Your Guide To Purchasing 3494 Primrose Way
Buying your first home is exciting — but it can also feel overwhelming. This guide explains what happens next, what to expect, and how we will help you every step of the way.
Target Closing Date
July 13, 2026
Purchase Price
$378,000
This is a big deal — and you should feel great about it.
You are officially under contract.
The seller has accepted your offer. You have a deal.
The next few weeks are all about preparation.
Inspections, lender approval, appraisal, title work, and final steps before closing.
Most of the heavy lifting happens behind the scenes.
Your team is working on your behalf. We'll tell you exactly when we need something from you.
Your New Home
Awaits You!
Everything you need to know about your deal — at a glance.
Property Address
3494 Primrose Way
Palm Harbor, FL 34683
Purchase Price
$378,000
Loan Type
100% VA Financing
Simple Home Lending
Earnest Money
$1,500
Applied toward purchase
Closing Date
July 13, 2026
Seller Contribution
3% Toward Closing Costs
That's roughly $11,340 in help!
HOA Community
Ashley Downs
~$362 per year
Nine steps from "offer accepted" to "keys in hand." Here's exactly where you are and what's coming next.
The seller said yes! Your offer was accepted and you are now officially under contract. This is the starting line.
👆 Tap any step above to learn more about it
Think of it as a good-faith handshake — with money.
Your $1,500 earnest money deposit is a way of telling the seller, "We're serious. We're committed to this purchase." It shows you're not just window shopping.
The money goes to the title company — Capstone Title — and is held safely until closing.
No. This is not money you lose. When you close on the home, your $1,500 deposit is credited directly toward your purchase. It works in your favor.
Applied toward your purchase at closing
Yes — as long as you follow the terms of your contract. Your agreement includes contingency periods (like the inspection period and financing contingency). During those windows, if something goes wrong, your deposit is generally protected and can be returned to you.
Bottom line: Your $1,500 is safe as long as we follow the contract timeline and communicate openly. We will always let you know what's happening and when.
You have 15 days to inspect the property. This is your chance to know exactly what you're buying.
Focuses on four major systems in the home. Many insurance companies require this before issuing a homeowner's insurance policy.
Identifies major issues that could affect safety, insurability, or future repair costs.
Evaluates how well the home is built to withstand strong winds and storms. A favorable report can often help reduce your insurance premiums.
Helps us better understand the home's storm protection features.
A Wood Destroying Organism inspection looks for signs of damage that could affect the structure of the home.
Ensures there are no hidden concerns before closing.
These inspections are a normal part of the home-buying process and are completed during your inspection period. They help us:
Better understand the home's condition
Identify potential repairs or maintenance items
Assist with insurance requirements
Give you confidence before moving forward to closing
If any concerns are identified, we will review them together and discuss the options available to you. You are not locked in blindly — we will help you make the best decision for your family.
💡 You don't have to figure out which inspections to order on your own. We'll guide you through exactly what makes sense for this property.
Your VA loan is one of the most powerful home-buying tools available. Here's what it means for you.
You're using 100% VA financing. That means you don't need to bring tens of thousands of dollars to the table just to buy the home.
VA loans typically offer lower interest rates than conventional loans. Lower rate = lower monthly payment over the life of your loan.
VA loans include built-in protections for borrowers. Your lender must follow strict guidelines to ensure the loan is right for you.
Simple Home Lending has already pre-approved you. But before the final "yes," they still need to verify a few things:
Between now and closing, please do not make any major financial changes. Even small changes can affect your loan approval. Here's what to avoid:
Do not buy a vehicle
New car payments change your debt-to-income ratio
Do not open new credit cards
New credit inquiries can lower your score
Do not finance furniture
Even store financing counts as new debt
Do not make large unexplained deposits
Lenders must document where all money comes from
Do not change jobs without talking to your lender first
Employment changes — even promotions — can affect loan approval. Always call Todd first.
Before the lender approves your loan, an independent appraiser will visit the home.
An appraiser is a licensed, independent expert. Their job is to look at the home and compare it to similar homes that have sold nearby. Then they give their professional opinion on what the home is worth.
Your contract includes both VA appraisal protections and an appraisal contingency. This means if the home appraises for less than $378,000, you have options — and you won't be forced to overpay.
If the appraiser says the home is worth less than $378,000, don't panic. There are several options available — including renegotiating with the seller, challenging the appraisal, or walking away with your deposit protected. Your real estate team will walk you through every option if that situation comes up.
Your new home is part of a community — and that comes with some nice perks.
Your neighborhood community association that helps maintain the look and feel of the area.
~$362
Per year (about $30/month)
You'll receive HOA documents before closing. Read them so you know the community guidelines.
The Ashley Downs HOA helps keep the neighborhood looking its best. Think of it as a shared agreement among all homeowners to maintain certain standards — things like lawn care, exterior appearance, and common areas.
Our recommendation: Before closing, take time to read through the HOA documents. You'll want to know things like: Can you have a fence? Are there parking rules? What colors can you paint the exterior? Knowing this upfront avoids surprises later.
A lot is happening on your behalf right now — and most of it doesn't require anything from you.
Title Search
Capstone Title is searching the property's full history to make sure the home can be legally transferred to you — free and clear.
Title Insurance
A title insurance policy is being prepared to protect you if any ownership disputes ever come up in the future.
Mortgage Approval
Simple Home Lending is processing your VA loan and working toward your final "clear to close" approval.
Appraisal Coordination
The lender is arranging for a VA-approved appraiser to visit and evaluate the home's value.
HOA Verification
The title company is confirming HOA dues, status, and documents for Ashley Downs.
Insurance Verification
Your lender will need proof of homeowner's insurance before closing. We'll remind you when it's time to shop for coverage.
Closing Disclosure Preparation
Your lender will send you a Closing Disclosure at least 3 days before closing — a full breakdown of all your final numbers.
Scheduling Closing
Capstone Title will coordinate the closing appointment for July 13, 2026 — your big day!
💼 Most of this happens without you needing to do a thing. When we need something from you, we'll reach out right away with clear instructions.
Just before closing, we take one last look at your new home together.
This isn't another inspection — it's a quick check to make sure everything is as expected before you sign the final papers. Think of it as your last chance to make sure the home is ready for you.
The home is in substantially the same condition
It should look and feel the same as when you made your offer.
Agreed items remain in the property
If the contract said certain appliances or fixtures stay — they should still be there.
No major issues have occurred since inspections
We want to make sure nothing unexpected happened between inspection day and closing day.
Pro tip: Bring your inspection report to the walk-through. If any repairs were agreed upon, you can quickly verify they were completed. We'll be right there with you every step of the way.
July 13, 2026 — mark your calendar. This is the day everything comes together.
You Sign Final Documents
Funds Are Transferred
Ownership Is Recorded
You Get The Keys!
Once recording is confirmed, you are officially a homeowner. The seller hands over the keys, and this house becomes your home. Everything from this point forward belongs to you and your family.
Bring a valid
Photo ID
Review your
Closing Disclosure
Bring your
Excitement! 🎉
First-time buyer questions — answered simply.
Buying your first home is a major milestone. Questions are expected — and welcome. You do not need to figure everything out on your own.
Our job is to guide you through the process and make sure you understand each step along the way. No question is too small. No concern is too minor. We're in this together.
Real Estate Professional
Your go-to for everything related to the contract, inspections, negotiations, and the overall purchase process.
Questions About
Contract • Inspections • Negotiations • Timeline
Simple Home Lending
Your VA loan expert. Call Todd for anything related to your loan, rates, approval status, or financial requirements before closing.
Questions About
VA Loan • Approval • Closing Costs • Rates
Title & Closing Services
Capstone Title handles the title search, title insurance, holds your earnest money deposit, and coordinates your closing day.
Questions About
Title • Earnest Money • Closing Day • Documents
We are honored to be part of this chapter for you and your family.
This guide was prepared specifically for Abraham Douse • 3494 Primrose Way, Palm Harbor, FL 34683 • Purchase Price $378,000