Start with Pre-Approval 🏦
Before we dive into showings, the first step is getting pre-approved by a lender. This gives you a clear budget, shows sellers you’re serious, and helps us narrow the search to homes that truly fit your goals.

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Then We House Hunt 🏡
Once that pre-approval is in hand, the fun begins!

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We'll chat about your must-haves, deal-breakers, and wish list, then set you up on a customized search so listings that match your criteria are sent straight to your inbox the moment they hit the market.

 

We’ll schedule showings, tour your favorite neighborhoods, and guide you through each option until we find the one. Throughout the search, we’ll tweak your criteria as needed and stay in close contact so you never miss a great opportunity.

Closing (aka settlement) is when ownership officially transfers from seller to buyer. You'll sign a stack of documents and pay your down payment plus closing costs, which can feel confusing if you’re not prepared. We’re here to help make it clear.

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Here’s what some of those costs may include:

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Appraisal & Credit Report Fees – Often paid early in the loan process

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Loan Origination & Discount Points – Lender fees, sometimes used to lower your rate

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Title Fees – Covers title search, insurance, and document prep

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PMI (Private Mortgage Insurance) – If your down payment is under 20%, this protects the lender

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Prepaid Interest – Covers the interest from closing until your first mortgage payment

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Escrow Accounts – Lenders collect upfront for taxes and insurance

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Recording & Transfer Fees – Paid to your local government for recording the sale

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Some of these costs can be negotiated during your offer—sometimes sellers will even cover them.

Title insurance protects you from unexpected issues with the ownership history of your home—like old liens, recording mistakes, fraud, or long-lost heirs suddenly showing up. It’s a one-time fee paid at closing (no monthly payments), and it helps prevent major headaches down the road.

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There are two types:

Owner’s Policy – Protects you, the buyer, in case something comes up after closing.

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Lender’s Policy – Protects the lender’s interest (not yours), and is usually required with a mortgage.

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Even after a thorough title search, hidden issues can pop up later. That’s why having an Owner’s Policy gives you peace of mind.

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Who pays for it?
Around here, it’s usually the seller—but in a hot seller’s market, buyers may take it on as part of a stronger offer.

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Long story short: it’s a smart move to protect your biggest investment—and we’ll help you through every step.

Once you've found the one, it's time to make your move—literally. But before we write up your offer, it’s important that you’re pre-approved.

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When it comes to putting together the right offer, it’s not just about price—it’s about asking the right questions and knowing what you’re getting into. Disclosures are helpful, but they don’t always tell the full story. That’s where we dig a little deeper.

Here are a few smart questions we may ask the seller (or the listing agent) to help guide your decision:

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– Why are they selling?
– What do they love (or not love) about the home?
– Any past problems or repairs we should know about?
– Are there any neighborhood nuisances—like barking dogs or construction plans?
– What’s the school district like?

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These answers can help us understand the full picture and tailor your offer accordingly. Whether it’s pricing strategy, repair requests, or understanding seller motivation, we’ll walk you through it all.

What Happens After Your Offer is Accepted?

Congrats—you're under contract and one step closer to owning your new home! Here’s a quick look at what happens during the escrow period and how to keep things running smoothly.

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Once your offer is accepted, your earnest money deposit is collected and held by a third party (title company, broker, or attorney). This deposit goes toward your purchase price. If something falls through, you may be able to get it back—depending on your contract and contingencies.

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The escrow period is usually around 30 days. During this time, we’ll knock out the key steps:

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Home inspection – Let’s make sure everything looks good before moving forward.

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Loan approval – Lock in your financing and get that clear-to-close.

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Title review – The title company checks to make sure the property is free of legal issues.

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Home insurance – Required before closing, so don’t wait on this step.

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Utilities – Schedule transfers to avoid moving-day surprises.

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Final walk-through – We’ll check that everything is as agreed, nothing’s missing, and the home is move-in ready.

Whether you're eyeing a move-in-ready new build or dreaming up a custom home, we can help guide you through it.

 

Builders send us updates, discounts, and specials all the time—think price drops, closing cost help, upgrade credits, and more.

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We work with local builders regularly and can set up tours for any community or custom project. Plus, we dig into MLS data to see how much builders are actually negotiating—so you’re not flying blind.

Let’s build smart from the start.