How to Navigate a Complicated, Crowded Market as a First-Time Homebuyer in Lakeland
PHOTOS BY JORDAN RANDALL AND PROVIDED BY BRIAN STEPHENS
Buying your first home is one of life’s biggest milestones—and it comes with a lot of questions. If you’re looking in Lakeland, you’re not alone. Our city has become a top destination for first-time homebuyers thanks to its affordability, amenities and growing economy.
But navigating today’s real estate market, especially for the first time, can feel overwhelming. That’s why we talked to three local experts who know Lakeland inside and out: real estate agent Emerson Garriott, veteran broker Brian Stephens, and mortgage lender Brian Durden. Their combined insights offer an honest detailed look at what it takes to buy your first home here, from setting expectations to choosing the right team.
Realtor Emerson Garriott was a proud first-time homebuyer last year, purchasing a charming bungalow built in 1959 that. Look on our Instagram (@lakelandermedia) in the near future for the touching story of how Garriott and the previous homeowner, whose family owned the home for nearly 60 years, developed a special bond in the homebuying process.
The Evolving Landscape of Lakeland Real Estate
Lakeland’s market has grown significantly in recent decades. Brian Stephens, who has been in the industry for more than 30 years and is a broker for EXP Realty, remembers when listings were shared through a printed MLS book, a far cry from the Zillow age we live in now. “Even seasoned buyers are much more educated today than just five or 10 years ago,” he says. “But you still need a professional to help you interpret what’s happening in your specific market.”
Buyers today are armed with more tools than ever, but understanding what homes are really selling for, how to read contracts, and what’s realistic in your price range still requires experienced guidance.
The Local Advantage: Buying in a Thriving Community
Lakeland has become a magnet for new residents thanks to its affordability, charm, and strategic location between Tampa and Orlando. Economic development projects like Bonnet Springs Park, Lakeside Village, and downtown revitalization have only added to its appeal.
“We’re an attractive city,” says Stephens. “We’re clean, we have top employers like Publix headquartered here, and we’re still more affordable than the big cities.”
Durden, a lifelong Polk County resident, adds that being a local lender allows Compass Mortgage to meet buyers where they are, literally and figuratively. “We’re based right in downtown Lakeland,” he says. “We know this market. We care about the people in it.”
Realtor for Paige Wagner Homes Realty, Emerson Garriott, agrees, noting that Lakeland’s strong sense of community and opportunity makes it a special place to put down roots. “I moved here for school at SEU and stayed after graduating because of the people,” she says. “I got quickly connected with local business owners and leaders. The city really cares about its residents.”
Emerson, who got her start in real estate after working with mentor Paige Wagner, says her favorite clients are first-time homebuyers. “They’re usually so excited they’ve worked hard to get to this point,” she says. “That excitement is contagious. This purchase paves the way for future homes. Their first home is the foundation.”
Above: Realtor Brian Stephens with first-time home buyer Pamela after she closed on a house built by Southern Homes in 2024. Also, a home Brian had on the market recently right here in Lakeland.
A Financial Game Plan for First-Time Buyers
Brian Durden emphasizes that mortgage preparation is as important as house hunting. “Start saving as early as possible,” he advises. “Unless you qualify for down payment assistance, you’ll likely need 3% to 3.5% of the purchase price saved.”
He also highlights closing costs, which can add another 3–5% to your upfront expenses. “The good news is, sellers can help cover these costs depending on the negotiation,” Durden says.
Here are Durden’s top financial tips for first-time buyers:
Know your budget: Start by identifying homes that interest you. Then speak with a loan officer to see if your dream is financially attainable.
Check your credit: Use annualcreditreport.com for a free report. Avoid opening new credit accounts, keep existing ones open, and pay everything on time.
Gather your documents: You’ll need a valid ID, job history (at least 2 years), recent pay stubs, W-2s or 1099s, proof of employment, and insurance quotes.
Schedule a consultation: A good loan officer will walk you through options and may even do a soft credit pull to avoid triggering unnecessary lender calls.
Durden’s approach is relationship-first. “I’m not just an application taker,” he says. “I listen to their stories and their dreams, then help them plan accordingly.”
Garriott also urges first-timers to get pre-approved early. “It’s so important to meet with a lender first and know your numbers,” she says. “Too often, buyers want to look at homes before they understand what they can afford. Then they end up disappointed.”
She often sees buyers surprised, in a good way, once they sit down with a trusted lender. “One of my clients didn’t think she’d be ready for a few years, but after we ran the numbers, she bought a home just four months later. Her down payment was lower than expected, and the sellers covered her closing costs.”
What to Look for in a Neighborhood
For first-timers new to the area, it’s easy to fixate on price, but lifestyle matters, too. Stephens recommends considering proximity to schools, safety, and shopping. “Location, location, location still holds true,” he says.
Southwest Lakeland (33811) has seen rapid growth due to its availability of buildable land, while areas like Northwest Lakeland (33810) are developing quickly thanks to new commercial hubs like the recent Publix expansion. In contrast, Northeast and Southeast Lakeland are largely built out and offer more of a countryside feel.
Garriott helps clients tailor their search based on lifestyle and values. “Some buyers love historic charm but not the upkeep. Others prefer mid-century or new construction,” she says. “New builds often offer great incentives like paid closing costs or lower rates through their lenders. Townhomes and condos can be smart first steps for buyers on tighter budgets, especially since they often come with fewer maintenance responsibilities.”
She points to areas like Camphor Heights and South Lake Morton as hidden gems. “There are great little side streets with character and strong community feel,” she says. “It all depends on your priorities.”
The Power of Preparation: Why the Right Agent Matters
First-time buyers often start with online listings, but both Stephens and Garriott stress the value of a strong real estate professional.
Stephens puts it simply: “Don’t hire your best friend. Hire someone with market knowledge, experience, and integrity.”
The right agent will:
Walk you through the process step-by-step
Coordinate with your lender
Advise on writing competitive offers
Help you negotiate smartly
Garriott, who also hosts first-time homebuyer classes in Lakeland, sees education as the foundation of her work. “My number one piece of advice? Ask questions,” she says. “You’ve never done this before, and likely won’t do it again for years. Find a team who wants to teach you.”
Inside the Mortgage Process: Demystified
Buying a home isn’t just about picking the right one. It’s about navigating a multi-step financial process. Here’s a simplified version of what to expect, courtesy of Compass Mortgage:
Pre-Approval – Sets your buying power and shows sellers you’re serious.
Home Shopping – Time to tour with your real estate agent.
Loan Application – Your financial documents are gathered.
Processing – Your file is reviewed and prepped for underwriting.
Underwriting – All details are verified by the lender.
Closing – Final documents are signed and ownership is transferred.
Having a lender like Durden who is accessible, even after hours, makes a huge difference. “I tell my clients I’m here before, during, and after closing,” he says.
Real Talk: What to Expect Emotionally and Financially
Sometimes, reality doesn’t align with dreams. “I’ve had to have some tough conversations,” Durden admits. “But it’s all about aligning expectations with the numbers.”
Stephens adds, “You may even lose money. But if you build in the right area and stay put, you’re investing in equity over time.”
Both agree: homeownership isn’t just a financial move. It's a life shift. The journey can be emotional, especially for first-timers. Durden recalls helping clients who were formerly homeless, renting, or living with family finally secure keys to their own home. “They cry at the table,” he says. “That moment never gets old.”
Garriott sees that moment, too. “The look on their faces when they realize they did it. It’s priceless,” she says. “Buying a home is a huge decision and can be stressful, but it should also be fun and exciting. Surround yourself with people who are patient and genuinely excited to be part of your story.”
Buying your first home is not the finish line — it’s a beginning. Plan to stay for a few years, build equity, and treat your purchase as a stepping stone, not a final destination.
As Stephens puts it: “My father used to say, ‘Don’t wait to buy real estate. Buy real estate and wait.’”
In a city that balances growth with a deep-rooted community, your first home isn’t just an investment. It’s a foundation for your future. It’s where hard work turns into a front porch, a backyard, and a neighborhood. It’s the place where you begin building equity, yes, but also memories, traditions, and a sense of belonging. For many, it’s the start of something bigger than square footage. It’s the first step toward a life you’ve dreamed of. In Lakeland, that dream has room to grow.