True Florida Real Estate Buyer's Handbook

Buyer's Handbook

More Than Just 

Real Estate 

True Florida Real Estate serves 

buyers, sellers, and investors in 

South Florida’s luxury market. The 

firm specializes in coastal and 

equestrian properties, as well as 

finding or marketing single-family 

homes, exclusive estates, and chic 

city condos. True Florida Real 

Estate’s clients can expect true 

concierge service that goes far 

beyond normal expectations. Its 

dynamic, experienced team 

composed of well-connected 

South Florida professionals help 

sellers with staging, remodeling, 

and creating curb appeal. They 

also connect buyers with 

specialized sources for yachts, 

airplane charters, and horses. 

“At True Florida Real 

Estate, we provide elite, 

customized service to a 

sophisticated clientele. 

Our agents are experts at 

helping clients fully 

realize their South 

Florida lifestyle dreams. 

Cinthia Ane', Founder 

Buyer Handbook 

TrueFloridaRealEstate.com

Congratulations on Starting Down 

the Path to Owning Your New Home. 

Buying a home is one of the most 

significant purchases you will ever make. 

It’s not just about building equity; it’s 

also an investment in your quality of life. 

Beyond spreadsheets and loan 

qualifications, mortgage calculators and 

market analysis, finding the right home 

should be an exciting and empowering 

experience. You want to find a place 

that inspires you to imagine the 

memories and milestones that lie ahead, 

and we are prepared to help you find 

the home that is just right for you. 

True Florida Real Estate's Realtors have 

mastered the real estate process and 

have been proven to increase our 

customers' odds of success. We are 

professionals who are dedicated to the 

real estate industry and to serving you. 

From now until we hand you your keys, 

our job is to guide you through every 

step of the home buying process with 

confidence and care. 

We are committed to helping you get 

where you want to go. 



A Word from Our Founder 

You’re about to purchase a home in one of the 

most competitive real estate markets in the world, 

so having an experienced and well-connected real 

estate agent isn’t just helpful, it’s essential. True 

Florida Real Estate is the team you’ve been 

looking for. 

We provide deep local market insights, offer 

access to an exclusive network of top agents and 

the listings they represent, and leverage top 

technology tools to simplify the buying process. 

This formula sets the stage for our team to 

negotiate the optimal purchase price on your 

behalf, ensuring that you get the best home for the 

best price. 

Beyond data, tools, and technology, our talented 

team invests our unrivaled industry expertise, 

time, and energy into making you feel confident 

throughout your transaction. We work tirelessly to 

make sure you’re satisfied with our service from 

our first meeting until the moment you sign on the 

line and finalize your purchase. 

Most importantly, we recognize that real estate is 

about much more than managing transactions. It’s 

about building relationships and supporting you 

through a significant life event. That’s why our 

team prioritizes getting to know you; we learn 

about your real estate and life goals and help you 

achieve them. 

We can’t wait to get started! 

Sincerely, 

Cinthia Ane’ McGreevy, Founder 



Exemplifying Excellence 

Cinthia 

Ane' 

McGreevy 

Founder | REALTOR 

Cinthia Ane’ McGreevy has a 

reputation for skillfully collaborating 

with her clients to design their 

desired lifestyles while providing 

elevated care that transcends their 

expectations. As a longtime Florida 

resident who has been a real estate 

professional for more than two 

decades, Cinthia has a deep 

understanding of the region’s 

established communities, new 

developments, distinctive properties, 

and abundant amenities. She is 

dedicated to helping clients solve for 

a range of housing needs and has 

expertise in single-family homes, city 

condominiums, waterfront dwellings, 

and equestrian estates. Whether she’s 

connecting with a buyer with a home 

that reflects their personal style or 

planning a dynamic marketing 

strategy for a luxury seller, Cinthia’s 

goal is always the same: to create an 

extraordinary experience that yields 

extraordinary results. 

Cinthia uses leading industry 

technology, fiercely negotiates for 

her clients, and offers an upscale, 

first-class service. Her commitment to 

excellence has consistently landed 

her on the Top 100 Real Estate 

Agents in America list, and the Wall 

Street Journal and RealTrends named 

her as one of the 100 Most Influential 

Real Estate Agents in the nation. 

Cinthia continually perfects her 

craft through ongoing education: Her 

professional certifications include 

Certified Residential Specialist (CRS); 

Certified Luxury Home Marketing 

Specialist (CLHMS); Million Dollar 

Guild; Certified Investor Agent 

Specialist (CIAS), Certified Distressed 

Property Expert (CDPE); Five Star 

REO certified; and Broker Price 

Opinion (BPO) certified. She is also a 

member of the Master Brokers Forum, 

an invite-only organization that 

consists of the top agents in South 

Florida. 

Beyond real estate, Cinthia is an 

accomplished horseback rider with an 

extensive equestrian background. She 

is passionately involved in the USEF 

showing community: She has shown 

at Winter Equestrian Festival (WEF) 

in Palm Beach, Florida; The World 

Equestrian Center (WEC) in Ocala, 

Florida; the Tryon International 

Equestrian Center in Tryon, North 

Carolina; as well as the Kentucky 

National Finals and Retired Racehorse 

Project in Lexington, Kentucky. She 

has also competed with her off-track 

Thoroughbreds in hunter and jumper 

competitions. Cinthia is the vice 

president of TAKE2 Second Career 

Thoroughbred Program, Inc. She and 

her husband, Tom McGreevy, a 

reputable bloodstock agent, are 

passionate about helping retired 

racehorses flourish in loving new 

homes. 



About Horse and Home Estates 

at True Florida Real Estate 

At Horse & Home Estates, we are proud to 

serve as South Florida’s top real estate 

team for luxury equestrian properties. We 

represent both buyers and sellers of land, 

ranches, and horse farms, and our real 

estate professionals include horse owners 

with personal experience when it comes 

to the needs of Gold Coast equestrians. 

Our clients report high satisfaction and 

appreciate our responsive and thorough 

representation throughout the sale or 

purchase of their property. With over $1 

billion in completed transactions and 

countless satisfied clients, we’re prepared 

to deliver outstanding results to you. 

WE HANDLE ALL YOUR EQUESTRIAN REAL ESTATE NEEDS 

With experience in buying and selling premium real estate within the equestrian, luxury, 

and golf communities, we are your local experts for the South Florida luxury home and 

horse farm markets. Our knowledge of the local market allows us to find you the 

property that will meet your needs in terms of acreage, amenities, and location. Our 

equestrian real estate services are available to much of South Florida’s Gold Coast, 

including Broward, Miami-Dade, and Palm Beach counties, as well as many popular 

equestrian communities. 

Our goal is to help you find the property that best meets your needs. For this reason, 

we’ll show you every listing that meets your criteria, regardless of whether it is our listing 

or that of another agent. We take our responsibility of guiding you through the buying or 

selling process seriously. 



YOUR EXPERT EQUESTRIAN PROPERTY AGENTS 

Anyone can claim to be a specialist in equestrian properties, but at Horse & Home 

Estates, we have the experience to back up those claims. We understand that to succeed 

in this market, you need more than knowledge of residential real estate. Farmland, 

especially large properties fit for horses, comes with many nuisances that a standard 

Realtor® just won’t understand. That’s why we leverage our connections within the horse 

industry and can call upon our national network of connections when needed. 

DIVERSE SELLER SERVICES 

For sellers, our first goal is to help you understand the best use of your property and its 

value. We market your home and land to attract top-quality buyers, ensuring that you 

stand out from the competition and that your property’s story is represented accurately. 

As our client, you’ll take advantage of our extensive marketing resources, including more 

than 1,000 internet sites as well as social media, direct mail, email, and print resource 

campaigns. We market your property to attract luxury buyers, including equestrians and 

those interested in farms with acreage. Let us show the world what your property has to 

offer. 



The True Florida 

Real Estate Team 

Cinthia Ane' 

Founder | Realtor 

Rachel Anderson 

Realtor | Operations 

Manager 

Hannah Brown 

Realtor 

Daryl Kingman 


Meredith Lauria 

Client Success Specialist 

Jill Lemons 

Team Director 

Samantha McGreevy 


Tom McGreevy 


Utilizing a signature combination of strategic thinking, unparalleled market knowledge, and the ability 

to provide superior customer service, Cinthia Ane’ leads a dynamic team, each with their own specific 

skill set, that ranks among the best real estate teams in Florida. 



Javier Nunez 

Business Manager 

Donnie Pingaro 

Broker 

Sheila Raper 

Marketing 

Sherry Turnbow 


Joshua Zorn 




Benefits of working with a 

True Florida Real Estate Realtor 

True Florida Real Estate's realtors are 

consistently recognized as being some of the 

most productive in the country. Our goals 

are to help you find just the right home, 

make the move as smooth as possible, and 

get you where you want to go on time. We 

do this by: 

Creating a customized process for you 

based on your specific needs and timing. 

Sharing our insights about the local market 

and its current trends. 

Providing you with detailed information 

about our region and its unique features 

and amenities. 

Saving you time by sifting through the 

potential property matches and previewing 

homes for sale. 

Helping you complete the paperwork that 

goes along with an offer to purchase. 

Assisting you with negotiations in order to 

achieve the best possible price and terms. 

Completing a thorough market analysis of 

the home you wish to purchase in order to 

help you make a decision on the correct 

price to offer. 

Connecting you with highly qualified 

service providers who can provide your 

mortgage, inspection, and insurance. 

Tracking the dates in the contract to ensure 

the important deadlines are met. 

Attending closing with you to ensure that 

all questions are answered and all lastminute 

details are complete. 

Committing to a strict code of ethics that 

put our customers first. 



Benefits 

of Home 

Ownership 

Studies show that homeownership has a 

significant positive impact on net worth, 

educational achievement, civic participation, 

and overall quality of life. 

Owning a home is one of the best ways to 

build long-term wealth. Historically, a 

homeowner's net worth has ranged from 31 

to 46 times that of a renter. 

Owning a home offers many tax advantages 

which can save money. 

Homeowners have the freedom to 

redecorate and renovate their homes as 

they wish. 

A fixed-rate mortgage provides stable 

housing costs while rents typically increase 

3% per year. 

Homeowners are happier and healthier 

enjoying the pride of owning a home of their 

own. 



Text? 

From Start to 

Ownership in 

8 Simple Steps 

Throughout the journey ahead, you’ll 

experience our commitment to helping 

you find your ideal home. You’ll never 

wonder what’s coming next or be left 

with unanswered questions. We’re 

present and available. Always. 

Meet with True Florida 

Real Estate Realtor 

____________ 

Meet with Lender 

____________ 

View Homes & 

Neighborhoods 

____________ 

Prepare & Present Offer 

____________ 

Mutual Agreement 

____________ 

Finalize Loan 

____________ 

Comprehensive Review 

____________ 

Closing! 



Buyer Priorities 

From most significant to least, this list shows the most popular wants and need 

when searching for a dream home. 

Neighborhood/Schools 

____________ 

Curb Appeal & Wow 

Factor 

____________ 

Square Footage & 

Garage Size 

____________ 

Floor Plan 

____________ 

Functional Basement 

____________ 

Sturdy Structure 

____________ 

Quality Windows, Doors, 

& Garage Door 

____________ 

Updated Mechanical & 

Electric 

____________ 

Updated Finishes 

____________ 

Maintained Hygiene 



Who Pays For What? 

Closing costs are various fees that cover all the services necessary to complete a 

real estate transaction. Lenders, title companies, real estate agents, and other 

service providers charge these fees. Although the question of who pays for 

various closing costs is negotiable between the buyer and seller, here’s a 

breakdown of how costs are typically divided. 

The Seller Customarily Pays 

The Buyer Customarily Pays 

Real estate commission for both the 

buyer agent and listing agent 

County transfer tax 

Document preparation for the deed 

Documentary transfer tax (the 

amount is dependent upon sales 

price) 

Pay off of all loans against the 

property 

Interest accrued on loans being paid 

off, reconveyance fees, and prepayment 

penalties 

Home warranty (if specified in the 

contract) 

Any judgment or tax liens against 

the seller 

Property tax proration 

Unpaid homeowner’s dues (for 

condominiums) 

Bonds or assessments 

Delinquent taxes 

Move-out fees (for condominiums) 

Seller notary and recording fees 

Third-party Natural Hazard 

Disclosure Statement and California 

Tax Disclosure Report 

Pre-sale pest inspection fee 

Underground storage tank report 

Energy and water conservation 

inspections and recording 

Miscellaneous chargers 

City transfer tax 

Buyer notary fees 

Title and escrow fees 

Contractor’s and pest inspection 

fees 

All new loan charges (points, 

appraisal, document processing 

fees, etc.) 

Interest on new loan from the date 

of funding to 30 days before the 

first payment date 

Home warranty 

Homeowner’s insurance for the first 

year 

Earthquake insurance (optional) 

Private mortgage insurance 

(typically two months) if required 

by the lender 

Private mortgage insurance 

impound account (one year) if 

required by the lender 

Property tax impound account if 

required by the lender 

HOA account transfer fee 

Miscellaneous charges 

Sewer lateral bond 

This list is a general guideline of charges and 

may not be wholly inclusive for your transaction. 



Home Buying FAQs 

HOW ARE REAL ESTATE AGENTS PAID? 

Customarily, the seller will offer a fee to the realtor who helps market and sell the home 

and a fee to the realtor who assists the buyer with the purchase. Usually this fee is a 

percentage of the sales price. So, realtors working with buyers are typically paid a 

success fee at closing by the seller. A buyer will typically not directly pay for the realtor's 

services. 

HOW CAN I MAKE SURE THAT I DON'T OVERLOOK A PROPERTY FOR SALE 

THAT MEETS MY NEEDS? 

One of the most important tasks of your realtor is to uncover every property that might 

be of interest to you. Your realtor is uniquely qualified to accomplish this through our 

network of highly experienced and productive sales partners in South Florida. We are 

frequently able to find properties for buyers that are not yet listed for sale. 

HOW CAN I BE SURE THAT THERE IS NOTHING WRONG WITH THE HOME I 

AM BUYING? 

Your realtor can connect you with a qualified home inspector who will thoroughly 

examine the physical condition of the home and all of its systems. The inspector will 

complete a detailed report of the home before your closing. You will have an 

understanding of any potential issues with the home before moving forward with closing. 

HOW CAN I BE SURE THAT I AM NOT PAYING TOO MUCH FOR A PROPERTY? 

All markets are local, so it is important to receive an overview of the market and a 

detailed market analysis on the home you are buying before making an offer. Your True 

Florida Real Estate realtor is prepared to provide all the information you need to make an 

informed decision. 



Home Buying 

Power 

Today's low rates give buyers 

incredible buying power. 

Each 

1% 

increase in interest rate 

erodes a buyer's power 

by 

10% 

$450,000 $397,394 $353,417 $316,440 $285,166 

3% 4% 5% 6% 7% 

Home buying power of a $1,517.77/month 

P&I payment as rates rise 

$1,518 $1,719 1,933 $2,158 $2,395 

3% 4% 5% 6% 7% 

Effect of monthly P&I payment on a 

$450,000 home as rates rise 



Offer 

Strategies 

Preparing an offer that puts you in 

the best position to be accepted. 

When you find the one, I will 

walk you through a list of 

offer strategies, and we'll 

work together to determine 

the best options for making 

your offer as strong as 

possible, while keeping other 

potential offers and your 

budget in mind. 

Appraisal 

________ 

Timing 

________ 

Financing 

Seller 

Experience 

________ 

Inspection 

________ 

Price 

Your Custom Home Marketing Plan 


Staying in Touch 

You purchased a property—but it isn’t truly a home until you put your own personal 

touch on it. Once your pictures are on the walls, your furniture is in the rooms, and the 

space reflects your personality, you’ve set the stage for new memories to take shape. 

Long after the transactional part of your home purchase is completed, True Florida Real 

Estate remains present and available to help guide all aspects of owning and maintaining 

your valuable investment. We have an amazing network of trusted movers, interior 

designers, general contractors, plumbers, electricians, painters, flooring and tile 

specialists. You name a project; we know someone who can help you knock it out of the 

park. 

We also understand that your new home is part of a bigger picture; one where you’re 

planning out your future, navigating big life changes, or looking for guidance on building 

wealth. If you ever need help with any of the above, we can connect you to established 

and trustworthy probate and estate attorneys, family law attorneys, accountants, 

financial planners, insurance providers, and private bankers. 

We’re excited to see you create a great life in your new home and hope you’ll always rely 

on us for all things real estate. Our clients will tell you, once you’re part of the True 

Florida Real Estate team, you’re on the team for life. That means, when the time comes, 

we will be here to help you sell or rent your home, and we will be here when you decide 

to buy again. 

But for now, catch your breath, settle in, and enjoy. You’ve earned this! 



Client Testimonials 

One seldom finds the ‘total package’ in a Realtor, but Cinthia Ane’ is just that! She is 

sharp, fair, knowledgeable, and one of the hardest workers in the industry. I would 

recommend her 1000%. Rick 

We loved working with Cinthia!!! We were under very strict timing restrictions since se 

needed to find a home we could move into very quickly, before our lease expired, and 

she was very helpful and did everything in her power to get us a very fast and efficient 

closing. She and her team agents/assistants are very organized and committed to helping 

clients, preparing all necessary paperwork in advance and coordinating all required 

timely to ensure everything gets done right the first tie. Would definitely use Cinthia 

again and HIGHLY recommend her and her team! Haydee 

Wow! I don’t know where to start! I have purchased/sold a few homes in the past but I 

must say that this was the most seamless and well managed transaction I have ever 

experienced. They kept me fully informed every step of the way. We had some hurdles to 

cross, but with the Cinthia Ane’ Team knowledge and guidance I traversed them all. I 

will definitely recommend this team and use them again and again in the future. Total 

winners!! Roddy 

In 2004 I decided that I wanted to purchase my first home but did not know where to 

begin. Through Bank of America in Miami, I was recommended to Cinthia Ane’ who 

would help me to through the process. He assured me that she is knowledgeable, 

experienced, and very competent. I contacted Cinthia and have no regrets to this day. I 

still own the home in Miami and continue to use her every year since. It’s now 2021 and 

I live full time in New York to rent my home. She is not only my Realtor but my friend 

now. I would highly recommend Cinthia and her team. Ann Marie 

I would absolutely recommend Cinthia and her team. They were very professional, 

friendly, and patient. We had a lot of questions through the process of selling and buying 

and they were always available to help. We also worked closely with Jill from the 

Cinthia Ane' Team. Cinthia showed us multiple homes and pointed out things we 

wouldn't have thought to check for. Jill guided us through paperwork and was friendly 

every time I called, and I called her A LOT. In the process of buying our new home, we 

had a difficult time with the seller, but Cinthia's team was diligent and fought for us. We 

were able to find and close on our dream home! If I could give them more than 5 stars I 

would. I will be recommending this team to everyone I know! Melissa & Ruben 



Client Testimonials 

Cinthia and her team were nothing but a dream to work with! My wife and I relocated 

from NY to FL in January. We were introduced to Cinthia when we started our house 

hunting journey and we never looked back. New to the FL real estate market and 

nuances from NY, Cinthia walked us through every step of the way. Even with an ultra 

competitive market, Cinthia asked us to trust her and promised we would find our dream 

home. After 3 months of relentless showings, Cinthia did just that. We closed on our 

home on 4/29/2022 and we could not be happier. I could not recommend Cinthia and 

her team enough! mfaltings3 

We are very pleased to submit this review on behalf of Cinthia Ane' McGreevy. We 

found Cinthia, Melanie, Rachel, and their entire staff to be friendly, efficient, and 

knowledgeable. We were greeted with courtesy, cheerfulness, and honesty. Things 

promised were upheld and carried through as stated. Since we had little experience in 

real estate, they were patient with us and prompt to answer our many questions. Our 

unit was posted in January 2022 and, by the efforts and hard work of this staff, was 

closed in April 2022. (Less than 4 months) They provided excellent exposure with a well 

written description of the property, high quality photographs, and a very well designed 

promotional brochure. We could not have asked for any better. Without reservation, we 

highly recommend Cinthia and her staff to anyone looking to sell or buy property in the 

state of Florida. Thank you again Cinthia and staff. Continue to be blessed and we 

submit this with God's blessings. Larry and Pat 

Cinthia and her team are highly professional, friendly, helpful, and productive. My home 

sold quickly and Cinthia was thorough and helpful throughout the entire process. 

TARATERRIBILE 



929 Alton Rd, Suite 500 | Miami Beach, FL 33139 

401 E Las Olas Blvd, Suite 1400 | Fort Lauderdale, FL 33301 

8461 Lake Worth Rd, Suite 454 | Lake Worth, FL 33467 

12100 NW 100th Street | Ocala, FL 34482 

TRUEFLORIDAREALESTATE.COM 

CINTHIA ANE' MCGREEVY 

954.295.4207 | Cinthia@TrueFloridaRealEstate.com

True Florida Real Estate Buyer's Handbook

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