How buying
actually works.
Nobody should learn the process during the process. Here's the whole arc — what actually happens at each step, what you do, and how long it typically takes — so nothing between here and the keys surprises you.
The honest conversation
What happensWe talk about your real budget, your timeline, and what you actually need — before anyone falls in love with a house. If now isn't the right time, we'll say that too.
What you doBring your honest numbers and your non-negotiables. Ask everything — there are no dumb questions here.
Timing: One sit-down (or call)
Get pre-approved
What happensA lender verifies your income, assets, and credit and issues a letter for a specific amount. This is what makes sellers take your offer seriously — a pre-qualification is not the same thing.
What you doGather pay stubs, tax returns, and bank statements. We can point you to local lenders who turn this around fast.
Timing: Typically a few days once documents are in
Tour with a shortlist mindset
What happensWe line up homes that fit your numbers and your life — and we'll tell you what we'd check on each one before you get attached.
What you doReact honestly. The 'no's teach us as much as the 'maybes.'
Timing: Days to months — your pace
Run the real numbers on the one
What happensBefore you offer, we pull the comps that actually match, estimate the true monthly payment with county taxes in, and gut-check the price against condition.
What you doLook at the numbers with us. If they don't work, we keep looking — no pressure, ever.
Timing: Same day, usually
Offer and negotiation
What happensWe write the offer — price, earnest money, contingencies, closing date — and negotiate on your behalf. You may get acceptance, a counter, or a no; all three are normal.
What you doDecide your walk-away number with us in advance, so negotiation is strategy, not emotion.
Timing: Typically hours to a few days
Under contract & earnest money
What happensSigned by both sides, the deal goes 'under contract.' Your earnest money is deposited with a neutral party and, in normal paths, credits toward your purchase at closing.
What you doDeliver the earnest money on schedule and start your loan application in earnest.
Timing: First days after acceptance
Inspection
What happensA licensed inspector examines the home top to bottom. The report will list issues — every home has some. What matters is which ones are expensive, unsafe, or negotiable.
What you doAttend the walkthrough if you can. Then we decide together: accept, request repairs or credits, or — if it's bad enough — walk.
Timing: Typically inside the first 1–2 weeks
Appraisal & loan underwriting
What happensYour lender orders an appraisal to confirm the home's value supports the loan, and underwriting verifies everything about the file. Questions from underwriters are normal, not alarming.
What you doRespond fast to document requests, and don't open new credit or make big purchases until after closing.
Timing: Typically 2–4 weeks, running in parallel
Clear to close
What happensUnderwriting signs off. You'll receive a Closing Disclosure with your final numbers at least three business days before closing — compare it to what you expected and ask about anything that moved.
What you doReview the disclosure with us, schedule your final walkthrough, and arrange your funds for closing.
Timing: The final week
Final walkthrough & closing day
What happensWe walk the home one last time to confirm its condition and any agreed repairs. Then you sign, funds move, the deed records — and the keys are yours.
What you doBring your ID and your patience for signatures. Then go home. It's yours.
Timing: Closing day — typically 30–45 days after acceptance, deal depending
Typical ranges, not commitments — every transaction differs, and nothing here is legal, tax, or lending advice. Each office is independently owned and operated.
We'll walk every one of these steps with you — and explain the why before the what at each one.