Phillip Poe - Florida Realtor, ABR, SFR, MRP

08/23/2026

You got the house. Contract is signed. You’re done, right?

Wrong. Now the real process starts. And if nobody explains it, the next 30 days will feel like chaos. 📋

Here’s what actually happens:

📝 Days 1–15: Inspection period is open. You get a home inspector in. They find stuff. Some is real, some is noise. This is your window to negotiate repairs or credits — once it closes, it’s closed.

🏦 Days 5–10: Appraisal ordered. Lender wants to make sure the house is actually worth what you’re paying. (This one stresses people out unnecessarily — it’s almost always fine.)

💰 Days 7–14: Title search happens. Lender checks that the seller actually owns the house and can legally sell it to you. (Sounds paranoid, but necessary.)

🔍 Days 20–26: THIS IS THE PANIC WEEK. Final underwriting. The lender asks for more documents, explanation letters, additional bank statements. It feels like you’re starting over. You’re not. This is normal.

📊 Day 28: Loan approval — “clear to close.” This is the green light. Once you hit this, the finish line is real.

📑 Day 29: Final walkthrough. You see the house one more time to confirm nothing broke and the seller removed what they promised. Same day (or next), the closing disclosure lands and you review the numbers.

🔑 Day 30: Closing day. You sign (SO. MANY. DOCUMENTS.) and get the keys.

Real talk: Most first-time buyers panic around week three thinking the deal is falling apart. It’s not. That’s just underwriting doing its job.

Save this and share it with every first-time buyer you know. 👇

08/23/2026

When's the last time someone told you what your house is worth? Not what some online valuation tool guessed. Not what your neighbor's house sold for. What yours is actually worth right now.

08/17/2026

MOVE-IN READY IN NORTH JACKSONVILLE | 32218

Looking for a brand-new home with a 3-car garage in North Jacksonville? Check out this move-in-ready Meritage Homes Jasmine floorplan at:

12692 Fabius Way, Jacksonville, FL 32218
$424,990
3-Car Garage
Covered Lanai
HOA: $64/month

This home features an open-concept kitchen and dining area, a spacious primary suite with a tray ceiling and large walk-in closet, plus a flexible room that can work as a home office, gym, playroom, or hobby space.

Some of the features include:
• 42” cabinets
• Granite countertops
• Stainless-steel Whirlpool appliances
• Ceramic tile in the foyer, kitchen, nook, laundry room & bathrooms
• Tiled shower walls + glass shower enclosure
• Full-yard St. Augustine sod & irrigation
• Low-E windows
• Spray-foam attic insulation
• MERV 13 filtration
• Smart thermostat, video doorbell & smart door lock
• Smart garage door
• Covered lanai
• 10-year structural warranty

📍 Jacksonville, FL 32218

If you’re considering new construction, you can have your own Realtor represent you when purchasing from the builder. I can help you compare communities, review the numbers, understand builder incentives, and navigate the process from contract to closing.

Phillip Poe, REALTOR®
Serving Jacksonville & Northeast Florida

Message me “FABIUS” for more information or to schedule a private tour.

Property information and availability are subject to change.

#32218

Listing: Find your new move-in ready home in Jacksonville, FL. Affordable, energy-efficient homes in a great location. Schedule your tour today.

08/13/2026

When it comes to prices, where you are matters more than ever right now, and a local real estate agent is the best person to help you make sense of it.

Reach out today and let's build a plan that fits our market.

You've probably heard that home prices are cooling off.

08/10/2026

If a tight budget or a thin selection has kept you from buying a home, now might be the time to restart your search.

Ready to see what’s available here? Let’s connect.

If you’ve thought about buying a home in the past few years, you may have run into two frustrations: asking prices that kept climbing and too few homes to choose from.

08/10/2026

WHAT CAN YOU GET FOR UNDER $330K IN NORTH JACKSONVILLE? 👀

How about a completely renovated 4-bedroom ranch tucked away on a quiet cul-de-sac with water views from the backyard?

This home is bringing the upgrades:
✨ Brand-new kitchen
✨ White shaker cabinets
✨ Quartz countertops
✨ Subway tile backsplash
✨ Stainless steel appliances
✨ New luxury vinyl plank flooring
✨ 2 renovated bathrooms
✨ Freestanding soaking tub in the primary suite
✨ New water heater
✨ Move-in ready

If you’ve been wondering what your budget can get you in North Jacksonville, this is a great example of why you shouldn’t count yourself out.

💰 Priced under $330,000

Thinking about buying in Jacksonville? Message me “NORTHSIDE” and I’ll send you available homes that fit your budget.

08/08/2026

Home prices are up in some markets and flat or negative in others. So, what's going on?

It really comes down to one thing: inventory.

Where there are more homes for sale than there were before the pandemic, prices have stabilized or dipped. Where inventory is still well below normal, prices are still climbing.

And that’s why the headlines are so confusing right now. It varies a lot by area.

The national average is 1.7%, but your city’s number may tell a different story depending on where you live. That's exactly why working with someone who knows your local market makes all the difference right now.

Are you trying to buy or sell in the next 6 months? Drop a comment below and I'll tell you what the data says about our market right now.

08/02/2026

31% of first-time buyers say saving for their down payment was the hardest part of the homebuying process. If that’s your biggest hurdle too, you should know down payment assistance programs could get you into a home sooner than you think.

08/02/2026

The foreclosure headlines may sound alarming. Here’s why you shouldn’t panic. Far fewer homes are starting the foreclosure process today compared to 2008. So, even with the recent uptick, foreclosure starts are down about 82% from where they were in 2008. And that means we’re a long way from crash territory. Have questions about what you’re seeing on social media or in the headlines? Let’s connect.

07/27/2026

📍

My latest listing on .
..

https://rma.reviews/av0qgedu5b18