Shumaila Asad, REALTOR®

The numbers matter. So does the reason you’re moving.

Shumaila Asad is an Orlando-based REALTOR® representing buyers, sellers, investors and relocating families across Florida — from Central Florida’s lake neighborhoods to Jacksonville, Port St. Lucie and Destin.

REALTOR® · Orlando & all of Florida
Book a consultation How she can help
Real Estate Advisor

Shumaila Asad · Orlando, Florida

Buying, selling, relocating or investing, anywhere from Central Florida’s lake neighbourhoods to Jacksonville, Port St. Lucie and Destin.

Book a consultation How she can help
Orlando basedEnglish · Español · اردوLicensed across Florida
BuyingSellingRelocationInvestingNew construction
Shumaila Asad in a white blazer beside a modern glass staircase
Shumaila Asad · Orlando, Florida
A covered lakefront terrace at sunset, with lounge chairs facing still water and live oaks hung with Spanish moss
Her approach

People don’t move for square footage.

They move for

a shorter commute,

a better school year,

room for their parents,

a quieter morning.

Shumaila studied psychology before she studied contracts, and she worked in finance and store management before she ever ran a showing. She starts by asking what is really driving your move — then brings a numbers-first discipline to the search, the offer and the negotiation, so your decision holds up on paper and in daily life.

How she can help
Ways she can help

Five kinds of moves. One standard of preparation.

Every client gets the same groundwork: clear numbers, honest advice about the area, and a plan for each step from first conversation to closing day.

  • Know what a home will cost to own — not just what it costs to buy.

    • Shortlists built around your commute, schools and the way you actually live
    • Insurance, HOA and flood-zone questions raised before you fall for a house
    • Offer strategy based on recent comparable sales, not guesswork
    Start a buyer consultation

  • Price with evidence. Present with care. Negotiate with a plan.

    • A pricing recommendation built from recent sales and today’s competition
    • Preparation and presentation guidance before the first photo is taken
    • Clear, regular updates from listing day to closing
    Request a pricing conversation

  • Moving from another state or another country. She has made that move herself.

    • Video walkthroughs and live virtual tours when you can’t be here in person
    • Straight comparisons of cities and neighborhoods across the state
    • One coordinated timeline for your sale, your move and your purchase
    Plan your move

  • Rental and second-home purchases, evaluated like the investments they are.

    • Rent, expense and HOA-rule review before you make an offer
    • Short-term rental rules checked city by city and community by community
    • Introductions to lenders, property managers and tax professionals when you need them
    Talk through an investment

  • The builder’s sales team represents the builder. You should have someone representing you.

    • Side-by-side comparisons of communities, builders and floor plans
    • Questions about incentives, upgrades and lot premiums asked up front
    • Walk-throughs at key milestones before you close
    Compare new communities
A smartphone on a marble counter showing a monthly mortgage payment estimate and its breakdown
Home financing

Know the monthly number before you fall for the house.

Walk through the Florida financing process step by step, from pre-approval to closing, and try the payment calculator with taxes, insurance and HOA fees built in.

Try the calculator See the financing process
Orlando first. All of Florida.

One state. Very different markets.

A lakefront street in Orlando, a riverside neighborhood in Jacksonville, a new community in Port St. Lucie and a condo in Destin follow different rules on price, insurance and demand. Shumaila works statewide and tells you what is different about each.

City skyline at dusk across a calm lake in Central Florida
Home base

Orlando & Central Florida

Established lake neighborhoods, walkable town centers, growing suburbs and new communities within reach of downtown.

Modern waterfront home with a private dock at sunset
Northeast Florida

Jacksonville

River and Intracoastal living, beach towns and more land for the money.

A newly built contemporary home in a new Florida community
Treasure Coast

Port St. Lucie

Newer construction, fast-growing neighborhoods and access to the Atlantic coast.

White coastal home behind the dunes on the Gulf of Mexico
Northwest Florida

Destin & the Emerald Coast

Gulf-front condos, second homes and vacation properties where rental rules matter as much as the view.

Looking somewhere not listed here? She serves clients anywhere in Florida.

Tell her where you’re looking
Around Orlando

Top areas

Where much of Orlando’s move-up and luxury buying happens, from the lake towns of the west side to master-planned Lake Nona.

Photos via Wikimedia Commons: Lake Down Park, Town of Windermere (public domain) · Lake Cane at Sunrise, Giuseppe Milo, CC BY 3.0 · Plant Street, Freeholdman12, CC BY 4.0 · Lake Nona Golf Course, Angiesbc, CC BY-SA 4.0. Cropped and resized.

Shumaila Asad in a red outfit, seated on a kitchen island in a modern home
Listens first.Then brings the numbers.
Why Shumaila

What she brings to your side of the table.

i.

She listens for the real reason

Her psychology degree from UCF shows up in the first meeting: she asks what is driving the move before she asks about bedrooms.

ii.

She thinks like an operator

Years in finance, bookkeeping and store management taught her to track details, deadlines and budgets. Your transaction gets the same treatment.

iii.

She knows what moving feels like

She moved from Karachi to Florida as a teenager. She understands starting over somewhere new, and she plans for it.

iv.

She shows you, on camera

Video walkthroughs and market updates you can watch before you book a flight or a showing — useful when you are buying from out of town.

Shumaila Asad walking beside a lake in a gold embroidered dress Shumaila Asad in a white blazer on the lanai of a modern Florida home
Behind the REALTOR®

A career that has always been about people.

Before real estate, Shumaila captained a KnightThon team at UCF, performed on championship-winning dance teams, taught dance fitness, and volunteered everywhere from the Special Olympics USA Games to an orphanage in Pakistan.

Real estate is where all of it meets: listening, organizing, showing up, and helping someone start their next chapter.

PsychologyBusinessLeadershipCommunityTwo cultures
Read her story

The essentials, at a glance.

Ask her anything
Licensed

Florida REALTOR®

Brokerage

Nova Real Estate Services

Education

B.S. Psychology, University of Central Florida

Service area

Orlando & all of Florida

Start here

Tell her what you’re planning. She’ll tell you what it takes.

Book a consultation or send a note. Buying, selling, relocating, investing or building — it starts with one conversation.

(689) 600-1601Call or text 24/7 [email protected]
Based in Orlando · Serving all of Florida
Shumaila AsadREALTOR® · Nova Real Estate Services
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About Shumaila

A good decision should make sense twice.

Once on paper, and once on an ordinary Tuesday in the new house. Shumaila Asad is an Orlando-based REALTOR® with Nova Real Estate Services, representing buyers, sellers, investors and relocating families across Florida. This is the background she brings to that work.

Book a consultation
Portrait of Shumaila Asad smiling, seated in a softly lit living room
Shumaila Asad smiling outdoors beside a lake
01

From Karachi to Florida.

Shumaila grew up in Karachi, Pakistan, and moved to Florida at fifteen. New school, new city, new rules.

Florida has been home ever since. That move is why she takes relocation seriously. The logistics matter, but so does how long it takes a new place to feel like yours.

A brick-paved Central Florida street with cafés under live oaks at dusk
02

Understanding people comes first.

She earned an Associate of Arts in Psychology at Santa Fe College and a Bachelor of Science in Psychology at the University of Central Florida, where she made the Dean’s List and was named a Knight of Distinction. She later worked as a Registered Behavior Technician, working closely with families.

What stayed with her: people make big decisions for reasons they don’t always say out loud. In real estate, her job is to ask — and to listen to the answer.

  • B.S. PsychologyUniversity of Central Florida, 2022
  • A.A. PsychologySanta Fe College
  • RecognitionDean’s List · High Academic Achievement Award · Knight of Distinction
Shumaila Asad in a white blazer beside a modern glass staircase
03

A business mind, trained on the job.

Before real estate, she worked in finance and administration at Venus Group of Companies, then trained in management and operations with Cold Stone Creamery Pakistan and Texas Chicken Pakistan — supervising staff, running store operations and keeping the books.

At UCF she captained a KnightThon fundraising team. Budgets, schedules and accountability are familiar territory, and a real estate transaction runs on all three.

What that means for you
Someone who hears what you need, keeps every deadline, and knows what it takes to start over.
Shumaila Asad standing in a coral embroidered outfit in an elegant sitting room
04

Service has always been part of the plan.

She served as a medical volunteer at the 2022 Special Olympics USA Games, has mentored children at an orphanage in Pakistan, and has taken part in the American Cancer Society’s Relay for Life. At UCF she helped run events with the Pakistani Students Association.

The common thread is simple: show up, organize, and follow through for people who are counting on you.

Beyond real estate

Dancer, instructor, diver — and always moving.

She is a certified dance-fitness instructor and performed with the Gator Bhangra and Gator Adaa teams, winning three consecutive state championships. She is also a certified scuba diver and rides horses. Expect that same energy on a full Saturday of showings.

Your next move

Put that background to work on your move.

Buying, selling, relocating, investing or building anywhere in Florida — start with a conversation.

Book a consultation See how she helps
Home financing

The financing process, made clear.

From pre-approval to the day you get the keys, here is how a Florida home loan comes together, what your lender will ask for, and what the monthly payment could look like.

Estimate your payment Get connected with a lender
A bright Florida living room opening onto a covered patio and pool
A covered lanai with leather lounge chairs opening onto a pool deck, outdoor dining table and palms
Simplifying home financing

A mortgage is a process. It shouldn’t feel like a maze.

Most of the stress in financing comes from not knowing what happens next. Work with a lender you trust, keep your paperwork organized, and know the four stages below, and the loan becomes one more part of the plan instead of a surprise.

Step one

Get pre-approved

Know your number before you shop

See this step
Step two

Find the right loan

Compare programs, rates and fees

See this step
Step three

Application & processing

Appraisal, title and underwriting

See this step
Step four

Closing

Sign, fund, record, move in

See this step
A couple reviewing pre-approval paperwork with a loan officer at a table in a bright office
Step one

Get pre-approved.

Before you tour homes, meet with a lender and get pre-approved. It tells you what you can comfortably borrow, and it tells a seller you are ready. In a multiple-offer situation, an offer with a pre-approval letter is taken more seriously than one without.

A pre-approval is not the same as a pre-qualification. Pre-qualification is a quick estimate based on what you report. Pre-approval means the lender has pulled your credit and reviewed your income, assets and debts.

What your lender will usually ask for

  • Pay stubs from the last 30 days
  • W-2s or 1099s from the last two years
  • Federal tax returns (two years; more if you are self-employed)
  • Bank and investment statements from the last two months
  • A photo ID and permission to pull your credit
  • Gift letters if family is helping with the down payment
Choosing a lender

Your loan, your choice of lender.

You are free to work with any lender you like: a bank, a credit union, a mortgage broker or an online lender. Talking to two or three is a good idea. Each one must give you a standard Loan Estimate within three business days of your application, which makes rates and fees easy to compare side by side.

Credit unions can offer competitive rates but sometimes move more slowly. Whoever you choose, ask how quickly they can close. In Florida, 30 to 45 days from contract is common.

Want an introduction?

Shumaila can connect you with local loan officers who know Florida transactions, from first-time buyer programs to investment and new-construction loans. There is no obligation, and you are never required to use a particular lender.

Get connected
Mortgage calculator

Estimate your monthly payment.

Change any number and the payment updates. Taxes, insurance and HOA fees can add a lot to a Florida payment, so they are built in.

$
%
$
%
$
$
$
%
Estimated monthly payment
$3,088
  • Principal & interest
  • Property tax
  • Home insurance
  • Mortgage insurance (PMI)
  • HOA / CDD
Loan amount
Down payment
Total interest over the loan
Get pre-approved

Property taxes

Florida tax bills depend on the county’s millage rate and the home’s assessed value. A new owner’s bill can be higher than the seller’s, because the Save Our Homes cap resets when a home sells. Check the county property appraiser’s estimator, and file for homestead if it will be your primary residence.

Insurance

Get insurance quotes early, before your inspection period ends. Roof age, wind-mitigation features and flood zone all move the premium. If the home is in a high-risk flood zone, your lender will require flood insurance on top of homeowners coverage.

HOA and CDD fees

Many Central Florida communities, especially newer ones, carry HOA dues and sometimes a Community Development District (CDD) assessment that is billed with property taxes. Ask for both numbers before you write an offer.

Estimates only, for planning. This is not a loan offer, rate quote or commitment to lend. Your actual rate, payment and mortgage insurance depend on your credit, loan program and lender. Shumaila Asad is a REALTOR®, not a mortgage lender.

A smartphone on a marble counter showing a monthly mortgage payment estimate and its breakdown
Step two

Find the right loan.

A good local loan officer will walk you through the programs you qualify for and help you weigh rate, fees and down payment against how long you plan to stay. These are the programs most Florida buyers compare:

  • ConventionalAs little as 3% down for some first-time buyers. PMI can be removed once you reach enough equity.
  • FHA3.5% down with a qualifying credit score. More flexible credit guidelines, with mortgage insurance.
  • VAFor eligible veterans, service members and some surviving spouses. Often 0% down and no monthly PMI.
  • USDA0% down in eligible rural and suburban areas, with income limits.
  • JumboFor loan amounts above the conforming limit, common in luxury and waterfront markets.
  • Down-payment assistanceFlorida Housing and some counties and cities offer help for eligible buyers. Availability changes, so ask your lender what is open now.
Let’s get started

Get connected with a loan officer.

Share a few details and Shumaila will personally follow up and introduce you to a lender who fits your situation, whether you are buying your first home, moving up, relocating or investing.

(689) 600-1601Call or text 24/7 [email protected]

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Step three

Application and processing.

Once your offer is accepted, the loan moves from “approved in principle” to fully underwritten. Expect a few rounds of document requests. That is normal, not a red flag.

  1. 01

    Full application

    Your lender completes the application, confirms your down payment and explains the fees. You receive a Loan Estimate within three business days.

  2. 02

    Appraisal and title

    The lender orders an appraisal to confirm the value, and the title company searches the property’s records for liens or other problems.

  3. 03

    Underwriting

    An underwriter reviews the whole file against the program’s rules and may ask for letters of explanation or updated statements.

  4. 04

    Clear to close

    When every condition is met, the loan is approved for closing and the final numbers are prepared.

Until you close, keep things steady

  • Don’t open new credit cards or finance a car or furniture.
  • Don’t change jobs without talking to your lender first.
  • Don’t move large sums without a paper trail. Keep records of every deposit.
  • Answer document requests the same day when you can. Speed keeps your closing date on track.
Step four

Signing and closing.

The finish line. Here is what happens in the last stretch, and what to watch for.

Insurance in place

Bind your homeowners policy, plus flood coverage if required. In Florida, a wind-mitigation inspection, and a four-point inspection on older homes, can lower your premium or may be required by the insurer.

Closing Disclosure

You receive your final Closing Disclosure at least three business days before closing. Compare it with your Loan Estimate and ask about anything that changed.

Florida closing costs

Florida adds state taxes on new mortgages: documentary stamp tax of $0.35 per $100 borrowed and intangible tax of 0.2% of the loan. Title insurance, recording fees and prepaid taxes and insurance round out the total.

Protect your wire

Wire fraud targets closings. Before sending funds, call the title company at a number you already know, not one from an email, to confirm the wiring instructions. Title companies rarely change instructions by email.

Final walkthrough

Shortly before closing, you walk the home to confirm its condition and that agreed repairs were made.

Sign, fund, record

You sign at the title company or with a mobile notary, the lender funds the loan, and the deed is recorded with the county. Then the keys are yours.

Next step

Ready to talk numbers?

Shumaila can walk you through the costs for a specific home or neighborhood, and connect you with a lender when you are ready.

Book a consultation Back to the calculator
Home valuation

What is your home really worth?

A real number from Shumaila, not an algorithm. Free, no obligation, and in your inbox within 24 hours.

Get my home value
A lakefront Central Florida home at golden hour
What you get back

A number you can actually use.

Online estimates miss the pool, the renovation and the street. Shumaila looks at your home the way a buyer’s agent will.

  • 01

    Recent sold comparables

    The homes like yours that actually closed nearby, and what they went for.

  • 02

    Where your neighbourhood is heading

    Days on market, price per square foot and inventory, read by someone who sells there.

  • 03

    A pricing strategy, not just a price

    List high and wait, or price to move: what each path means for you.

Orlando basedLicensed across FloridaEnglish · Español · اردو
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