Finding your dream home starts with a partnership built on transparency and shared visions. Our initial conversation is the cornerstone of this journey, where we align our goals and address the important details, from compensation to mutual expectations. This dialogue takes place via a one-on-one Zoom call, and sets the stage for a trust-based relationship, bringing you one crucial step closer to the life you envision. Upon agreeing to work together, we will sign a service agreement to establish our working relationship.

Choosing the right lender and understanding your financial options are key to your success. If you're paying cash, having a statement ready to prove your funds is essential. While I encourage you to shop for the best rates and terms, remember that a local, trusted lender can make all the difference in your experience—and whether or not your offer gets accepted. Local lenders not only know the market and available programs, but they also adapt quickly to changing conditions. Their performance directly impacts your experience, and I only refer those I trust to deliver exceptional service.

During our onboarding, we’ll dive deeper into your home search strategy with another Zoom call. We’ll explore neighborhoods online to pinpoint the ideal location, set up a tailored property search, and make sure expectations align by reviewing homes within your budget. This step ensures we’re fully aligned and ready to find the perfect home that meets both your needs and financial goals.

Once we've narrowed down your favorite homes, I'll arrange personal tours so you can experience each home firsthand. After each visit, we'll discuss your thoughts to identify which property aligns with your vision and seems fit for an offer. If a home meets 8 out of 10 key criteria, it's worth considering as we may need to write multiple offers to secure the most favorable deal. Thus you’ll want to maintain a top 3 list. We'll tour homes as time allows each week, up to 5 homes per tour. This limit keeps them from running together. If I'm not available for showings, I will have a partner open doors for you (don't worry, it won't be awkward) and then we'll revisit the top contenders together before making an offer.

Once we've explored all available homes, we’ll shift our strategy from finding what’s on the market to uncovering off-market opportunities. By now, you’ll have a clear idea of your ideal neighborhood, and I’ll get to work, connecting FSBOs, expired listings, exclusive pocket listings, and more. My goal is to find the perfect match for your vision, no matter how long it takes, even if it means uncovering hidden opportunities that others might miss.

Congratulations on finding the top contender! Now, my expertise will come into play as I compile a list of comparable sales to establish the market value and shape our offer strategy. We'll be meticulous in securing the best price and terms right from the start. Remember, the best negotiator is often the one prepared to walk away, and it's easier to do so before you become too attached. I will empower you to make a strategic, well-informed offer that positions you favorably in negotiations.

Upon reaching an agreement with our counterparts, likely following several rounds of counter offers to come to terms on price, contingencies, deadlines, seller contributions, title expenses, closing details, occupancy, what stays and goes, up front repairs, among other line items; a crucial and emotionally draining negotiation I will coach you through, the seller's agent and I will finalize the paperwork and you'll be under contract to purchase your new home! Congratulations! Don't worry, this is just the beginning. You can still walk away, within the terms of the agreement, which I will guide you through to keep you legally compliant, should it need to take place.

Typically an unanticipated expense, Earnest Money/Trust Money will be due within the first few days of going under contract. This will generally be between $1,000 and 1% of the agreed upon purchase price, up to 5% with new construction and held by an uninterested party, typically the title company you choose to close with. Earnest Money is a sum paid as a deposit showing intent to purchase, an assurance to the seller in exchange for them taking their home off the market and reserving for you until you're able to close. Upon complying with the terms of the agreement, you're Earnest Money will be refunded in the form of a credit toward the your closing expenses or final purchase price.

During the phase one of the negotiation, you'll agree on a set amount of time in which you'll have to do any and all inspections. I will provide referrals to general inspectors and specialists; professionals you'll hire to help you uncover any unknowns about the property you've chosen. I will guide you through a specific protocol to minimize your expense; however, this is where additional expenses come into play. This is where I suggest investing a little to save a lot. Informed decisions are paramount to the success of your homeownership journey. You can expect to spend $400-$1,200 depending on the level of discovery you choose to do. Do your homework and spare no expense in this area.

After you've completed your discovery and received the reports and quotes you deem important, you'll decide what you'd like to ask the seller to repair. We can either ask for repairs or you can take matters into your own hands and simply ask for additional concessions from the seller at closing. I prefer the latter because it allows you to hire your own contractors and ensure the job is done to your liking. Like the inspection period, you will have agreed to a set amount of time in phase one to resolve these matters with our counterparts. If an agreement is not reached within the specified timeframe or an extension is not agreed upon, the contract will be terminated and your Earnest Money refunded.

The appraisal process is a key step in securing your home. After your offer is accepted and financing is underway, the lender will order an appraisal to determine the property's fair market value. This is an additional expense to be prepared for. You'll pay the fee and instruct the lender to order the appraisal with 15 days of going under contract. This fee can be $500-$700 on average in Middle Tennessee. A licensed appraiser will visit the home, assess its condition, and compare it to recent sales of similar properties in the area, much like I did prior to writing your offer. The appraiser's report ensures the home is worth the loan amount requested. If the appraisal matches or exceeds the offer price, the transaction moves forward. If it’s lower, we may need to renegotiate the price or explore other options to keep the deal on track.

Finally, we've reached closing! Congratulations, we're almost to the finish line! A few days prior to closing, we'll revisit the home to ensure it's in the same condition, with the exception of normal wear and tear, it was when you first viewed it. If it's not (I could tell some "fun" stories) we'll negotiate to make sure it's prepared for closing and revisit to verify before you sign the closing documents. We will delay closing if necessary. Provided the seller has maintained the home appropriately and held up their end of the deal in regards to repairs or other items previously negotiated, we'll head to the title office to sign the closing documents and you'll get the keys to your new home!