Preapproval first
A preapproval is a lender’s conditional assessment of your ability to borrow. Make a lender conversation and a comfortable payment budget your first two steps, before serious home shopping or an offer.
These field guides turn a complex move into a series of practical decisions. Start with the question in front of you: how to prepare for financing, what happens after an offer, what the seller will keep, or what a coastal property costs beyond its asking price. Every edition includes printable checklists, working examples, and links to the authorities behind consequential rules.
Prepared by Gregg Costin and The Costin Team at Levin Rinke Realty. Sources reviewed September 6, 2026. Examples are clearly labeled and are not rate quotes, property valuations, legal opinions, or promises of approval. Use your lender, closing professional, insurer, property appraiser and installation offices to confirm the requirements for your actual situation.
Buying and financing
The buyer transaction
Start with a comfortable payment budget and lender preapproval, then search, negotiate, inspect, finalize financing, and close. Your signed contract sets the deadlines; this guide shows what needs to happen at each stage.
Download The buyer transaction (PDF) · Read the guide online
The mortgage process
Mortgage approval progresses through borrower review, a property-specific application, processing, underwriting, disclosures, and funding. Complete documents and early questions reduce avoidable delays; the lender controls approval and loan timing.
Selling your home
The seller transaction
A successful sale coordinates pricing, property preparation, disclosure, buyer qualification, contract deadlines, and closing logistics. Your strongest offer is the combination of net proceeds, terms, evidence, and the likelihood of closing.
Download The seller transaction (PDF) · Read the guide online
Seller proceeds
Net proceeds equal your sale price less payoff amounts, transaction costs, credits, and other seller obligations. Compare offers using consistent assumptions and update the worksheet when terms or timing change.
Coastal ownership and due diligence
Florida property taxes
A seller’s Florida property-tax bill can substantially understate a new buyer’s future bill. A qualifying ownership change generally resets the assessment to just value the following January 1, so build your budget using the buyer’s expected assessment and exemptions.
Two states, total cost
Compare individual properties using financing, buyer-based taxes, insurance, flood coverage, association costs, maintenance, and intended use. A lower purchase price or tax bill alone does not establish which coastal home is less expensive to own.
Download Two states, total cost (PDF) · Read the guide online
Pensacola Beach leaseholds
For a Pensacola Beach leasehold purchase, review the actual lease, amendments, assignment requirements, fees, remaining term, permitted uses, financing, and title coverage before committing. A listing description cannot establish the rights and obligations conveyed by the transaction.
Download Pensacola Beach leaseholds (PDF) · Read the guide online
Condo due diligence
A condominium purchase includes exposure to the association’s finances, building condition, insurance, restrictions, and future projects. Review those records alongside the unit inspection and lender approval, because attractive interiors and low dues cannot establish the building’s financial health.
Insurance and flood
Obtain property-specific insurance quotes early, then compare coverage, exclusions, deductibles, and effective dates as carefully as premiums. Wind damage, flood, and water-related losses can fall under different rules or policies, and a lender’s minimum requirement may not match your risk tolerance.
Inspection decisions
Use the inspection period to understand condition, obtain appropriate specialist opinions and cost estimates, and decide whether the property still fits your budget and contract. An inspection, appraisal, insurance inspection, and warranty each serve different purposes.
Military and VA resources
VA loan insider guide
A VA-backed purchase loan can offer eligible borrowers no required down payment and no monthly mortgage insurance, but eligibility, entitlement, lender approval, property requirements, and closing costs still matter. Compare the complete loan and household budget before deciding how to use the benefit.
VA loan assumptions
A VA assumption lets an approved buyer take over an existing VA loan under its remaining terms, subject to the applicable approval process. Evaluate the equity gap, cash needs, servicer timeline, seller release of liability, and entitlement treatment before treating a low existing rate as a complete deal.
Base-specific PCS field guides
NAS Pensacola PCS
Start your NAS Pensacola move by confirming the gaining unit, orders, sponsor and housing eligibility. Build the housing budget with the official PENSACOLA, FL BAH area (FL064), then verify the actual work route, complete ownership costs and your reporting timeline.
Corry Station PCS
Start your Corry Station move by confirming the gaining unit, orders, sponsor and housing eligibility. Build the housing budget with the official PENSACOLA, FL BAH area (FL064), then verify the actual work route, complete ownership costs and your reporting timeline.
Saufley Field PCS
Start your Saufley Field move by confirming the gaining unit, orders, sponsor and housing eligibility. Build the housing budget with the official PENSACOLA, FL BAH area (FL064), then verify the actual work route, complete ownership costs and your reporting timeline.
NAS Whiting Field PCS
Start your NAS Whiting Field move by confirming the gaining unit, orders, sponsor and housing eligibility. Build the housing budget with the official PENSACOLA, FL BAH area (FL064), then verify the actual work route, complete ownership costs and your reporting timeline.
Eglin AFB PCS
Start your Eglin AFB move by confirming the gaining unit, orders, sponsor and housing eligibility. Build the housing budget with the official EGLIN AFB, FL BAH area (FL056), then verify the actual work route, complete ownership costs and your reporting timeline.
Hurlburt Field PCS
Start your Hurlburt Field move by confirming the gaining unit, orders, sponsor and housing eligibility. Build the housing budget with the official EGLIN AFB, FL BAH area (FL056), then verify the actual work route, complete ownership costs and your reporting timeline.
Duke Field PCS
Start your Duke Field move by confirming the gaining unit, orders, sponsor and housing eligibility. Build the housing budget with the official EGLIN AFB, FL BAH area (FL056), then verify the actual work route, complete ownership costs and your reporting timeline.
Tyndall AFB PCS
Start your Tyndall AFB move by confirming the gaining unit, orders, sponsor and housing eligibility. Build the housing budget with the official PANAMA CITY, FL BAH area (FL063), then verify the actual work route, complete ownership costs and your reporting timeline.
NSA Panama City PCS
Start your NSA Panama City move by confirming the gaining unit, orders, sponsor and housing eligibility. Build the housing budget with the official PANAMA CITY, FL BAH area (FL063), then verify the actual work route, complete ownership costs and your reporting timeline.
Your next step
Use the client guide library with our buyer representation, seller services, and neighborhood guides. Contact Gregg to build a property-specific plan.