A clear path from agreement to keys.

Having a licensed REALTOR® on your side from the beginning means you do not have to guess what comes next. As your buyer agent, I owe you duties established by our agreement and applicable law, including loyalty, confidentiality, reasonable care, disclosure, and accounting.

A written agreement is required before I provide an in-person or live virtual home tour. You may still speak with me about services or attend an open house on your own before signing.

My Standard Agreement

• Six-month term.
• You may cancel in writing, subject to the agreement and obligations already created.
• The agreement explains the services I provide and brokerage compensation.
• Compensation is negotiable and reviewed before signing.

I recommend speaking with three lenders because rates, programs, fees, communication, and closing speed can vary.

Ask Each Lender

• What rate and APR are available?
• Which loan programs do I qualify for?
• What down payment is needed?
• What is the appraisal fee?
• What are my closing costs and total cash to close?
• How quickly can the lender close?

We will build a search around your loan amount, expected monthly payment, location, size, condition, lot, garage, basement, and special features.

I will contact listing agents, confirm availability and showing instructions, group the homes efficiently, and schedule the tour for a time that works.

Before the Tour

• I will review disclosures, restrictions, and offer deadlines.
• Tell me about accessibility needs or other decision-makers.
• Wear suitable clothing for basements, crawlspaces, or acreage.
• Do not discuss your maximum price inside the home.

Determine Market Value

I will prepare a comparable market report using nearby sales, active competition, condition, and market trends.

• A well-priced home may justify offering list price quickly.
• A lower offer may be supported in a slower market or when the home appears overpriced.
• The seller may accept, reject, counter, or choose another offer.

Multiple Offers

Decide your maximum price and strongest comfortable terms. An escalation clause may help in some situations; when many offers are expected, it may be better to submit your strongest complete offer from the start.

Key Terms

Earnest Money

Earnest money is a good-faith deposit delivered after acceptance and held in escrow. A common amount is about 1% to 2%, but it is negotiable. At closing it is generally credited toward your cash due.

Seller-Paid Closing Costs

You may ask the seller to contribute toward allowable closing costs, subject to loan limits and appraisal considerations.

Immediate Next Steps

• Deliver earnest money as required.
• Confirm the title company.
• Provide the lender with the signed contract.
• The lender orders the appraisal.
• Schedule inspections immediately.

I recommend a qualified professional home inspector. A general inspection reviews visible and accessible mechanical, structural, electrical, plumbing, roofing, environmental, and safety-related conditions.

Your Options

• Accept the home as-is.
• Request repairs, a price adjustment, or seller credit.
• Ask for a specialist evaluation.
• Withdraw within your contractual rights and deadline.

Additional Testing

The next 15 to 30 days are often focused on underwriting. The lender verifies income, assets, credit, insurance, title, appraisal, and loan conditions.

Protect Your Approval

• Send documents promptly.
• Do not open new credit or make large purchases without lender approval.
• Do not move large sums without documentation.
• Keep employment and income stable.

If the Appraisal Is Low

Options may include paying a gap in cash, asking for a price reduction, meeting in the middle, challenging the appraisal, restructuring terms, or terminating when the contract allows it.

When the lender issues clear to close, the parties coordinate signing. Many financed buyers receive a Closing Disclosure at least three business days before closing.

• Review the Closing Disclosure against the Loan Estimate.
• Confirm wiring instructions directly with the title company.
• Closing may occur at the title company or remotely when available.

Final Walkthrough

This is not a new inspection. It confirms the home is in substantially the agreed condition, required repairs are complete, included items remain, and no major new damage occurred.

At closing, you sign the final purchase, loan, title, and settlement documents. Funds are collected and ownership transfers according to the closing documents.

Final Checklist

• Bring approved identification and follow title-company instructions.
• Activate homeowners insurance.
• Transfer utilities for the possession date.
• Change locks or codes after possession.
• Save your agreement, Closing Disclosure, title policy, inspection reports, warranties, and receipts.