LET’S FIND
home!
ABOUT US Ryan Miller was born and raised in Sarasota, FL. He became a licensed Real Estate Agent and joined Harry E. Robbins Assoc., Inc. in 2020 after previously working in the marketing industry. Ryan specializes in residential sales and assisting investors with their real estate needs. Ryan utilizes the unique ability to combine his experience in marketing, construction, and real estate along with his thorough knowledge of the Sarasota area gained from being a lifelong resident. Ryan’s goal is to accurately identify each individual’s needs and effectively help them make informed decisions with respect to real estate. He focuses on finding his clients the right home for their budget and lifestyle and assists investors in finding properties that produce net income. Renee Miller is a Florida native. She was born and raised in Sarasota Florida and there is no other place she would rather be. Renee’s father was a realtor in Sarasota and she remembers taking Sunday afternoon drives with her family, looking at land and homes. Renee completed 2 years of college with a degree in business. After college she worked in their family business called the Fifty’s Diner. This is where she met her husband and they have been married 30 years and have raised 3 children. She was a stay at home mom which she wouldn’t trade for anything. Renee has been in the service industry for 15 years which has included serving at Yoder’s Restaurant, private companion care, helping at Peachey’s Baking Company and now her latest is becoming a realtor and a grandma! She loves interacting with people, keeping in touch with old friends and meeting new people. Her contacts and lifelong residency have benefited her in many ways. Renee is dedicated to listening to the needs of her clients and helping them fulfill their needs. Her core values include honesty, integrity and trust. As a lifelong Sarasota resident, Trenton Miller brings a deep appreciation and firsthand understanding of the community he proudly calls home. Before pursuing real estate, Trenton built a strong foundation in the construction industry, giving him valuable insight into home quality, craftsmanship, and property potential. He earned his real estate license in 2024 and has since worked closely with experienced agents, continuously expanding his expertise to better serve his clients. Trenton is dedicated to providing value at every step of the buying or selling process. Known for his transparent approach and prompt communication, he strives to make each client feel informed, supported, and confident in their decisions. Above all, he genuinely enjoys connecting with new people and helping them achieve their real estate goals in the community he loves.
The Miller Group REALTORS®
Ryan: (941) 954-5351 Renee: (941) 724-0688 Trenton: (941)228-7627
Ryan@RobbinsResidential.com Renee@RobbinsResidential.com Trenton@RobbinsResidential.com SRQRealEstateRyan.com
GLOSSARY Appraisal: A document that gives an estimate of a property’s fair market value; an appraisal is generally required by a lender before loan approval to ensure that the mortgage loan amount is not more than the value of the property. Earnest Money: Money put down by a potential buyer to show that he or she is serious about purchasing the home; it becomes part of the down payment if the offer is accepted, is returned if the offer is rejected, or is forfeited if the buyer pulls out of the deal. Escrow Account: A separate account into which the lender puts a portion of each monthly mortgage payment; an escrow account provides the funds needed for such expenses as property taxes, homeowners insurance, mortgage insurance, etc. Home Warranty: Offers protection for mechanical systems and attached appliances against unexpected repairs not covered by homeowner’s insurance; coverage extends over a specific time period and does not cover the home’s structure. Homeowner’s Insurance: An insurance policy that combines protection against damage to a dwelling and its contents with protection against claims of negligence or inappropriate action that results in someone’s injury or property damage. Mortgage Insurance: A policy that protects lenders against some or most of the losses that can occur when a borrwer defaults on a mortgage loan; mortgage insurance is required primarily for borrowers with a down payment of less than 20% of the home’s purchase price. PITI: Principal, Interest, Taxes, and Insurance - the four elements of a monthly mortgage payment; payments of principal and interest go directly towards repaying the loan while the portion that covers taxes and insurance (homeowner’s and mortgage, if applicable) goes into an escrow account to cover the fees when they are due. PMI: Private Mortgage Insurance; privately-owned companies that offer standard and special affordable mortgage insurance programs for qualified borrowers with down payments of less than 20% of a purchase price. Underwriting: The process of analyzing a loan application to determine the amount of risk involved in making the loan; it includes a review of the potential borrower’s credit history and a judgement of the property value. PAGE TWO | HOMEBUYER GUIDE
THE BUYER ROADMAP This is a brief summary of the timeline for purchasing your home. Remember, as your Real Estate Agents, we will be there to be sure you feel confident during each step of this process.
1 Interview
2 Pre-Approval
3 Search
Find the right Real Estate Agent for you
Meet with a lender and get a Pre-Approval letter
Begin your online home search
6
5
4
Escrow
Offer
Showings
Deposit escrow and complete loan application within time frame of the contract
After finding the right home, we will put in a strong offer and negotiate the terms of the contract
We will set up showings and view the homes you are interested in
7
8
9
Inspections
Financing
Last Steps
Schedule inspections and negotiate any repair requests and issues from inspection
Order appraisal and obtain homeowners insurance
10 Closing
Hooray! Time to sign all required paperwork at the title company. Once funded, you’ll get the keys and it’s time to celebrate.
PAGE THREE | HOMEBUYER GUIDE
Receive clear to close from lender and perform final walk-through before closing
HOME SEARCH
As your Real Estate Agents, our number one goal is to help you achieve yours. We make it our priority to understand your situation when it comes to buying your home so we can accomplish your goals.
1 2 3
STEP ONE
After you speak with a lender and get Pre-Approved, we will begin your online home search. We will set you up on an automated search on the Multiple Listing Service (MLS).
STEP TWO
We will discuss your ideal price range, your must-haves list, deal breakers, location preferences, school districts, and all of the other factors that will help us to best help you during the home search period.
STEP THREE
When you decide you are interested in a home, we will schedule a showing to view the home in person. If you decide it meets your criteria, we will write an offer for the home. When we get an accepted offer, you will now be Under Contract.
PAGE FOUR | HOMEBUYER GUIDE
FINANCES Before you officially begin your home search, We always recommend to begin with talking to a lender and getting pre-approved. A lender will be able to answer all of your questions regarding finances and give you a clear understanding of the exact price range you will be pre-approved for and an estimate of the expenses to expect.
Questions to ask your lender... • What is the best type of loan for me? • Do I qualify for any special discounts or loan programs? • What interest rate can you offer? • When can you lock in my rate? • What fees can I expect from you? • What are my estimated closing costs?
PAGE FIVE | HOMEBUYER GUIDE
FINANCES PART 2 There a many different factors that the lender will use to calculate your Pre-Approval. It’s always best to be prepared, so here are a few of the documents you can begin to gather together and can expect to be requested:
Tax Returns
W-2 Forms
Pay Stubs
Bank Statements
List of Monthly Debt
PAGE SIX | HOMEBUYER GUIDE
STANDARD LOAN PROGRAMS CONVENTIONAL • Down Payment as Low as 3% • Fixed or Adjustable Rates • Down Payment Assistance Programs Available • Non-Occupying Co-Borrowers Allowed
FHA • Down Payment as Low as 3.5% • Lower Credit Score Flexibility • Higher Allowable Debt to Income Ratios • 100% Financing with DPA
VA • 100% Financing • No Monthly Mortgage Insurance Premiums • Flexible Underwriting Guidelines
USDA • 100% Financing • Lower Credit Score Flexibility • Gifts for Closing Costs Allowed
JUMBO • Borrow up to $5 Million • Credit Score as Low as 660 • Eligible for Primary Residence, Second Home or Investment Property • Warrantable and Non-Warrantable Condos Permitted
RENOVATION • Conventional, FHA and VA Programs • Purchase or Refinance • Principal Residence, Second Home or Investment Property • Ability to Finance Repairs and Home Improvements
PAGE SEVEN | HOMEBUYER GUIDE
SPECIALTY LOAN PROGRAMS NAF CASH® • Allows Buyer to Become a Cash Buyer • Buyer Can Purchase New Home Without Selling Current Home • Conventional and VA Loans Allowable
LOCK IN & FLOAT • Lock In Your Rate - Rate Can’t Increase • If Rates Improve during Locked Period, You Can Float Down to a Better Rate
NAF BRIDGE LOAN • Use Equity From Your Existing Home Towards the Purchase of a New Home • Ability to Present a Strong Non-Contingent Offer, Giving You a Competitive Edge in the Market • No Monthly Payments During the Loan Term Reducing the Financial Stress of managing Two Mortgage Payments
BUYDOWN OPTIONS • Lower Interest Rate for the First Few Years of Mortgage • Available on Conventional, FHA VA and USDA Loan Products • 1/0, 1/1/1, 2/1, and 3/2/1 Buydown Options Available
DOWN PAYMENT ASSISTANCE • Additional Funds for Down Payment and Closing Costs • Chenoa • NAF Pathway Product Suite
RECAST OPTION • Borrower can Reduce the Principal Balance • New American Funding will Re-Amortize the Loan based on the Remaining Term and Payments will be Reduced • Multiple Recasts can be Completed during the Life of the Loan • PMI can be Eliminated in Some Scenarios
PAGE EIGHT | HOMEBUYER GUIDE
MY LENDER OF CHOICE ABOUT DOUG
Buying a home is one of life’s biggest milestones, and I am passionate about helping my clients find the perfect place to call home. I take the time to truly understand your needs, answer your questions, and ensure you feel comfortable and informed every step of the way. My approach is simple: provide honest advice, professional guidance, and exceptional service that makes the home buying journey exciting rather than overwhelming. To deliver the best possible experience, I work closely with my agent partner so that you have support on both sides of the process. From understanding your budget and financing options to finding and securing the right home, we collaborate to keep everything on track and stress-free. Together, we make sure that when you get the keys, it’s not only a new house—but the right home for you.
Let’s make your homeownership dream a reality.
Doug Stahlschmidt BRANCH MANAGER | NMLS# 281228
(314) 952-3684
NAF.com/DougStahlschmidt
Doug.Stahlschmidt@NAFinc.com
12312 Olive Blvd, Suite 240 St. Louis, MO 63141
PAGE NINE | HOMEBUYER GUIDE
FINANCING DOS AND DON’TS During the Home Loan Process
DO
DON’T
•
Do educate yourself about the homebuying and home financing process, making sure that you meet your short and long-term financial goals.
•
Do stay in your job so your mortgage lender can verify your current employment status. Lenders will check your credit score & employment again just before closing.
•
Do stay current on all your payments, including payments for your mortgage, automobile, credit cards, student loans, and any other debt.
•
•
Do make sure to organize key documents, including check stubs, W-2s, tax returns, bank and investment statements, Note or Deed to other properties, etc. Do document any part of your down payment that’s a gift. Ask for gifted funds as soon as possible with your Loan Officer’s guidance.
•
Don’t make any new large purchases with your existing credit cards, don’t buy a car. If you must make a major purchase, please call us so we can go over the impact on your ratios.
•
Don’t keep cash in a safe or an overseas account if it’s for a down payment. Inquire about the best time to put funds into your U.S. bank account.
•
Don’t close credit card accounts after you’ve paid them off.
•
Don’t apply for new credit or give your personal information to anyone else who might run your credit, which can hurt your credit score.
•
Don’t allow your bank accounts to go in the negative, even if you have overdraft protection.
•
Don’t make large deposits, withdrawals, transfers or financed purchases. If you must, then save the documentation itemizing these transactions.
PAGE TEN | HOMEBUYER GUIDE
WHAT TO CONSIDER WHEN SEARCHING FOR YOUR HOME Finding the right home is about more than bedrooms, bathrooms and price. Use this guide as a quick reference as you tour properties to help you find the home and community that best fit your lifestyle.
1. LOCATION & COMMUNITY •
Location and neighborhood
•
Pet restrictions
•
Proximity to work, schools, shopping, dining and healthcare
•
Golf, social or other required memberships
•
Gated vs. non-gated community
•
•
HOA and community restrictions
New construction or future development nearby
•
Community amenities
•
Traffic patterns and seasonal traffic
•
Rental and leasing restrictions
2. FLORIDA HOME CONSIDERATIONS •
Flood zone and potential flood insurance requirements
•
Previous flooding or storm-related damage
•
Impact-resistant windows and doors
•
Hurricane shutters
•
Public water and sewer vs. well and septic
3. HOME & PROPERTY FEATURES •
Age and overall condition of the home
•
Pool, spa
•
Screen enclosure or lanai
•
Outdoor living space
•
Fencing
•
Landscaping and irrigation system PAGE ELEVEN | HOMEBUYER GUIDE
4. LOT, VIEW & WATER ACCESS •
Lot size
•
Bridge restrictions for boating
•
Preserve, lake, golf course or waterfront views
•
Road noise or proximity to major roads
•
Airport or flight-path considerations
•
Privacy and neighboring properties
•
Waterfront maintenance responsibilities
•
Seawall, dock or boat lift
•
Canal or water access
5. COSTS BEYOND THE PURCHASE PRICE •
Property taxes
•
HOA fees
•
CDD fees
•
Flood insurance
•
Pool maintenance
•
Lawn and landscaping expenses
•
Required club or membership fees
6. THINK ABOUT THE FUTURE •
Full-time residence vs. seasonal home
•
Beach or boating access
•
Golf and recreational amenities
•
Distance to beaches and downtown areas
•
Future space needs
•
Resale potential
•
Rental potential and restrictions
THE RIGHT HOME IS THE ONE THAT FITS YOU. Your priorities may change as you see different homes. We’ll help you compare your options, understand the details and make a confident decision.
PAGE TWELVE | HOMEBUYER GUIDE
MUST HAVE HOME CHECKLIST Place a check mark next to any amenity that you consider a must have on your next home.
KITCHEN
MAIN LIVING AREA
Island
Walk-in closet
Updated countertops
Split floor plan
Walk in Pantry
Storage space
Updated cabinets
Master on main floor
Breakfast nook Updated appliances
ADDITIONAL FEATURES Hardwood floors
BA THROOMS
Fireplace
Double Vanities
Office
Bathtub
Formal dining room
Updated bathroom
Open floor plan
Walk in shower
Front porch
Guest bathroom
Separate laundry area Parking space
PAGE THIRTEEN | HOMEBUYER GUIDE
IMPORTANT INFO What other factors will influence your decision? (School zones, distance to work, specific neighborhoods, etc.)
What features are important to you in your new home?
What are the must-haves in your new home?
What are the deal breakers in a new home?
Any specifics not mentioned above:
PAGE FOURTEEN | HOMEBUYER GUIDE
OFFERS & NEGOTIATIONS
INFORMATION NEEDED Before we begin writing an offer, we will need to gather some documents and discuss some important details...
•
Pre-approval letter
•
Offer price
•
Financing amount
•
Escrow deposit
•
Closing date
•
Inspection period
•
Closing costs
PAGE FIFTEEN | HOMEBUYER GUIDE
OFFERS & NEGOTIATIONS PART 2 ESCROW MULTIPLE OFFER SITUATIONS It’s more common than ever to see homes go into multiple offer situations. This means that your offer is not the only offer on the table for the sellers. Here are some of our best tips to win a multiple offer situation...
•
Submit your Pre-Approval letter with your offer
•
Have your lender call the listing agent to share your Pre-Approval details
•
Make a cash offer if possible
•
Offer more than the asking price
•
Be flexible with your closing date
•
Offer a higher amount for the Escrow deposit so the seller knows that you are serious
•
Keep your offer clean when it comes to contingencies and don’t ask for any that are not a deal-breaker for you
Congrats! We are almost there. You will turn in your Escrow Deposit, we will get inspections scheduled, negotiate repairs, and move forward with your loan application. The entire process from contract to close typically takes between 30-45 days.
PAGE SIXTEEN | HOMEBUYER GUIDE
INSPECTION PERIOD TYPES OF POTENTIAL INSPECTIONS •
Home Inspection
•
Radon Testing
•
Wood-Destroying Organism (WDO) Inspection
•
Mold Inspection
•
Gas Inspection
•
Sewer Inspection
INSPECTION TIME PERIOD
The typical inspection period is between 10-15 days.
RECO MMENDED HOME INSPECTORS We have several Home Inspectors we would be happy to give you. Please feel free to reach out and interview some of the Home Inspectors that we shared, or you can use your own.
It is critical that we begin scheduling the inspections you choose to have done as soon as we are under contract on your potential new home. This will ensure that you do not run out of time or have any delays in the process.
PAGE SEVENTEEN | HOMEBUYER GUIDE
PREPARING FOR CLOSING DAY 1
LOAN APPLICATION & APPRAISAL
2
HOME INSURANCE
3
IMPORTANT REMINDER
4
CLEAR TO CLOSE
You will typically have 3-5 days after the contract has been executed to make application for you loan with your lender. The appraisal will be ordered by your lender after we have made our way through the inspection period. If your contract is contingent on the appraisal, this means that if the appraisal comes back lower than the offer you made, we will have an opportunity to negotiate the price once again.
You will need to obtain a Homeowner’s Insurance Policy that will be begin on the day of closing on your home. If you don’t already have an insurance company you plan to work with, please feel free to reach out to me and I will be more than happy to provide you with a list.
As excited as you may be to begin shopping around for furniture and all of the things that help make a house a home, don’t! Be very careful during this period not to make any major purchases, open new lines of credit, or change jobs. If in doubt, be sure to call your Real Estate Agent or Lender.
These words are music to your ears, and ours, too! This means that the mortgage underwriter has approved your loan documents and we can confirm your closing date with the title company or attorney. PAGE EIGHTEEN | HOMEBUYER GUIDE
POST-CLOSING BUYER CHECKLIST Congratulations on Your New Home! Welcome home! Use this checklist to help make your transition as smooth as possible.
FIRST 24–48 HOURS
UPDATE YOUR ADDRESS
•
Change all exterior door locks or rekey them.
•
USPS mail forwarding
•
Change garage door opener codes and keypads.
•
Driver’s license
•
Vehicle registration
•
Reset smart home devices (doorbells, thermostats, cameras, alarms, garage openers).
•
Employer
•
Banks & credit cards
•
Test smoke and carbon monoxide detectors.
•
Insurance companies
•
Subscriptions
•
Locate electrical panel, main water shutoff, HVAC shutoff, water heater, and irrigation controls.
•
Online shopping accounts
•
Friends & family
•
Verify all appliances are working properly.
•
Medical providers
•
Walk the property and note maintenance items.
•
Schools
UTILITIES •
Confirm transfer of electric, water/ sewer, trash & recycling, internet, cable/streaming, and natural gas (if applicable).
INSURANCE & RECORDS •
Save your Closing Disclosure and settlement documents.
•
Store your title insurance policy safely.
•
Review homeowner’s insurance coverage.
•
Create a folder for warranties and receipts.
HOME MAINTENANCE •
Replace HVAC filters.
•
Learn sprinkler timer settings.
•
Locate sink/toilet shutoff valves.
•
Schedule pest control if needed.
•
Schedule HVAC service if due.
•
Clean dryer vent.
•
Check gutters.
•
Replace burned-out bulbs.
•
Inspect roof after major storms.
PAGE NINTEEN | HOMEBUYER GUIDE
FINANCIAL REMINDERS
MAKE IT YOURS
•
Verify first mortgage payment date.
•
Unpack essentials first.
•
Apply for Homestead Exemption (if eligible).
•
Meet your neighbors.
•
Explore your community.
•
Start a home maintenance calendar.
•
Celebrate your new home!
•
Review property tax schedule.
•
Set up automatic mortgage payments.
•
Keep receipts for home improvements.
COMMUNITY
KEEP THESE DOCUMENTS •
Closing Disclosure
•
Survey
•
Title Insurance Policy
•
Home Warranty
•
Appliance Manuals
•
Warranties
SECURITY
•
Repair Receipts
•
Program garage remotes.
•
Insurance Information
•
Change alarm codes.
•
HOA Documents (if applicable).
•
Update Wi-Fi name and password.
•
Register security cameras or monitoring services.
•
Register with HOA (if applicable).
•
Obtain gate/access cards.
•
Review HOA rules.
•
Learn trash collection day.
•
Locate nearby emergency services.
Need Anything? Even after closing, we’re here to help! Whether you have questions about your home, need a contractor recommendation, or are simply wondering who to call, don’t hesitate to reach out. Congratulations and enjoy your new home!
PAGE TWENTY | HOMEBUYER GUIDE
FOR VENDORS H O M E I N S U RA N CE •
Chad Hazeltine with Goosehead Insurance 941-375-0228
GE NE R AL CONT R ACT OR S: •
Brad Miller with Millers Coastline Construction - 941-841-0716
•
Brad Dees with Dees Insurance Group 941-306-4524
•
Robert Howard with RNW Contractors 941-961-8503
•
Reaghan Chaney with Goosehead Insurance - 941-385-3401
•
Ervin Miller with Ervin Miller Construction 941-374-9620
T I T LE/ C L O S I N GS:
R OOFE R S:
•
Natalie Coldiron with Natalie G. Coldiron, PLLC - 941 - 364-2491
•
Will McComb with Berlin Patten Ebling, PLLC 941-954-9991
•
Kyla Biederman with Aegis Title & Escrow LLC - 727-262-2620
HVAC: •
Justin and Brandon Helmuth with Breeze A/C - 941-356-4604 or 941-356-2324
•
Marco Garcia with Ideal Home Inspection 941-315-4814
•
Charlie Keifer - 941-526-5066
•
Brandon Mills with Pinpoint Home Inspection 941-780-7863
•
•
Kai Strom with Florida Home Inspectors 941-735-0902
Julie Norris Couch with Angel Staging 925-980-3165
•
Betsy Mincey with Purposely Placed Home Staging & Design - 941-773-4979
H O M E I N S PEC T OR S:
W D O I NS P EC T O R S: •
Andrew Mead with Agriturf - 941-504-9905
•
Good News Pest Solutions - 888-235-4632
PLUM B I NG /S EW E R SCOP E I NS PECTO R: •
Tracy Calpe with Get Smart Pipe Technologies - 941-400-9766
•
Doug Miller with Waterdog Plumbing, LLC 941-724-3067
•
Andrew Kirkwood with All Aspects Plumbing 941-237-8630
ELECT RI C A L CON T R A CT OR S: •
Jason Stoltzfus with Connect Electric 717-481-0823
•
Davis Electrical Services - 941-256-6724
•
Ace Electric - 941-362-4508
•
New Wave Roofing - 941-312-5535
•
Strong Roofing - 941-928-8040
•
Ike Herschberger - 574-202-0400
ST AGING:
INT E R IOR DE SIGN: • • •
Courtney Petrin with Savannah’s Home and Design - 774-888-7008 Lisa Beddigs with Scarlett J Designs 312-607-3368
Joan Greenfield with Moderne Interior Design - 941-726-0187
HOME SE R VICE S: • •
Remy Whitlock - 941-310-0043
Dan Nelson with RenoVision - 941-702-1220
POOL S: •
Brandon Fox with Fox Pools - 941-202-0488
PAGE TWENTY-ONE | HOMEBUYER GUIDE
dotloop signature verification: dtlp.us/9sBd-HJTe-lXgH
Exclusive Buyer Brokerage Agreement 1. PARTIES:
("Consumer") grants
("Broker") the exclusive right to work with and assist Consumer in locating and negotiating the acquisition of suitable real property as described below. The term "acquire" or "acquisition" includes any purchase, option, exchange, lease or other acquisition of an ownership, possessory or equity interest in real property.
Harry E Robbins Associates Inc
2. TERM: This Agreement will begin on the ______ day of _____________, ______ and will terminate at 11:59 p.m. on the ______ day of _______________, ______ ("Termination Date"). However, if Consumer enters into an agreement to acquire property that is pending on the Termination Date, this Agreement will continue in effect until that transaction has closed or otherwise terminated. 3. PROPERTY: Consumer is interested in acquiring real property as follows or as otherwise acceptable to Consumer ("Property"): (a) Type of property: (b) Location: 4. BROKER’S OBLIGATIONS: (a) Broker Assistance. Broker will * use Broker’s professional knowledge and skills; * discuss property requirements and assist Consumer in locating and viewing suitable properties; * assist Consumer in negotiating and closing any resulting transaction; * cooperate with real estate licensees working with the owner, if any, to complete a transaction. (b) Other Consumers. Consumer understands that Broker may work with other prospective consumers who want to acquire the same property as Consumer. If Broker submits offers by competing consumers, Broker will notify Consumer that a competing offer has been made, but will not disclose any of the offer’s material terms or conditions. Consumer agrees that Broker may make competing consumers aware of the existence of any offer Consumer makes, so long as Broker does not reveal any material terms or conditions of the offer without Consumer’s prior written consent. Consumer understands that even if Broker is compensated by an owner or a real estate licensee who is working with an owner, such compensation does not compromise Broker’s duties to Consumer. (c) Fair Housing. Broker adheres to the principles expressed in the Fair Housing Act and will not participate in any act that unlawfully discriminates on the basis of race, color, religion, sex, handicap, familial status, country of national origin or any other category protected under federal, state or local law. (d) Service Providers. Broker does not warrant or guarantee products or services provided by any third party whom Broker, at Consumer’s request, refers or recommends to Consumer in connection with property acquisition. 5. CONSUMER’S OBLIGATIONS: Consumer agrees to cooperate with Broker in accomplishing the objectives of this Agreement, including: (a) Conducting all negotiations and efforts to locate suitable property only through Broker and referring to Broker all inquiries of any kind from real estate licensees, property owners or any other source. If Consumer contacts or is contacted by an owner, or a real estate licensee who is working with an owner or views a property unaccompanied by Broker, Consumer, will, at first opportunity, advise the owner or real estate licensee that Consumer is working with and represented exclusively by Broker. (b) Providing Broker and necessary third parties (i.e., any lender, closing agent, etc.) with accurate information requested by Broker or third parties in connection with ensuring Consumer’s ability to acquire property. (c) Being available to meet with Broker at reasonable times for consultations and to view properties. (d) Indemnifying and holding Broker harmless from and against all losses, damages, costs and expenses of any kind, including attorney’s fees, and from liability to any person, that Broker incurs because of acting on Consumer’s behalf. (e) Not asking or expecting to restrict the acquisition of a property according to race, color, religion, sex, handicap, familial status, country of national origin or any other category protected under federal, state or local law. (f) Acknowledging that property owners may have audio recording and/or video surveillance equipment on a property to be viewed (i.e. cameras with audio recording capabilities, doorbell cameras, etc.). Consumer will exercise caution while viewing such properties. RM Consumer (_____) (_____) and Broker/Sales Associate (_____) (_____) acknowledge receipt of a copy of this page, which is Page 1 of 3. 06/25/26 11:55 AM EDT dotloop verified
EBBA-8tb
Rev. 1/26
©2026 Florida Realtors®
(g) Consulting an appropriate professional for legal, tax, environmental, engineering, foreign reporting requirements and other specialized advice. (h) Making a diligent good faith effort to perform the contract terms of any purchase agreement or contract to lease and close on the sale of any property Consumer contracts to acquire. 0 for Broker’s services provided for 6. RETAINER: A non-refundable retainer fee of $_________________________ Consumer ("Retainer") is earned and payable upon execution of this Agreement. This Retainer is in addition to any compensation earned by Broker. Broker and Consumer agree the Retainer is for the real estate services described herein and does not constitute a fee paid for a rental information list as described in section 475.453, Florida Statutes.
7. COMPENSATION: Broker's compensation is earned when, during the term of this Agreement or any renewal or extension, Consumer or any person acting for or on behalf of Consumer contracts to acquire real property as specified in this Agreement or defaults on any contract to acquire property. This compensation is for Broker’s services for Consumer. Compensation received by Broker, if any, from an owner or owner’s broker for services rendered to Consumer will reduce any amount owed by Consumer per this paragraph. 3 (select only one); or $________________ or ______ % plus (a) Purchase or exchange: $________________ or ______% $___________________ (select only one) of the total purchase price or other consideration for the acquired property, payable no later than the date of closing specified in the sales contract; however, closing is not a prerequisite for Broker's fee being earned. 0 (b) Lease: $________________ or ______0 % of ___ month’s rent (select only one); or $_____________ or __________% plus $_________ (select only one) of the gross lease value, payable when Consumer enters into a lease with the owner. If Consumer enters into a lease-purchase agreement, the amount of the leasing fee which Broker receives will be credited toward the amount due Broker for the purchase. (c) Option: Broker will be paid $________________ or ______ % of the option amount, to be paid when Consumer enters into the option agreement. If Consumer enters into a lease with option to purchase, Broker will be compensated for both the lease and the option. (d) Other: Broker will be compensated for all other types of acquisitions as if such acquisition were a purchase or exchange. (e) Additional Fees: __________________________________________________________________________ ____________________________________________________________________________________________ ____________________________________________________________________________________________ 30 8. PROTECTION PERIOD: Consumer will compensate Broker if, within ________ (if left blank, 30) days after Termination Date, Consumer contracts to acquire any property which was called to Consumer’s attention by Broker or any other person or found by Consumer during the term of this Agreement. Consumer’s obligation to pay Broker’s fee ceases upon Consumer entering into a good faith exclusive buyer brokerage agreement with another broker after Termination Date.
9. CONDITIONAL TERMINATION: At Consumer’s request, Broker may agree to conditionally terminate this Agreement. If Broker agrees to conditional termination of this Agreement, Consumer must enter a written agreement to this effect and pay a cancellation fee of $ 0___________________. Broker may void the conditional termination and Consumer will pay the fee stated in the COMPENSATION Paragraph less the cancellation fee if, from the early termination date to Termination Date plus Protection Period, if applicable, Consumer contracts to acquire any property which, prior to the early termination date, was found by Consumer or called to Consumer's attention by Broker or any other person. 10. DISPUTE RESOLUTION: This Agreement will be construed under Florida law. All controversies, claims, and other matters in question between the parties arising out of or relating to this Agreement or the breach thereof will be settled by first attempting mediation under the rules of the American Arbitration Association or other mediator agreed upon by the parties. If litigation arises out of this Agreement, the prevailing party will be entitled to recover reasonable attorney’s fees and costs, unless the parties agree that disputes will be settled by arbitration as follows: Arbitration: By initialing in the RM space provided, Consumer (____) (____),and Broker or Authorized Associate (____) agree that disputes not resolved by mediation will be settled by neutral binding arbitration in the county in which the Property is located in accordance with the rules of the American Arbitration Association or other arbitrator agreed upon by the parties. Each party to any arbitration (or litigation to enforce the arbitration provision of this Agreement or an arbitration award) will pay its own fees, costs, and expenses, including attorney’s fees, and will equally split the arbitrator’s fees and administrative fees of arbitration. 06/25/26 11:55 AM EDT dotloop verified
11. ASSIGNMENT; PERSONS BOUND: Broker may assign this Agreement to another broker. This Agreement will bind and inure to Broker’s and Consumer’s heirs, personal representatives, successors and assigns.
RM
Consumer (_____) (_____) and Broker/Sales Associate (_____) (_____) acknowledge receipt of a copy of this page, which is Page 2 of 3. 06/25/26 11:55 AM EDT dotloop verified
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12. BROKERAGE RELATIONSHIP: Broker will act as a transaction broker. Broker will deal honestly and fairly; will account for all funds; will use skill, care, and diligence in the transaction; will disclose all known facts that materially affect the value of the residential property which are not readily observable to buyer; will present all offers and counteroffers in a timely manner unless directed otherwise in writing; and will have limited confidentiality with Consumer unless waived in writing. 13. OTHER TERMS:
__________________________________________________________________________________________ __________________________________________________________________________________________ __________________________________________________________________________________________ __________________________________________________________________________________________ __________________________________________________________________________________________ 14. ACKNOWLEDGMENT; MODIFICATIONS: Consumer has read this Agreement and understands its contents. This Agreement cannot be changed except by written agreement signed by both parties. Electronic signatures will be acceptable and binding. Brokerage commissions are not set by law and are fully negotiable. Broker may not receive compensation from any source that exceeds the amount or rate agreed to with Consumer. However, Consumer agrees that Broker may receive separate compensation from owner of the property for services rendered to owner by Broker, for which Consumer will not be responsible. Date: _________________
Consumer Name: ____________________________________ _________________ Consumer Signature: __________________________________________________ Address: ____________________________________________________________ Zip: ____________ Telephone: ________________ Facsimile: _________________ Email: ______________________________________________________________
Date: _________________
Consumer Name: ____________________________________ _________________ Consumer Signature: __________________________________________________ Address: ____________________________________________________________ Zip: ____________ Telephone: ________________ Facsimile: _________________ Email: ______________________________________________________________
Date: _________________
Ryan Miller E5LN-NXA1-GJQD-3LDC Authorized Associate or Broker: ____________________________________ _____
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Copy returned to Consumer on ___________________ by: personal delivery
facsimile
email.
Florida REALTORS® makes no representation as to the legal validity or adequacy of any provision of this form in any specific transaction. This standardized form should not be used in complex transactions or with extensive riders or additions. This form is available for use by the entire real estate industry and is not intended to identify the user as REALTOR®. REALTOR® is a registered collective membership mark which may be used only by real estate licensees who are members of the NATIONAL ASSOCIATION OF REALTORS® and who subscribe to its Code of Ethics. The copyright laws of United States (17 U.S. Code) forbid the unauthorized reproduction of this form by any means including facsimile or computerized forms.
RM (_____) acknowledge receipt of a copy of this page, which is Page 3 of 3. Consumer (_____) (_____) and Broker/Sales Associate (_____) 06/25/26 11:55 AM EDT dotloop verified
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©2026 Florida Realtors®
“Real Estate is not simply a job for us, it is our passion. We are dedicated to helping each and every one of our clients achieve their real estate goals and have an exceptional home buying experience.” - T HE M IL L ER G R O U P
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The Miller Group REALTORS®
Thank you for choosing us to help you in the task of buying your home. We look forward to working with you to help you achieve all of your real estate goals.
Equal Housing Opportunity. This is not a loan commitment or guarantee of any kind. Terms and conditions apply. Subject to borrower and property qualifications. Not all applicants will qualify. Rates and terms are subject to change without notice. All mortgage loan products are subject to credit and property approval. VA loans subject to individual VA Entitlement amounts and eligibility, qualifying factors such as income and credit guidelines, and property limits. Eligibility subject to program stipulations, qualifying factors, applicable income and debt-to-income (DTI) restrictions, and property limits. New American Funding, LLC is not acting on behalf of the Department of Veteran Affairs, nor affiliated with or any government agency. NAF Cash, LLC (“NAF Cash”) is a real estate company that is an affiliated company of New American Funding, LLC. All products and services supplied by NAF Cash are subject to state availability and contractual terms and conditions. NAF Cash does not originate loans or issue loan commitments. NAF Cash, LLC charges a Transaction Fee of 1.50%-7.5% of the purchase price for its service (fee varies by state and program). License number: MI Real Estate Broker #6505431332. Bridge Loan not available in: DC, NY, MA, TX, Guam, Puerto Rico, or U.S. Virgin Islands. Borrower is obtaining a bridge loan secured by their current primary residence to use the cash out proceeds towards the purchase of their new primary residence while they await the sale of their current primary residence. This loan product contains a balloon payment and requires no monthly payments during the 12-month term. The entire amount of outstanding principal and accrued interest is due at maturity or the sale of the property, if sooner than maturity. Payments do not include amounts for taxes and insurance premiums. Your actual payment obligation will be higher. Not all loans are eligible for recast. © 2026 New American Funding, LLC. NMLS #6606. nmlsconsumeraccess.org. Corporate office 1 MacArthur Place, Suite 800, Santa Ana, CA 92707 www.newamericanfunding.com. Phone: (800) 450-2010. New American Funding, LLC and Harry E. Robbins Associates Inc. shared the cost of this advertisement. 08/2026