Buyer'sGuide
Aclearpath fromthestart
Purchasing a home is one of the largest and most important financial decisions you will make You?re not just choosing a place to live ? you?re making a substantial purchase. That?s why having the right partner matters. As your real estate advisor, my role is to provide the support, market knowledge, and negotiation skills to help you get the result you want while making the process as smooth as possible from day one
Throughout this process, you can count on unparalleled service and professionalism Thank you for the opportunity to guide you through this journey? together, we will find the right home for you.
The following pages outline how we will work together through every step of your homebuying journey
Aprovenpartner
Partnership matters
At the Sotheby's International Realty® brand, we use our experience to guide you through each step of your journey, just as we have for countless successful homebuyers This guide outlines our comprehensive approach and shows how we leverage our resources and industry-leading knowledge to help you find the perfect home
10EssentialAdvantages ofRepresentation
As your real estate advisor, we bring experience and expertise to every aspect of your search and transaction. Here are 10 key advantages I provide:
1
DEEP KNOWLEDGE & ACCESS
Our market expertise covers pricing trends, desirable neighborhoods, and homebuyer and home seller preferences, ensuring you have comprehensive insights and priority access to all available listings
2
NEGOTIATION & CONFIDENTIALITY
Through countless transactions, we have honed negotiation skills to craft winning strategies and secure the best possible terms while protecting your interests.
3
VAST NETWORK
Our access to a broad network of industry professionals, including inspectors, mortgage brokers, and other real estate advisors, uncovers opportunities and expedites the process
7
TRUSTED ADVISOR
As your confidential real estate advisor and fiduciary, we ensure every choice reflects your homebuying goals
8
RISK MITIGATION
Mistakes in real estate can be costly We have the experience to help you make confident decisions
4
CONTRACT NAVIGATION
Our expertise in real estate transaction paperwork helps you avoid errors in contracts, disclosures, and reports
5
PROBLEM SOLVING
With a track record of overcoming obstacles, we are equipped to tackle any that may arise
6 TIME SAVING
We handle all the behind-the-scenes work, from property research to paperwork, streamlining your experience
9
PROFESSIONAL DEVELOPMENT
The real estate market and its regulations are continually evolving We stay current with housing market changes and regulations through continuous education, ensuring informed and experienced service that stays ahead of the curve
10
FUTURE GUIDANCE
Even after closing, we remain available as a resource for general advice on homeownership, market trends, and local services
JoAnnCook
Jo Ann Cook is a highly accomplished Qualifying Broker with Ocean Sotheby?s International Realty and has consistently ranked in the top 10% of real estate producers in Florida for more than two decades With over 1,300 successful closings, she brings exceptional experience,market insight, and dedication to every client relationship Originally from Maine, Jo Ann relocated to Marathon in 2001and over the past 24 years has owned and managed multiple income-producing properties,operated a rental management company,and served as a Broker/ Owner, mentoring agents and building successful teams Her professional credentials and honors include Licensed Real Estate Broker (License #BK3330898), Licensed Private Pilot, Notary Public,Florida Real Trends 500 recipient,Zillow 5-Star Premier Agent,and Realtor Hall of Fame inductee She is actively involved with the National Association of Realtors,Florida Association of Realtors,and local boards in Miami and the Marathon & Lower Keys, while maintaining high ethical standards through the National Ethics Association and participation in the Marathon Chamber of Commerce.Jo Ann specializes in luxury home sales,redevelopment,investment properties,1031 exchanges,and global relocation.Beyond real estate,she is a licensed private pilot,avid scuba diver with a passion for underwater photography, and an enthusiastic offshore angler,reflecting her deep connection to the Florida Keys lifestyle and marine conservation. Known for building lasting client relationships and offering unparalleled local knowledge,Jo Ann?s philosophy? ?By Land,By Sea, By Air?? ensures her clients are expertly guided through every aspect of their real estate journey.
jcook@oceansir.com 305 360 7958
Thereviewsspeakfor themselves
GAIL ADAMS
Florida
"I begansearchingforaKeyshomewith JoAnnCookseveralyearsbeforemy husbandandI purchasedourfirst house inKCB.Shehasnowhelpedusthrough tworealestatetransactions.Besides havingextraordinarypatienceandan incrediblycheerypersonalityI believe she'sbeenthemost responsiveagent withwhichI'veworkedinanyareaofthe country Hercomprehensiveknowledge ofthesalesprocesshasensuredthat we'vehadastressfreeandsmooth experience."
SUSAN PARTIPILO Illnois
DAN WARRICK Tennessee
?Wecan? t rateJoAnnCookhighenough. Webought3housesthroughherreal estateagencyduringourtimeinthe FloridaKeys.Eachtransactionwas smoothanddonewithahighregardof professionalism Whenwehadtoleave theKeysJoAnnwasonceagainput in chargeofthesaleofthesehomes.Itwas alldonewithprofessionalismand generatedtopdollarforus IfI wasto everreinvestinpropertyintheFlorida KeysJoAnnCookwouldbethefirst call thatI wouldmake"
?JoAnnsoldourhomeinTavernierclose toouraskingpriceinrecordtimeand, shefoundusagorgeousOceanFront EstateinKeyLargo.Shenegotiatedwith thesellerstogettoourprice.90%ofall ourcorrespondencewasdonebyphone sincewewereinChicago,shewasalways availableandevendidthewalkthrough forbothclosingswhenwewereunable toattend.Wewouldrecommendanyone lookingfortopnotchprofessional servicetogiveJoAnnacall"
Massachusetts
"JoAnnsoldourfirst propertyforus backin2005andsincethenwehave bought andsold6moreproperties throughher.Sheisextremely professionalandwedependedonherto beoureyesandearsintheKeys Several ofthepropertieswepurchasedsight unseenandI didn?tevenseethemuntil aftertheclosing.Shehasanextreme knowledgeoftheMiddleKeysbothby landandbysea.Sheisagreat agent and hasturnedintoagreat friend."
South Carolina
?Theservicethat JoAnnprovidedwas outstanding Sheprovidedusallthe informationonthehomesowecould makeaneducatedpurchase.Wehave purchasedrealestatebeforeandnever experiencedthetypeserviceand devotiontofindingusahousethat Jo Annprovided.Sincethat purchaseJo Annfoundusagreat pieceoflandin CocoPlumwhichwehaveconstructeda gorgeoushomewithguestquarters.?
DRS PHILIP AND JENNA CHAPA
Texas
?It wasapleasureworkingwithJoAnn andOceanSotheby'sInternational Realtyduringourhomesearch.She madetheprocesssmooth,efficient,and kept usinformed.Eventhoughwe lookedatalot ofhomesshewasvery patient untiltheperfectonecamealong tofit allourneeds.Sheassistedwithlocal financingandnavigatingusthrough closing.Sheknowstheareaandwas alwaysavailableandprofessional.?
TONY & KRYSTYNA FILINSKI
PHILIP LARSEN
Your brokerage
Ocean Sotheby?s International Realty has been locally owned and operated since 2010 The firm, with over 55 full-time real estate agents led by industry veterans Russell Post, Sebastian Del Negro, and Lauren Varney, focuses on providing unrivaled representation for customers along the Overseas Highway from Key Largo to Key West
In 2010, the firm affiliated with the Sotheby?s International Realty brand, becoming the local connection to the only true global brand in the Florida Keys skilled in marketing unique properties at every price point, both nationally and around the world.
Our brokerage staff offers unsurpassed service to our clients Our agents are thoroughly familiar with the neighborhoods in this area, and with all aspects of sales, including the demands of the luxury market.
At Ocean Sotheby's International Realty, our mission has always been clear: to offer Floridians a luxury real estate experience through our words, actions, and integrity, regardless of a price point
Countries & territories
26,0 0 0
Sales associates
1,10 0
Offices worldwide
42 million+ sothebysrealty com visits in 2025
# 1
Most profiled real estate brand in the news
1 38 Million Engaged social media followers
46 Million+ Videos played in 2025
1744
The year our heritage began
Betterconnections meanmore opportunities
Sothebysrealty com ? Webby Award-winning website ? offers advanced search capabilities for homebuyers worldwide You can research properties more thoroughly through detailed listings, informative videos, and virtual tours before scheduling in-person visits. Plus, the Sotheby?s International Realty® unparalleled global network means I am connected with top agents worldwide, giving you valuable insider access to potential pre-market properties and listings beyond our own
Sources: Google Analytics, Brightcove, and Listrac ? Full
Advisory fees
Our services are compensated on a commission basis Your buyer agency agreement details the advisory fees, which may vary depending on the property you purchase.
Seller Paid Brokerage Commission
- The seller has offered to pay a commission to the buyer's agent.
- If the seller offers only a portion of the commission you have agreed to in the buyer agency agreement, this would require you to pay any portion of our commission not paid by the seller, unless you condition your purchase offer on the seller paying your full commission obligation to us and the seller agrees.
Shared Seller and Buyer-Paid Brokerage Commission
- The seller offers only a portion of the commission you have agreed to in the buyer agency agreement. This would require you to pay the remaining commission not paid by the seller
Buyer Paid Brokerage Commission
- The seller has not offered to pay a commission to the buyer's agent or is offering less commission than the fee agreed upon in your buyer agency agreement You will be responsible for the fees not covered by the seller at closing.
Asmoothprocess
TheHomebuying Journey
Initial Consultation & Sign Buyer Broker Agreement (BBA)
Getting to know you and your goals
Property Search
Finding the perfect fit
Mortgage Financing
Communicating regularly with lender to stay on contract timelines
Establishing Financing
Defining budget,price range,purchase type (mortgage,cash, etc ) and more
Negotiation
Working to secure favorable price and terms for your purchase
Offer Submission
Understanding market conditions
Home Inspection
Examining the condition of the home
Pre-Closing Walk-Through
Confirming of condition of the property prior to closing
Insurance
Obtaining homeowner's insurance
Coordinate an Appraisal
Valuating your future home
Settlement
Reviewing and executing final purchase documents
New Home Awaits
Welcoming you to your new home
Identifying yourgoals
I will meet with you to discuss your needs, preferences, expectations, timeline, price range and other criteria for the property that will best suit you and your goals. I will review options in property type, neighborhood, architectural style, amenities, and more.
To ensure my services meet your needs effectively, I would like to understand your previous homebuying experience and learn what went well and what could have gone better
Financial parameters
Loan Pre-Approval
Financing your purchase begins with reviewing your options alongside a qualified mortgage professional I can provide a list of trusted lenders I?ve worked with to help you secure a loan pre-approval so you fully understand your financing options and associated costs
Assess Market Conditions & Value
We will look at current market conditions and trends and how they will affect your home search
Property search
Buyer Broker Agreement (BBA)
REALTORS®are required to obtain a written representation agreement with every buyer prior to conducting a home search to provide more transparency on real estate services and fees. We welcome this direction as it affords us the privilege of differentiating our elevated services from what is commonly available in the market as well as the vast experience of our team.
Property Search Resources
The Sotheby?s International Realty®website, sothebysrealty com, and app give you access to all public listings with detailed search capabilities Beyond these tools, I can uncover additional opportunities through our company's private network and my personal contacts.
Feedback
It?s important that I understand your needs so I can focus on getting you exactly what you want. Each time you see a property, please consider how it might work for you and be sure to share your honest thoughts
Market Knowledge
As we identify properties that interest you, I will share my thoughts on their value and provide insights into the neighborhood, current market climate, and unique aspects of the property
Viewing Houses Virtually
Virtual tours allow you to explore homes remotely before scheduling in-person visits, helping you prioritize which properties are worth your time.
Broker?s Tours
I attend weekly broker tours to stay current on new listings and connect with other agents about upcoming properties, giving you early insight into what's coming to market
Attending Open Houses
Open houses provide access to properties that may have limited showing appointments
When attending, let the listing agent know I'm representing you and feel free to share positive feedback about the home For any concerns about the property, I will address those with the agent directly afterward.
Making anoffer
Comparative Market Analysis
I will prepare a comparative market analysis to help you determine a competitive offer price
Offer Strategy
I will discuss strategies to position your offer competitively to help increase your chances of acceptance
Negotiate Favorable Terms and Price
I will negotiate favorable price and terms for your purchase based on our agreed-upon offer strategy
Get Offer Accepted
Inspections
Your offer might include an inspection period. During this time, you can conduct a variety of inspections to understand the condition of the property you are purchasing
Structural Pest Inspection
A structural pest inspector will examine the home for evidence of termites, dry rot, earth-to-wood contact, water intrusion and beetle infestation They will provide a written report and bid for any necessary corrective work.
Contractor Inspection
The inspection covers major systems such as plumbing, heating and electrical, structural elements, roof, safety features, and building code compliance
Other Inspections
Inspections by other professionals may be warranted based on the specific property and disclosures provided by the home seller These include but are not limited to structural engineers, surveyors, soils, roofs, fireplaces, underground storage tanks and environmental hazards
Review
Disclosures
Home sellers may be required to disclose any known information which would materially affect the value or desirability of the property In some areas, they are also required to supply a number of reports and disclosures for your review
Homeowner?s Insurance
Prior to closing, the lender will require you to purchase an appropriate homeowners insurance policy for your home, whether a single-family home, condo, etc Many insurances may take time to obtain, so it?s best to begin that research early in the process
Final Walkthrough
Prior to the closing of your purchase, you will be able to conduct a final walkthrough. This is not an additional inspection, but it allows you to confirm the home is in the same condition as when you last saw it
Loan Documents
After loan approval, the loan documents will be sent to the title company or attorney, where you will review and sign with other closing documents. They are notarized by the escrow agent and returned for lender?s final review and funding.
Funding
You will deposit the remainder of your down payment, plus closing costs into escrow Once these final monies are delivered by wire or cashier?s check, the lender will fund the loan
Closing costs
Title Insurance
You may purchase an Owner?s Policy and a Lender?s Policy to protect you if any title issues arise after closing.
Closing Fees
These fees typically include recording fees, processing fees, notary fees, document preparation fees, couriers, and other administrative fees
Inspections and Reports
You may have the option of conducting any inspections to satisfy you to the condition of the home, including home contractors' inspections, structural pest inspections, sewer lateral inspections, fireplace inspections, and more
Appraisal Cost, Loan Fees & Points
Your lender will provide an estimate of these costs to you based on your loan product
Holding Title
You will need to decide how you will hold title to the property Consult with a lawyer or tax consultant to help with this decision
Review Closing Statement
The title company will provide an estimated closing statement with all costs necessary to close
Bring Valid Photo ID
Your signing will be notarized and will require your valid photo ID.
Close ofescrow
Recording
Title will be recorded as you have designated.
Funding
You and the lender will deposit all remaining funds into escrow Then funds will be distributed to the appropriate parties
Keys
I will help coordinate an exchange of keys on your behalf.
Moving checklist
Please note that these are only suggestions.
BEFORE YOU MOVE
Transfer Services
- All utilities including gas, electric, water, phone, internet, cable, and garbage
Address Change Notification
- Post office forwarding address
- Bank and other financial institutions (for example: loans, credit cards)
- Friends and relatives
- Magazine and newspaper subscriptions (may take several weeks)
Insurance
- Notify carrier of new location for coverage of life, health, fire and auto
Movers
- Arrange for moving company
- Plan ahead for the care of small children and pets during the move
ON MOVING DAY
- Transport jewelry and important documents yourself
- Double check closets, drawers, shelves and garage to be sure they are empty
- Leave all old keys needed by new owner
AT YOUR NEW ADDRESS
- Confirm status of all utility services
- Check pilot light on stove, hot water heater and furnace
- Visit Department of Motor Vehicles to update driver?s license(s) and vehicle registration
TIP: Make an appointment online before going
- Visit city offices and re-register to vote
TIP: Save time and do this when you update records at the DMV
A proven partner for homebuyers
One of the world's most trusted and respected brands
Known for unsurpassed service
Instant respect from sellers
More listings to explore in depth
More connections mean more possibilities
Experienced agents with local insights and worldwide connections
Exclusive access to highly qualified global clientele
More opportunities for uncovering the perfect home
Comfort and confidence throughout the process
Glossary
Abstract of Title
A complete historical summary of the public records relating to the legal ownership of a particular property from the time of the first transfer to the present
Adjustable Rate Mortgage (ARM)
Also known as a variable-rate loan, an ARM is one in which the interest rate changes over time, relative to an index like the Treasure index
Agreement of Sale
Also known as contract of purchase, purchase agreement, or sales agreement according to location or jurisdiction A contract in which a seller and buyer agree to transact under certain terms spelled out in writing and signed by both parties.
Amortization
The process of reducing the principal debt through a schedule of fixed payments at regular intervals of time, with an interest rate specified in a loan document
Appraisal
A professional appraiser?s estimate of the market value of a property based on local market data and the recent sale prices of similar properties
Assessed Value
The value placed on a home by municipal assessors for the purposes of determining property taxes.
Closing
The final steps in the transfer of property ownership. On the Closing Date, as specified by the sales agreement, the buyer inspects and signs all the documents relating to the transaction and the final disbursements are paid Also referred to as the Settlement
Closing Costs
Closing costs refer to the fees and expenses associated with finalizing a transaction, including but not limited to loan processing fees, title insurance, appraisal charges, and other administrative costs.
Contingency
A clause in the purchase contract that describes certain conditions that must be met and agreed upon by both buyer and seller before the contract is binding
Counter-Offer
An offer, made in response to a previous offer, that rejects all or part of it while enabling negotiations to continue towards a mutually acceptable sales contract
Conventional Mortgage
One that is not insured or guaranteed by the federal government
Debt-To-Income Ratio
A ratio that measures total debt burden It is calculated by dividing gross monthly debt repayments, including mortgages, by gross monthly income
Down Payment
The money paid by the buyer to the lender at the time of the closing The amount is the difference between the sales price and the mortgage loan Requirements vary by loan type Smaller down payments, less than 20%, usually require mortgage insurance.
Earnest Money
A deposit given by the buyer to bind a purchase offer and which is held in escrow. If the property sale is closed, the deposit is applied to the purchase price. If the buyer does not fulfill all contract obligations, the deposit may be forfeited
Easements
Legal right of access to use of a property by individuals or groups for specific purposes Easements may affect property values and are sometimes part of the deed
Equity
The value of the property, less the loan balance and any outstanding liens or other debts against the property.
Escrow
Funds held by a neutral third party (the escrow agent) until certain conditions of a contract are met and the funds can be paid out Escrow accounts are also used by loan servicers to pay property taxes and homeowner?s insurance
Fixed Rate Mortgage
A type of mortgage loan in which the interest rate does not change during the entire term of the loan.
Home Inspection
Professional inspection of a home, paid for by the buyer, to evaluate the quality and safety of its plumbing, heating, wiring, appliances, roof, foundation, etc.
Homeowner?s Insurance
A policy that protects you and the lender from fire or flood, a liability such as visitor injury, or damage to your personal property
Glossary
Lien
A claim or charge on property for payment of a debt With a mortgage, the lender has the right to take the title to your property if you don? t make the mortgage payments
Market Value
The amount a willing buyer would pay a willing seller for a home An appraised value is an estimate of the current fair market value
Mortgage Insurance
Purchased by the buyer to protect the lender in the event of default (typically for loans with less than 20% down Available through government agencies like the Federal Housing Administration (FHA) or through private mortgage insurers (PMI).
Possession Date
The date, as specified by the sales agreement, that the buyer can move into the property Generally, this occurs within a couple days of the Closing Date
Pre-Approval Letter
A letter from a mortgage lender indicating that a buyer qualifies for a mortgage of a specific amount. It also shows a home seller that you?re a serious buyer
Principal
The amount of money borrowed from a lender to buy a home, or the amount of the loan that has not yet been repaid. Does not include the interest paid to borrow
Purchase Offer
A detailed, written document, which makes an offer to purchase a property, and which may be amended several times in the process of negotiations When signed by all parties involved in the sale, the purchase offer becomes a legally binding sales agreement
Title
The right to, and the ownership of, property. A Title or Deed is sometimes used as proof of ownership of land. Clear title refers to a title that has no legal defects
Title Insurance
Insurance policy that guarantees the accuracy of the title search and protects lenders and homeowners against legal problems with the title.
Title Search
A historical review of all legal documents relating to ownership of a property to determine if there have been any flaws in prior transfers of ownership or if there are any claims or encumbrances on the title to the property.
Transfer
The act by which the title to property is conveyed from one person to another
Transfer Tax
City/ County tax on the transfer of real property Based on purchase price or money changing hands Also called documentary transfer tax
Trust
A fiduciary relationship under which one holds property (real or personal) for the benefit of another. The party creating the trust is called the settler, the party holding the property is the trustee, and the party for whose benefit the property is held is called the beneficiary
Trustee
(1) One who is appointed, or required by law, to execute a trust (2) One who holds title to real property under the terms of a deed of trust
Trustor
The borrower under a deed of trust. One who deeds his property to a trustee as security for the repayment of a loan.
Truth-In-Lending Act
Federal law that requires disclosure of a truth-in lending statement for consumer loans The statement includes a summary of the total cost of credit
Underwriting
The process of evaluating a loan application to determine the risk involved for the lender
Verification of Deposit (VOD)
A document signed by the borrower?s financial institution verifying the status and balance of his/ her financial accounts
Verification of Employment (VOE)
Document signed by the borrower?s employer verifying position and salary
Warrant
To legally assure that title conveyed is good and possession will be undisturbed