health care services she needed. This decision provided her with the financial freedom she required during this critical phase of her life.

The Role of Financial Planners and Mortgage Experts: Rever

Navigating the complexities of reverse mortgages, especially in the context of financing home health care, can be challenging. That’s where professionals like Debbie at Debbie Cooley Mortgage come into play. Debbie was able to connect with Sarah’s accountant and financial planner to create a comprehensive financial strategy.

Debbie explained the intricacies of a reverse mortgage and how it could help Sarah not only save money on taxes and other fees but also access the necessary funds to cover her home health care expenses. This collaboration between financial planners, mortgage experts, and accountants ensured that Sarah’s financial well-being was safeguarded while allowing her to remain in her home.

Your Path to Financial Freedom that Includes Home Healthcare

If you or a loved one find yourselves facing a similar situation, where home healthcare expenses seem overwhelming, it’s essential to explore all available options. Reverse mortgages, when used wisely, can provide a secure source of funds to support your needs without the burden of selling your home.

To learn more about how you can leverage your home equity to pay for home health care and receive personalized guidance, reach out to Debbie at Debbie Cooley Mortgage, 727-688-2851, and take the first step toward securing your financial future while ensuring you or your loved ones receive the care they deserve.

The financial challenges associated with affording home health care can be alleviated through creative solutions like reverse mortgages. By working with knowledgeable professionals and exploring all available options, individuals like Sarah can retain their independence, stay in their homes, and ensure they receive the care they need without depleting their investment accounts.

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REVERSE MORTGAGE USED FOR DREAM HOME PURCHASE

Debra Cooley-Guy — Mon, 11 Sep 2023 22:18:20 +0000

Reverse Mortgage is a strategic tool that allows adults 62 and over to increase their buying power for the purchase of their new dream home while eliminating required monthly mortgage payments.

Move closer to family and loved ones
Buy on the beach, the golf course, or wherever your dreams take you
Downsize to reduce cleaning and maintenance needs
Increase buying power for a home previously out of reach
Eliminate your monthly mortgage payments
Improve cash flow and preserve savings
Heirs not personally responsible for the loan balance

Learn how Reverse for Purchase can elevate your home-buying opportunities.

Call Debbie Cooley-Guy at 727-688-2851

Debbie Cooley Mortgage | NMLS #836635

Debbie Cooley Guy, Loan Originator NMLS #210817

Equal Housing Lender

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WHY MORE FINANCIAL ADVISORS ARE RECOMMENDING REVERSE MORTGAGES

Debra Cooley-Guy — Fri, 14 Jul 2023 15:18:30 +0000

Over several decades, reverse mortgages have gone through an evolution of policy and legislative changes that incorporate key protections for borrowers. Thanks to improved regulations and education and a changing financial landscape, these financial tools, once considered questionable by many financial advisors, are now getting a second look.

Here’s what financial advisors see in reverse mortgages that have made them change their minds and start recommending them to their clients.

Safer Than Ever

In the past, multiple factors, including terms that didn’t advantage the borrower, consumer confusion, and a lack of guide rails, led to a poor reputation in the financial community that has been difficult to shake. However, over the past thirty years, multiple safeguards have been implemented to ensure these loans are not used improperly and that borrowers benefit. Here are some of the most notable changes.

Government-insured. In 1987 the Federal Housing Authority (FHA) passed legislation to insure home equity conversion (HECM) mortgages. This legislation also made reverse mortgages non-recourse.
Increased transparency. Later legislation required lenders to reveal the total annual costs of a reverse mortgage loan.
Borrower education. Since 1998, all reverse mortgage borrowers have been required to participate in third-party counseling to ensure they understand reverse mortgage obligations.
Lender awareness. Lenders must conduct a financial assessment before offering a reverse mortgage to determine if a homeowner can keep up with home maintenance costs, property taxes, and home association dues.
Limited available equity. Before 2013, borrowers were allowed to take 100% of their proceeds at closing. Current legislation mandates that borrowers can take out only 60% of available funds during the first year.

Client Needs Are Changing

One possible reason for the change in financial advisors’ attitudes toward reverse mortgages is a changing client profile that necessitates finding alternate ways of funding retirement.

Retirement-aged Americans are holding historically high amounts of equity, while at the same time, many people in the same group are lagging in retirement savings and planning. Many financial advisors see an avenue for closing retirement planning gaps in that excess equity. Reverse mortgages offer a safe way of tapping that equity while remaining in their homes.

Not only do reverse mortgages remove monthly mortgage payments, offering retirees the benefit of increased cash flow, but their flexible payout options support a range of strategies that financial advisors can tailor to their client’s individual needs and financial situations.

4 Ways Financial Advisors Are Using Reverse Mortgages for Their Clients

As financial advisors begin to understand the flexibility and opportunities reverse mortgages offer their clients, they are finding more ways of leveraging them to their client’s advantage. The following are some of the ways financial advisors are using reverse mortgages as part of larger retirement strategies:

Fund a Roth-IRA Conversion

Converting a traditional IRA to a Roth IRA is a common strategy that requires paying taxes on the existing account balance. Retirees whose portfolios would benefit from a Roth-IRA conversion but don’t have the necessary funds to pay the taxes may use non-taxable reverse mortgage proceeds to pay for the conversion.

Hedge Against Future Risks

A reverse mortgage line of credit functions differently than a HELOC. Once established, the unutilized credit amount grows over time and cannot be canceled as long as the borrower upholds the terms of their loan. Unused credit is not charged interest. This line of credit offers future borrowing power when and if the borrower needs it. During downturns in an investment portfolio, a retiree can access available capital anytime.

Preserve Current Investment Portfolio

Market fluctuations are bound to happen, but a retiree can preserve an investment portfolio with loan proceeds from a reverse mortgage. Using proceeds as an income alternative, retirees retain the benefit of watching their portfolio grow. The retiree leaves the portfolio alone, allowing it to rebound with the market potentially.

Allow Retirees to Age in Place

Having a reverse mortgage is a feasible option to allow retirees to age in place. Retirees can use their homes as assets and leverage the equity to skip monthly payments, use loan proceeds for daily expenses, or fund necessary renovations.

The Reverse Mortgage Recommendation Catch-22

As reverse mortgages help more and more people achieve their financial goals, their reputation continues to improve. But because financial advisors are keen to protect the interests of their clients, many have been slow to even investigate reverse mortgages as a possibility. Without the input of their financial advisors, many people who could benefit don’t learn about opportunities they may have for using their equity to their advantage. This reverse mortgage Catch-22 is slowly correcting itself as the industry’s reputation improves.

If you think a reverse mortgage might help you and your financial advisor hasn’t brought it up, ask! You may be opening a door of possibility for yourself and others who find themselves in a similar situation.

This article is intended for general informational and educational purposes only, and should not be construed as financial or tax advice. For more information about whether a

reverse mortgage may be right for you, you should consult an independent financial advisor. For tax advice, please consult a tax professional. To find out how to use your home equity to live your best life call Debbie Cooley-Guy at 727-688-2851.

Debbie Cooley Mortgage | NMLS #836635

Debbie Cooley Guy, Loan Originator NMLS #210817

Equal Housing Lender

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MONEY FOR FIRST-TIME HOME BUYERS

Debra Cooley-Guy — Thu, 22 Jun 2023 14:01:14 +0000

The Florida Hometown Heroes Housing Program makes homeownership affordable for eligible community workforce. The Florida Hometown Heroes Housing Program

This program provides down payment and closing cost assistance to first-time, income-qualified homebuyers so they can purchase a primary residence in the community where they work and serve. The Florida Hometown Heroes Loan Program also offers a lower first mortgage interest rate and additional special benefits to those who have served and continue to serve their country.

Program Details:

Eligible full-time workforce, employed by a Florida-based employer can receive lower than market interest rates on an FHA, VA, RD, Fannie Mae, or Freddie Mac first mortgage, reduced upfront fees, no origination points or discount points, and down payment and closing cost assistance.
Borrowers can receive up to 5% of the first mortgage loan amount (maximum of $35,000) in down payment and closing cost assistance.
Down payment and closing cost assistance are available in the form of a 0%, non-amortizing, 30-year deferred second mortgage. This second mortgage becomes due and payable, in full, upon sale of the property, refinancing of the first mortgage, transfer of the deed, or if the homeowner no longer occupies the property as his/her primary residence. The Florida Hometown Heroes loan is not forgivable. Call Debbie @ Innovative Mortgage DBA Debbie Cooley Mortgage.

Debbie Cooley-Guy is an excellent resource for any of your mortgage needs from the first-time home buyer to the last mortgage of a lifetime. Call Debbie @ 727-688-2851

for a free consultation.

Debbie Cooley Mortgage | NMLS #836635

Debbie Cooley Guy, Loan Originator NMLS #210817

Equal Housing Lender

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“5 Ways to Finance Generational Housing: From Traditional Mortgages to Creative Solutions”

Debra Cooley-Guy — Wed, 10 May 2023 18:42:20 +0000

As people age, it is common for families to consider generational housing, which involves multiple generations living together in the same household. However, financing generational housing can be challenging, as it often involves significant upfront costs and ongoing expenses. In this blog, we will explore some of the best ways to finance generational housing, including traditional mortgage options and creative solutions.

Traditional Mortgages

One of the most common ways to finance generational housing is through a traditional mortgage. This involves borrowing money from a lender to purchase the property and paying it back over time, typically with interest. However, obtaining a mortgage for generational housing may require more documentation and a higher credit score than a standard mortgage. It is also important to consider the ongoing expenses of maintaining the property and paying property taxes and insurance.

Multigenerational Mortgages

A multigenerational mortgage is a specialized type of mortgage designed for families who want to purchase a home together. These mortgages often allow multiple borrowers to be on the loan, which can make it easier to qualify for financing. Additionally, multigenerational mortgages typically have lower down payment requirements and flexible income and credit requirements. This type of mortgage can be an excellent option for families looking to finance generational housing.

Home Equity

Another option for financing generational housing is to use home equity. Home equity is the difference between the value of your home and the outstanding balance on your mortgage. If you have significant equity in your home, you may be able to use it to finance a new property or renovate your existing home to accommodate multiple generations. Home equity loans typically have lower interest rates than other types of loans, making them an attractive option for financing.

Co-living Arrangements

Another creative way to finance generational housing is through co-living arrangements. Co-living involves multiple families or individuals sharing a single property and splitting the expenses. This can be an excellent option for families who want to save money on housing costs while still enjoying the benefits of living together. Additionally, co-living arrangements can provide social and emotional support, which can be beneficial for people of all ages.

Government Programs

Finally, there are several government programs available to help families finance generational housing. For example, the Federal Housing Administration (FHA) offers a range of mortgage programs that can be used to purchase or refinance a home, including programs designed specifically for low-income families and seniors. Additionally, the Department of Housing and Urban Development (HUD) offers grants and loans to help families with home repairs and renovations.

In conclusion, financing generational housing can be challenging, but there are many options available to make it more affordable. Whether you choose a traditional mortgage, a multigenerational mortgage, home equity, co-living arrangements, or government programs, it is important to consider your unique needs and financial situation when making a decision. With careful planning and research, you can find the right financing solution for your family and enjoy the benefits of living together across generations. Call Debbie @ Debbie Cooley Mortgage at 727-688-2851.

#GenerationalHousing #MultigenerationalLiving #Mortgages #HomeEquity #CoLiving #GovernmentPrograms #FamilyFinance #FinancialPlanning #SeniorLiving #Homeownership

Debbie Cooley Mortgage | NMLS #836635

Debbie Cooley Guy, Loan Originator NMLS #210817

Equal Housing Lender

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“Understanding the Changes in Conventional Mortgage Requirements for Condos After 2020: Insights from Debbie Cooley Mortgage

Debra Cooley-Guy — Tue, 11 Apr 2023 18:57:41 +0000

In 2020, the COVID-19 pandemic brought significant changes to the real estate market, including changes in the requirements for conventional mortgages for condos. Before the pandemic, the requirements were relatively relaxed, but after 2020, lenders began to tighten their standards to reduce risk and protect their investments.

What is a Conventional Mortgage?

First, it’s essential to understand what a conventional mortgage is. A conventional mortgage is a loan that is not backed by the government, such as a VA or FHA loan. Conventional mortgages are typically used for higher-priced properties, and lenders require a higher credit score and a larger down payment than government-backed loans.

Financial Health of the Homeowners’ Association

One of the most significant changes has been an increased focus on the financial health of the homeowners’ association (HOA) that governs the condo complex. Lenders are now requiring more detailed financial statements, including budgets, reserves, and insurance policies. They want to ensure that the HOA is financially stable and has enough money set aside to cover unexpected expenses.

Short-Term Rentals

Short-term rentals, such as those booked through Airbnb, have become increasingly popular in recent years. However, lenders are now wary of condos that allow these types of rentals. They see them as a potential liability because short-term renters may not be as invested in the community as long-term residents. Lenders may require a certain percentage of owner-occupied units before approving a loan.

Higher Reserves

In addition to reviewing the HOA’s reserves, lenders are also requiring borrowers to have higher reserves. These reserves are typically six to twelve months of mortgage payments and are designed to ensure that borrowers can continue to make payments if they experience financial hardship.

Stricter Appraisals

Lenders are now requiring more detailed appraisals of condos before approving a loan. The appraiser must evaluate not only the individual unit but also the overall health of the condo complex. They may also look at comparable sales data and consider factors such as location, amenities, and square footage.

Higher Credit Scores

Finally, lenders are now requiring higher credit scores for borrowers who want to purchase a condo. In the past, borrowers with credit scores in the low 600s could still qualify for a conventional mortgage. Now, lenders are looking for credit scores in the mid-to-high 600s or even into the 700s.

Working with a Mortgage Professional

Navigating the requirements for conventional mortgages for condos can be challenging, especially in light of the recent changes. That’s where a mortgage professional like Debbie Cooley Mortgage can help. Debbie has years of experience in financing condos and can guide you through the process, helping you find the loan that best fits your needs.

In conclusion, the requirements for conventional mortgages for condos have changed significantly since 2020. Lenders are now requiring more detailed financial statements, higher reserves, stricter appraisals, and higher credit scores. These changes are designed to reduce risk and protect the lender’s investment. If you’re considering purchasing a condo, it’s essential to be aware of these requirements and work with a lender who understands them, like Debbie Cooley Mortgage.

#ConventionalMortgage #CondoFinancing #RealEstateMarket #COVID19Impact #FinancialHealth #ShortTermRentals #Reserves #StricterAppraisals #HigherCreditScores #MortgageProfessional #DebbieCooleyMortgage #NavigatingRequirements #ReducingRisk #ProtectingInvestments

Debbie Cooley Mortgage | NMLS #836635

Debbie Cooley Guy, Loan Originator NMLS #210817

Equal Housing Lender

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How a Reverse Mortgage can help seniors purchase a home.

Debra Cooley-Guy — Mon, 03 Apr 2023 17:03:37 +0000

A reverse mortgage can be a useful financial tool for seniors looking to purchase a home. It allows individuals to use the equity in their current home to obtain a loan for the purchase of a new home without requiring monthly mortgage payments. When seniors are looking to downsize by selling one home and purchasing another one they may find the need for a little extra cash. One option for obtaining a reverse mortgage. Some seniors don’t realize the benefits of using a Reverse mortgage for purchases.

Expertise and Experience

Debbie Cooley Mortgage has been in business for over 20 years and has extensive experience in the reverse mortgage industry. Their team of experts can guide you through the process and answer any questions you may have.

Flexibility

The HECM for Purchase program allows seniors to purchase a home with a reverse mortgage, without having to make monthly mortgage payments. This can be particularly beneficial for those on a fixed income.

No Income or Credit Requirements

A reverse mortgage does not require income-to-debt ratios, unlike traditional mortgages. This can be particularly helpful for seniors who may not meet traditional lending requirements.

Access to Equity

A reverse mortgage allows seniors to access the equity in their current home to purchase a new home. This can be particularly helpful for those who have built up equity over time.

Financial Freedom

A reverse mortgage can provide financial freedom and security for seniors, allowing them to purchase a new home without worrying about making monthly mortgage payments. This can be particularly beneficial for those on a fixed income who may have limited funds.

In conclusion, using Debbie Cooley Mortgage for a reverse mortgage to purchase a home can be a smart financial decision for seniors. With their expertise and experience in the reverse mortgage industry, seniors can be confident in purchasing a new home and enjoy the financial freedom that comes with it.

#ReverseMortgage #DebbieCooleyMortgage #HECM #SeniorHousing #FinancialFreedom

Debbie Cooley Mortgage | NMLS #836635

Debbie Cooley Guy, Loan Originator NMLS #210817

Equal Housing Lender

The post How a Reverse Mortgage can help seniors purchase a home. first appeared on Debbie Cooley Mortgage.

SHOULD I WAIT TO BUY A HOUSE?

Debra Cooley-Guy — Wed, 22 Mar 2023 16:51:05 +0000

Buying a home is a major decision that requires careful consideration. In 2023, the housing market may be in a different place now, so it’s important to evaluate your personal and financial situation before making a decision. In this blog, we’ll explore some of the factors you should consider when deciding whether or not to buy a home in 2023.

Your financial situation

One of the most important factors to consider when buying a home is your financial situation. Do you have enough money saved for a down payment? Can you afford the monthly mortgage payments? You should also consider your other expenses, such as car payments, student loans, and credit card debt. Before buying a home, it’s important to make sure that you can comfortably afford the monthly payments and that you have a solid financial foundation. If you are paying rent over $2000 a month you should at least get pre-qualified.

The housing market

The housing market is constantly changing, and it’s important to stay up to date on trends and predictions. In 2023, the housing market may be in a different place than it is now. It’s important to research the local housing market in your area to get an idea of what prices and inventory are like. If housing prices are high and inventory is low, you may have a more difficult time finding the right home at a price you can afford.

Your future plans

Another important factor to consider when buying a home is your future plans. Are you planning to stay in the same location for the next few years? Will your job or personal situation require you to move in the near future? If you’re not sure where you’ll be in a few years, it may be better to wait.

In closing

I have worked with buyers for up to 3 years helping them get ready to purchase their first home. In some of the situations, I have helped work on getting a credit score up. Another big reason people need to wait to buy is they are self-employed. A 2 year average is recommended.

Call Debbie Cooley-Guy at 727-688-2851 to get more information on how and when to purchase a home, whether your first or last home.

Debbie Cooley Mortgage | NMLS #836635

Debbie Cooley Guy, Loan Originator NMLS #210817

Equal Housing Lender

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Who is a First Time Homebuyer?

Debra Cooley-Guy — Mon, 13 Mar 2023 23:50:31 +0000

A first time home buyer is an individual who is purchasing their first home. Typically, this means that they have never owned a home before, or if they have, it was only for a short period of time. After 3 years of not owning a home, you are also considered a first-time home buyer.

Buying a home can be an exciting and daunting experience, especially for first-time buyers. It is a significant financial investment and requires careful consideration of several factors before deciding.

Here are some tips for first-time home buyers:

Determine your budget: Before you start your home search, it is essential to figure out how much you can afford. Consider your current income, monthly expenses, and future financial goals.
Get pre-approved for a mortgage: Getting pre-approved for a mortgage will give you a better idea of how much you can afford and help you narrow your home search.
Research the housing market: Take the time to research the housing market in your desired area. Look at the median home prices, local amenities, and any other factors that may affect your decision.
Hire a real estate agent: A real estate agent can help you navigate the home-buying process, negotiate with sellers, and provide valuable advice.
Attend open houses: Attending open houses will give you a better idea of what you are looking for in a home and help you narrow down your search.
Get a home inspection: A home inspection is essential before purchasing a home. It will help identify any potential issues or repairs that need to be made.
Consider closing costs: Closing costs can add up quickly, so it’s important to factor them into your budget.

Buying a home can be a challenging process, but it can also be a rewarding experience. As a first-time home buyer, take the time to research your options, establish a budget, and work with a trusted real estate agent to make the process as smooth as possible.

In conclusion, a first-time home buyer is someone who is purchasing their first home. It’s a significant financial decision that requires careful consideration of several factors. By following these tips, you can make an informed decision and find the perfect home for you.

Debbie Cooley-Guy is an excellent resource for all of your first-time home buyer needs. call Debbie @ 727-688-2851

#FirstTimeHomeBuyer #HomeBuying #NewHome #RealEstate #HomeOwnership #Mortgage #HouseHunting #DreamHome #HomeSweetHome #HomeBuyingTips #FirstHome #HomeBuyer #HomeBuyingProcess #HomeBuyerJourney #HomeBuyingExperience

Debbie Cooley Mortgage | NMLS #836635

Debbie Cooley Guy, Loan Originator NMLS #210817

Equal Housing Lender

The post Who is a First Time Homebuyer? first appeared on Debbie Cooley Mortgage.