Buying a Home

When you rent, the payment is simple, but the tradeoff is that the cost usually goes up every year, and you walk away with nothing when you move out. There’s no equity, no return, and no long-term financial benefit.

Owning a home flips that equation. There are real financial advantages that can help you build stability and wealth over time. A few of the biggest ones include:

You can lock in your monthly payment.

With a fixed-rate mortgage, your principal and interest stay the same for 15 to 30 years. No yearly rent hikes.

You build equity as you pay down the loan and as your home appreciates.

That equity becomes one of your biggest financial assets.

You may be able to deduct mortgage interest on your taxes.

This lowers your taxable income and saves you money at tax time.

Your payment eventually ends.

Once the mortgage is paid off, you own the home outright. You’re no longer making monthly payments to a landlord or a bank.

You can refinance if rates drop or your credit improves.

This gives you options like lowering your monthly payment, shortening the loan term, or tapping into equity for major expenses.

There are situations where renting makes more sense, especially for short-term stays or when flexibility matters more than long-term investment. But for most people, buying is one of the smartest long-term financial decisions they can make.

If you ever want to run the numbers or compare renting vs buying for your situation, I’m happy to walk through it with you.

Buying a home is a big deal. For most people, it’s the biggest financial decision they’ll ever make. When you work with me, you’re not doing it alone. I’m with you from the very beginning to the moment you get the keys, making sure you understand the process, the market, and every choice you’re about to make. My job is to give you confidence and clarity, not pressure.

Here’s what working with me looks like:

• We’ll sit down and talk through your goals, what you need in a home, and what makes the most sense for your lifestyle.
• I’ll connect you with trusted local lenders so you can get pre approved and know exactly what your budget is.
• I’ll set up a customized search and walk you through homes that actually match what you’re looking for.
• You’ll hear from me the moment something new hits the market that fits your criteria.
• We’ll keep going until we find the home that feels right.
• When it’s time to write an offer, I’ll help you determine the right strategy based on the market, the comps, and your comfort level.
• I negotiate on your behalf with your best interest at the center of every decision.
• I guide you through the inspection process and help you understand your options.
• As we head toward closing, I make sure you know what to expect, what things cost, and what needs to happen next.
• And throughout the entire transaction, I’ll keep you updated so you never feel left in the dark.

One thing that’s important to know as a buyer: the seller’s agent works for the seller. Their job is to get the seller the best deal possible. When you hire me as your buyer’s agent, I represent you. That means everything you share stays between us and is used to help you negotiate from a position of strength.

If you want to talk about next steps or start getting a feel for what’s out there, just reach out. I’m here to help you make a smart and confident move into your next home.

Step 1: Get Pre Approved

One of the first things we’ll do is talk about financing. If you’re getting a mortgage, I’ll connect you with trusted local lenders so you can get pre approved.

Pre approval isn’t the final loan, but it’s your proof of strength. It shows sellers you’re qualified and serious, which matters a lot in a competitive market.

Step 2: Clarify Your Wants and Needs

Next, we’ll dial in what you’re really looking for.

We’ll talk through things like location, schools, commute, layout, yard, square footage, age, and what’s a must have versus what’s a deal breaker.

This helps us avoid wasting time on homes you’d never want in the first place and keeps the search focused.

Step 3: Choose Homes To See

I’ll send you a curated list of homes that fit what you want. That includes:

• MLS listings from every brokerage

• Homes you spot online

• For Sale By Owner options when possible

We’ll tour homes together, talk through the pros and cons, and adjust our search based on your feedback. Every showing tells us something.

Step 4: Write a Strong Offer

Once you find the one you want, I’ll walk you through writing an offer that lines up with the current market and your comfort level.

We’ll look at:

• Your offer price

• Loan type and down payment

• Closing date and possession

• What’s included or excluded

• Inspection and financing contingencies

I handle the paperwork and make sure you know exactly what you’re signing.

Step 5: Negotiate

It’s completely normal for sellers to counter. This is where I take the lead.

I’ll keep you updated on every change, explain what each counter means, and help you respond strategically. You stay in control. I handle the communication and negotiation with your best interest at the center.

Step 6: From Contract to Closing

Once we’re under contract, there are a lot of details to manage. I stay in lockstep with you through:

• Inspections and repair negotiations

• The appraisal

• Earnest money and deposits

• Title work and settlement prep

• Keeping your lender on track

• Making sure all deadlines are met

Clear, proactive communication makes this part of the process much smoother.

How Closings Work in Virginia

Since we’re in Virginia, here’s what you need to know. Virginia is a settlement company state, not an attorney state, so you don’t have to hire your own lawyer to buy a home. Closings are handled by title companies.

That said, Virginia law requires that a licensed attorney handle or oversee the legal parts of the closing, like preparing the deed and reviewing the settlement documents. This is why almost every title company in Virginia either employs or partners with a real estate attorney.

You’re not hiring that attorney directly. The settlement company handles it for you, which keeps the process smooth and efficient. If you ever need or want your own attorney involved because of unique circumstances, I’ll help you understand when that makes sense and connect you with trusted local professionals.

The more I know about the kind of home you want, the better I can help you find it. Before we start touring properties, it helps to take a minute and think through what you must have in a home and what you’d love to have if the budget and inventory allow for it.

Here are a few things to think about as you narrow in on your goals.

Exterior

Think about what matters to you when you pull into the driveway every day.

Do you want a certain architectural style? A fenced yard? A two car garage? A deck or patio for grilling? A pool? A quiet view? A corner lot? A lakefront setting?

Knowing these details helps me filter out homes that you’d never consider.

Interior

Inside the home, consider how you live day to day.

How many bedrooms and bathrooms do you need for your family and lifestyle? Do you want an open floor plan or something more traditional? How important is the size of the kitchen or the layout of the living space? Do you want a bonus room, basement, home office, or a playroom for the kids?

These details shape which homes will actually fit your life instead of just looking good online.

Community and Location

Location affects everything.

Think about commute time, access to major roads, neighborhood feel, schools, nearby parks, restaurants, and shopping. Also consider things like how the homes in the neighborhood are maintained and the general price point of the area.

If you’re comparing different cities or considering a move from outside the region, the Move Meter can help you look at cost of living, housing differences, and lifestyle changes between locations.

When it’s time to write an offer, the goal is simple: make a strong move that protects your budget and puts you in the best position to win the home. There are a lot of factors that go into understanding a home’s true market value, and I’ll walk you through all of them so you feel confident in the strategy we choose.

Here are a few things we look at together:

How long the home has been on the market.

A home sitting for a while tells a different story than one that just hit the market yesterday.

Whether the price has been reduced.

This can give us a sense of the seller’s motivation and whether the current list price is realistic.

What similar homes are selling for.

I’ll put together a full comparable market analysis so you can see list prices, sale prices, days on market, and trends for similar homes in the neighborhood.

Whether we’re competing with other offers.

If there are multiple offers, we adjust our strategy to stay competitive without overpaying.

What’s included in the sale.

Sometimes things like furniture, a hot tub, or appliances can impact value or negotiations.

The list to sale price ratio in that area.

This tells us how often homes sell above, below, or right at the asking price, which is a good indication of how competitive the market really is.

Why the seller is moving.

Motivation matters. A relocation, estate sale, or downsizing situation can change how we structure your offer.

Whether the seller is offering an assumable loan or special financing.

This can be a major benefit depending on the rate and terms.

Once we write the offer, I handle presenting it to the seller’s agent. From there, the seller can accept it, reject it, or counter. No matter what happens next, I’ll help you plan the smartest strategy so we land the best possible terms for you and your budget.

Once your offer is accepted, we move into the closing phase. This is where a lot of the behind the scenes work happens, and I stay with you every step of the way. Here’s what you can expect as we work toward getting you the keys.

Home Inspection

Most contracts include a home inspection contingency. You hire the inspector, and they take a detailed look at the home, usually within the first 7 to 10 days after your offer is accepted.

They’ll check things like the roof, siding, windows, HVAC, plumbing, electrical, appliances, and the overall structure.

If the inspection uncovers issues, we’ll look at the options in your contract and decide whether to request repairs, negotiate credits, or move forward as is. I’ll guide you through each decision so you feel confident and protected.

Title Search

The settlement company will conduct a full title search to make sure the property doesn’t have hidden liens, ownership disputes, unpaid taxes, or anything that could affect your ability to own the home cleanly.

You’ll also have the option to purchase title insurance. This protects you if something unexpected comes up later and is one of the smartest safeguards you can have in a real estate transaction.

Appraisal

If you’re financing the purchase, your lender will order an appraisal to confirm that the property’s value supports the loan amount.

If the appraisal comes in low, we’ll talk through your options, including renegotiating with the seller or adjusting the loan structure.

Final Walkthrough

If it’s included in the contract, you’ll have the chance to walk through the home shortly before closing. This gives you the opportunity to make sure the property is in the same condition as when you wrote the offer and that any agreed upon repairs were completed.

Closing Costs

Beyond your down payment, there are several additional costs involved in buying a home. These vary depending on your lender, the property, and the type of loan. Common closing costs include:

• Loan origination fees and lender charges

• Appraisal costs and required reports

• Home inspections or surveys

• Mortgage insurance, if applicable

• Homeowners and hazard insurance

• Taxes and prorations

• Title insurance

• Settlement, escrow, and notary fees

• Recording fees charged by the county

I’ll walk you through all expected costs early on so nothing at the closing table feels like a surprise.