Come home to Central Florida. We'll help you land safely.
We're Kim and Niles, and we'd rather you feel taken care of than sold to. We grew up moving often ourselves, and over the last ten years we've lived in Texas, Arizona, and now here in Central Florida, the place we finally chose to put down roots and start our family. We know what it actually feels like to land somewhere new, because we've done it more than once. Use the tools below (no forms required) and reach out whenever you're ready.
"Throughout the home buying process, Kim and Niles have been nothing but extraordinary. From the very beginning they always made it a point to answer every question with patience, go above and beyond to find us solutions to any issues that came up, and always kept our best interest in the forefront of every decision. My husband and I are grateful to have had them in our corner as first time homebuyers. If you're looking for realtors that are knowledgeable, resourceful, and trustworthy, Kim and Niles are the realtors you want to work with!"
First-Time Homebuyers, Central Florida
Neighborhood Match
Which neighborhood fits you?
Every relocation buyer asks us the same first question: "where should I even start looking?" It depends entirely on how you actually want to live, not just your budget. Answer two quick questions for a personalized starting point.
1. What matters most to you day-to-day?
2. Your ideal Saturday looks like...
92%
Dr. Phillips
Based on your answers, this is where we'd start looking.
Affordability
What can you afford?
An instant, no-obligation estimate. Not a loan application, just a real starting point.
Estimated DTI
0%
Under 43% is generally preferred by lenders.
Estimated Down Payment
$0
Cash needed up front at your selected percent.
Estimated Closing Costs
$0
Typically 2%-4% of the home price.
Where You Might Stand
No worries, plenty of buyers start here. We can help you find out and go from there.
A general guide only, your lender gives the real picture.
Active-duty or veteran? We've worked with VA buyers before and know the $0-down process well. First-time buyer? FHA loans open the door with as little as 3.5% down. Either way, worth a conversation before you assume you need 20%.
This calculator provides a general estimate only, not a loan offer or pre-approval. We are not a lender, exact qualification depends on credit, income verification, and a licensed lender's final review.
Free Relocation Checklist
Grab the Central Florida Relocation Checklist
Everything we walk our own clients through before they move, condensed into one real checklist.
⏱ Takes about a minute✓ No spam, ever
What's bringing you to Central Florida?
Almost there
Where should we send it?
Your Checklist
Here's what to do, in order
Get pre-qualified so you know your real numbers
Check your homestead exemption eligibility once this becomes your primary residence
Get an actual insurance quote before you finalize any offer
Confirm the exact zoned schools for any address, not just the neighborhood's reputation
Ask about FHA (3.5% down) or VA ($0 down) if either applies to you
Line up a licensed inspector before or during your offer window
Ask about remote online notarization if you can't be here for closing
We'll also follow up personally, not an autoresponder. We read every one of these ourselves.
Not the postcard version, the real reasons people who move here end up staying.
No state income tax
Often the single biggest financial change people notice in year one, especially coming from a higher-tax state.
A real, growing job market
Lake Nona's "Medical City" alone has turned Central Florida into a legitimate healthcare and biotech hub, on top of the tourism and hospitality economy that never really slows down.
One of the best-connected airports in the country
Orlando International (MCO) makes it easy to fly home for the holidays, or fly family in to visit you, a real factor for anyone relocating from out of state or internationally.
A genuinely international community
Large Brazilian, Latin American, and international populations mean you're not starting over alone, there's real community here, not just newcomers.
Weather that actually changes your lifestyle
Year-round warmth means lake days, golf, and outdoor time aren't seasonal luxuries, they're just Tuesday.
More landscape than people expect
Rolling hills, spring-fed lakes, and citrus country around Clermont surprise almost everyone who assumed all of Florida was flat.
One of the fastest-growing regions in the country
Central Florida has been one of the fastest-growing metro areas in the US for years now, which means new roads, new hospitals, and new schools keep pace with the people moving here, not the other way around.
Easier to get around than people expect
The Turnpike and toll roads like the 429 connect Clermont, Winter Garden, and Orlando in a way that makes the whole region feel a lot smaller than it actually is.
Neighborhoods
Neighborhood spotlight
Clermont
Known locally as the "Choice of Champions" for its rolling hills and lakes. Home to the National Training Center, where Olympic and pro triathletes train.
Winter Garden
A historic downtown, a beloved farmers market, walkable streets, popular with families who want charm without sacrificing convenience.
Windermere
Upscale, lake-dotted, known for larger custom homes and gated communities, space and privacy.
Lake Nona
A newer master-planned community built around technology and medical research, new construction, planned green space.
Dr. Phillips
Known for "Restaurant Row" and proximity to the theme parks, walkable dining, shorter commutes to the tourist corridor.
Kissimmee
Anchored by Lake Tohopekaliga, "Lake Toho", one of Florida's largest natural lakes and a draw for competitive bass fishing. Old Town's open-air entertainment district has kept its character for almost 40 years, and it's some of the closest residential living to Walt Disney World in Central Florida.
Minneola
Right next to Clermont on the same rolling terrain, with easy Turnpike access, one of the fastest-growing parts of the South Lake corridor for buyers who want new construction without leaving the hills behind.
Montverde
Small, quiet, and lakefront on Lake Apopka, home to Bella Collina, a gated golf community with a Nick Faldo-designed course, and Montverde Academy, a well-known prep school. One of the more exclusive corners of Central Florida.
Local Favorites
Our favorite local spots
A few places we genuinely love and send friends to when they move here.
Restaurant
Cosa Nostra
Our go-to for subs, coffee, and dessert, the kind of spot with real character in the space and the food to match. We send everyone here first.
Brewery
Suncreek Brewery
Clermont's original microbrewery, right in historic downtown, a laid-back local gathering spot with a rotating lineup of craft beer.
Winery
Lakeridge Winery
Central Florida's largest premium winery, with free tours and tastings, their harvest festival is a local tradition.
Outdoors
Lake Louisa State Park
Rolling hills, spring-fed lakes, hiking and biking trails right in Clermont.
Restaurant
Harlow Grove
Tucked under a century-old oak in downtown Winter Garden, elevated American food, handcrafted cocktails, and a veranda that overlooks the whole town.
Café
Rosallie Le French Café
A little slice of Paris on Plant Street, pastries, crepes, and coffee worth the trip on their own.
Burgers
The Hangry Bison
Burger-centric, craft beer, occasional live music, downtown Winter Garden's answer to a really good burger night.
Waterfront
Salt Shack on the Lake
Right on Lake Minneola in historic downtown Clermont, wild-caught seafood, island vibes, and genuinely one of the best lake sunsets you'll get with dinner.
Good to Know
What relocating buyers should know
The things we wish someone had told us plainly, before the paperwork started.
Property taxes & the homestead exemption
If Central Florida becomes your primary residence, Florida's homestead exemption can meaningfully reduce your taxable property value, one of the most overlooked benefits for new residents, and we'll walk you through filing it after closing.
Insurance, honestly
Homeowners and flood insurance costs have risen in recent years, it's a real line item to budget for, not an afterthought. We always get an actual quote on a specific property before you finalize an offer, so there are no surprises.
HOAs are common
Many neighborhoods, especially newer ones like Lake Nona, have an HOA with its own fees and rules. Usually means well-kept shared spaces, but worth understanding before you fall in love with a house.
Buying remote is more normal than you think
Video walkthroughs, digital paperwork, and remote online notarization mean a large share of the relocation buyers we work with never set foot in Florida until closing week, or move-in day.
Hurricane season is real, but manageable
June through November, and it's simply part of living here, not a reason to avoid it. Modern Florida building code means newer homes are built for it, and we'll walk you through evacuation zones and prep before you ever need them.
School zoning can vary block to block
Don't assume a neighborhood's reputation tells you which school your kids would actually attend, county zoning lines can split a street in half. We check the exact zoned schools for any address you're considering.
Full Service
Turnkey, from the first showing to long after you close
Most agents disappear after closing day. We don't. Every move looks a little different, so tap the one that's you and we'll show you what actually matters for your situation.
What's bringing you to Central Florida?
From tour to closing
We handle the whole process personally: touring homes, making offers, inspections, and closing, whether you're here in person or watching from across the country.
Settling in
We'll help with the paperwork that actually saves you money down the road, like your homestead exemption, plus insurance, utilities, and the small local tips that make a new place feel like home.
The things people forget to ask
School zoning, HOA rules, and hurricane season. We'll walk you through all of it well before you ever need to know it.
Down payment help you might not know about
There are real programs out there that can lower how much cash you need up front for a down payment or closing costs. We'll walk you through what you might actually qualify for, no guessing required.
Ongoing management
Our brokerage, Nova Real Estate, handles renting it out, general upkeep, and anything a tenant needs. Your investment is looked after long after you close.
Rental rules can change block to block
What's allowed for renting a place out can be different from one neighborhood, city, or HOA to the next. We'll help you check before you buy, not after.
Real numbers, not sales talk
We'll show you what similar homes actually rent for and how much demand there really is, not just what the listing promises.
Your accountant, not us
There are real tax benefits to owning investment property, and a good accountant can explain exactly how they apply to you. If you don't have one, we're happy to recommend someone we trust who works with investors regularly.
Ready when you land
You want a place that's ready to enjoy right away, not a renovation to manage from another state. We look for homes that are move-in ready and easy to maintain, not projects.
Looked after while you're away
For the weeks you're not here, our brokerage, Nova Real Estate, can keep an eye on things, or even rent it out for you if you'd like the home to earn money while it sits empty.
Close to everything, even on your own trips
Parks, lakes, and good restaurants nearby mean the home is still worth having even on the visits that are just for you and your family, not for renting out.
Your accountant, not us
If you ever rent the home out while you're not using it, that income comes with its own tax rules. If you don't have an accountant already, we can recommend one who's dealt with vacation rental income before.
Never on your own
Lender, inspector, insurance: these are the parts of buying that have nothing to do with the house, and they can be the most stressful part of the whole process. We'll connect you with people we've personally worked with and trust for each one. It's always your choice, never required, and we never accept a referral fee for it.
Yes, The Parks
Living near the parks, for real
Visiting Central Florida and living here are different things, but the parks are still a genuine, everyday perk of home.
Walt Disney World
Four parks, Magic Kingdom, EPCOT, Hollywood Studios, and Animal Kingdom, plus two water parks, all close enough for an after-work visit, not just a vacation.
Universal Orlando
Universal Studios Florida and Islands of Adventure, plus Volcano Bay water park, long-time Central Florida staples.
Universal Epic Universe
Universal's newest and largest park, opened in 2025 with five themed worlds including Super Nintendo World and Harry Potter – Ministry of Magic, a genuinely new reason locals keep their annual passes current.
The Process
The out-of-state buyer timeline
1
Get pre-qualified, know your real numbers before you tour (see your estimate above).
2
Virtual & video tours, we regularly walk relocating buyers through homes live over video call.
3
Offer & inspection, we coordinate local inspectors and walk you through findings over a call.
4
Remote closing, Florida allows remote online notarization for most closing documents.
About Us
The two people you'll actually be talking to
We've personally moved three times in the last ten years, Texas, Arizona, and now here, where we're finally putting down roots to start our family. No call center, no rotating cast of assistants, just two people who know exactly what you're going through.
Kim
"I've packed up a house and started over enough times to know what actually matters, and it's rarely the things people worry about first."
Kim grew up moving often, and it shows in the best way: she's never once made a client feel like just another closing. Brazilian-American and fluent in Portuguese, she spent her pre-license years managing rental properties for investors, which means she's dealt with a burst pipe at midnight, not just posed in front of a listing photo. She listens before she talks, and somehow remembers the small thing you mentioned once, three conversations ago. Outside of work, she's outside with our two dogs, Zora and Dallas, usually chasing a sunset over one of the lakes.
Niles
"I've been the new guy in a new city more times than I can count. What actually helps is rarely complicated, usually it's just someone who picks up the phone."
Niles will talk to anyone, anywhere, and mean it. He's the kind of agent who ends up knowing your kids' names and your coffee order within a week. He has a genuine eye for contemporary art, a real network of international connections, and has lived in enough new cities himself to know exactly what it feels like to be the newcomer in the room. Ask him about a gallery opening or a good playlist and you'll get a real answer, not small talk. That mix (real curiosity about people, a well-traveled perspective, and an eye for what actually makes a space feel right) is why clients tend to stay in touch long after closing.
Ready when you are.
No pressure, no countdown timer, just two people who live here and are glad to help whenever the timing's right for you.