The first step is getting pre-approved by a lender. Before you start looking at homes, you want to know what you can actually spend — and sellers want to know you're serious. Once you have a pre-approval in hand, we can start focusing your search on the right communities and price range.

It depends on the loan type. Conventional loans typically require 5–20% down, but FHA loans can go as low as 3.5%, and VA loans require nothing down for eligible buyers. Your lender will walk you through what makes the most sense for your situation. The down payment is only part of what you'll need at closing — budget for closing costs too, which typically run 2–3% of the purchase price.

From the time you go under contract, closing typically takes 30–45 days. The search itself varies — some buyers find a home in a few weeks, others take a few months. A lot depends on the market, your timeline, and how clearly defined your criteria are going in.

Having your own representation when buying a home is one of the smartest decisions you can make. The seller has an agent whose job is to get the best possible outcome for their client — not you. A buyer's agent works exclusively in your corner, handling negotiations, managing the process, and making sure your interests are protected from the first showing to the closing table.

How compensation works has changed following the 2024 NAR settlement. Buyer's agent fees are now negotiated upfront and disclosed in a written buyer representation agreement before we start working together. In many transactions the seller still agrees to cover the fee, and we'll always ask — but either way, you'll know exactly what to expect before we begin.

What hasn't changed is the value of having someone who knows the market, knows the process, and is entirely focused on you.

I'll pull comparable sales in the area, look at current market conditions, and help you put together an offer that's competitive without overpaying. In some situations, the asking price is the right number. In others, there's room to negotiate. Every property and every market is a little different — that's why having someone who knows the area matters.

At a minimum, most buyers include a home inspection contingency and a financing contingency. The inspection gives you the ability to negotiate repairs or walk away if something significant comes up. The financing contingency protects you if your loan falls through. Depending on the situation, an appraisal contingency may also make sense. I'll walk you through what's appropriate for each offer.

A licensed inspector will go through the home top to bottom — structure, roof, electrical, plumbing, HVAC, and more. The report will likely flag some items, and that's normal. My job is to help you understand which findings are significant, which ones are typical for a home of that age, and what's worth going back to the seller on.

Closing costs cover things like lender fees, title insurance, appraisal, prepaid taxes, and homeowner's insurance. They typically run 2–3% of the purchase price. Your lender will give you a loan estimate early in the process so you know what to expect — no surprises at the closing table.

Pre-qualification is a quick estimate based on information you provide — it's a starting point, but doesn't carry much weight with sellers. Pre-approval means a lender has actually reviewed your financials and is prepared to lend you a specific amount. In today's market, you want to be pre-approved before you make an offer.

That depends on the scope of the work and how it's priced. Some buyers are comfortable taking on a project — others aren't, and that's completely fine. I'll help you evaluate whether the price reflects the condition, what the work is likely to cost, and whether it makes sense for your situation. Sometimes the best deal in a neighborhood is the one that needs updating. Sometimes it isn't.

That's a question only you can answer — and it depends on your personal situation more than it depends on the market. Trying to time the real estate market perfectly is a difficult game. If you're financially ready, you've found a home that fits your needs, and the numbers make sense for your budget, those are usually the right conditions to move forward. I'm happy to have that conversation with you honestly, whatever you decide.