before you begin
Before you buy, understand what you're buying into.
Buying a home can feel overwhelming. That feeling usually comes from not knowing the numbers, the timeline, or how to get started. This page walks through all three.
step one
Get pre-approved before we start touring homes.
I don't take clients out to see homes until they're pre-approved, and I mean that as a favor to you, not a formality. Touring homes you can't yet confirm you qualify for wastes your weekends and sets you up to fall for a house you may not be able to close on. Pre-approval isn't a hoop, it's the thing that turns "someday" into an actual price range and a real search.
- A real number to search within, not a guess
- Proof to sellers that you're a serious buyer, not a browser
- The ability to move fast the moment the right home comes up
the real numbers
What Buying Actually Costs
Here's what to expect beyond the purchase price, so nothing catches you off guard at the closing table.
2-3%
Closing Costs
Covers escrow, title, and loan fees. On a $400,000 home, expect roughly $8,000-$12,000.
$500-$2,000
Inspection
Varies by home size and what you choose to test, such as radon, well, or septic.
$500-$1,200
Appraisal
Required by your lender to confirm the home's value before your loan is finalized.
Negotiable
Agent Compensation
No longer automatically paid by the seller. I walk you through exactly how this works and negotiate it as part of your offer, before you sign anything.
I build seller credits into the negotiation wherever I can, so less of this lands on you at closing.
the long game
Why Ownership Still Wins
Owning builds wealth in ways renting simply can't. Here's how it works in your favor over time.
Tax Savings
Mortgage interest and property taxes are often deductible, which can meaningfully lower your real cost of ownership. Every situation is different, so this is always worth a conversation with your CPA.
Equity Growth
As home values in your area appreciate, so does your ownership stake. I'll walk you through the actual price trends for the specific neighborhoods you're considering.
Principal Paydown
Every mortgage payment you make moves a little more of that home's value from the bank's side of the ledger to yours. Rent never does that.
how I work
This is my full-time career. Not a side hustle.
Real estate is not something I do on the side between other work. It's my full-time job, which means I give my clients real, concierge-level attention. I answer your questions quickly, I actually listen before I start showing you homes so we're not wasting time on places that were never right for you, and I tell you the truth even when it's not what you want to hear. I'd rather have a hard conversation with you now than let you find out the hard way later.
I've been the buyer who had to sell my current home before I could purchase the next one. I know exactly how stressful that timeline feels, because I've lived it, not just coordinated it for other people.
what happens next
After Your Offer Is Accepted
Here's a general idea of what the timeline looks like once you're under contract. I'll walk you through every step in real time, so nothing here should ever come as a surprise.
01
Inspection Period
Typically 7-10 days. Your inspector checks the home's condition, and we negotiate any repairs or credits based on what turns up.
02
Appraisal
Your lender orders an appraisal to confirm the home's value supports the loan amount. If it comes in low, I renegotiate on your behalf.
03
Closing
Usually 21-30 days from acceptance. Final walkthrough, signing, and the keys become yours. I'm with you through every one of these steps, not just the offer.
let's talk it through
Ready to Talk Through Your Next Move?
Tell me a little about what you're looking for, and I'll follow up to set up a time to talk.