The Home Buying Process

Pre-Search

Getting set up before we start touring homes.

• Set up your home search with instant listing alerts — download my home search app.
• Buyer consultation & “hire your agent.” We'll meet, talk through your goals, and sign a buyer agreement.
• Get pre-approved. Talk with a lender so you know your budget. Lenders I trust →

Search

Let's go shopping!

I'm your first call for

• Homes on the MLS, Zillow, Homes.com, or any website or app
• New construction
• For sale by owner (FSBO)
• Off-market properties
• Property auctions

Found a home online? Don't hit the button!

Text me the listing at (513) 267-7152. I'll confirm it's available, request the showing, and meet you there. In a low-supply market, homes move fast — don't wait to schedule.

Touring tips

• Do: arrive on time, ask questions, open closets and cabinets, and focus on how the home feels.
• Don't: talk numbers inside the home (you never know who's listening), post photos or videos on social media, or look through personal spaces.
• Open houses? Absolutely — just let the agent know I'm representing you.

As we tour, I'm looking for red flags, current issues, special features, and whether the home is a good long-term investment.

Offer & Negotiation

Writing an offer that wins — without overpaying.

How we decide what to offer

We'll look at comparable sales, the competition and market conditions, and what both you and the seller want and need.

The 5 points of negotiation

• Price
• Terms — earnest money, down payment, financing or cash
• Dates — closing and move-in
• Contingencies — loan, inspections, insurance, appraisal, title
• Inclusions & exclusions — what stays and what goes

Competing with multiple offers

• Talk with your lender about loan strategy.
• Come in strong on price and keep the offer clean.
• Try to accommodate the seller's needs (like timing).
• Consider an escalation clause — automatically raises your offer above a competing one, up to a cap you set. How escalation clauses work →
• Consider an appraisal gap clause — states how much you'll cover if the appraisal comes in below the price.

Earnest money is a good-faith deposit showing you're serious. If you back out for a reason the contract doesn't allow, you could lose it. How the purchase contract works →

Under Contract

Time is of the essence — every deadline matters.

Missed deadlines can cost money or even the contract, so I track every date and keep you on schedule.

Right after your offer is accepted

• Apply for your loan
• Deposit your earnest money
• Order inspections
• Get a homeowners insurance quote
• Review HOA documents, if any

Inspection vs. appraisal

• Inspection: a licensed inspector you hire checks the home's condition — roof, foundation, plumbing, electrical, and more. Focus requests on safety and habitability, not cosmetic items.
• Appraisal: an independent estimate of market value, usually ordered by your lender.

Protect your loan until closing

• Don't change jobs, become self-employed, or quit
• Don't buy a car or finance furniture
• Don't open new credit or let accounts fall behind
• Don't spend your closing money or make large unexplained deposits
• Don't change bank accounts or co-sign for anyone

We'll also talk about a home warranty (covers repairs to major systems and appliances) and an owner's title insurance policy (protects you from problems with the title after you buy).

Closing

Getting the keys!

• Clear to close from your lender — usually 1–5 days before closing
• Transfer utilities for your move-in date
• Final walk-through — within 48 hours of closing
• Wire or bring your funds — 24–48 hours before closing
• Sign and celebrate!

Bring to closing

• Reviewed final numbers on your Closing Disclosure
• Cashier's check or confirmed wire
• Government-issued photo ID

Wire fraud warning: never wire money based on emailed instructions alone. Always call the title company at a number you know is real to verify.

After Closing

Closing day isn't goodbye.

Call or text me anytime you own your home:

• Advice on improvements that add value
• Contractor referrals
• Emergencies like a flooded basement or roof damage
• Copies of your closing documents
• An annual home value review
• Building a real estate investment plan