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1
A short call
Fifteen to twenty minutes. You tell me what you’re hoping for and what you’re unsure about. I tell you what’s realistic in today’s market and what the next two steps look like. If it isn’t the right time to buy, I’ll say so.
You do: show up, ask anythingTakes: 20 minutes -
2
Your real number, with a lender
Before we look at a single house, you talk to a lender. A pre-approval tells us the price range that actually works for you, what your monthly payment looks like, and which loan programs you qualify for. If you don’t have a lender, I’ll introduce you to one I trust who picks up the phone.
You do: one call, send a few documentsTakes: 1 to 3 days -
3
Your search, set up right
We build your search together from the real MLS, with the filters that matter: minimum square footage, lot size, garage, HOA. You get new matches by email the moment they list, and a portal where you can save and rank homes. Washington requires a written buyer services agreement before we tour, so we’ll go over that here too, line by line.
You do: react to listings, tell me what you like and don’tTakes: a day to set up -
4
Tours that teach you something
We see homes in person. I point out what photos hide — siding, roof age, grading, how the floor plan would change if you opened a wall — and roughly what it would cost to fix or improve. After two or three tours, your must-have list usually gets sharper and shorter. That’s the point.
You do: walk, notice, be honestTakes: as many weekends as you need -
5
An offer with a strategy
When the right house shows up we don’t guess. I pull the comparable sales, read how long it’s been listed, find out what the seller cares about (price, timing, certainty), and we write an offer built to win on the terms that matter to you. You’ll understand every line before you sign it.
You do: decide the price and terms you’re comfortable withTakes: a few hours -
6
Under contract: inspection to closing
Accepted offer. Earnest money goes to escrow. We do an inspection and negotiate repairs or credits if it finds something, the lender orders an appraisal, title gets reviewed, and the loan goes through underwriting. My transaction coordinator and I track every deadline so nothing slips. Most Washington purchases close in about 30 days.
You do: inspection day, lender paperwork, final walkthroughTakes: about 30 days -
7
Keys, and a plan for the house
You sign, the county records the deed, and you get the keys. If you bought a home you plan to update, this is where the design-build side comes in: I can help you sequence the work, connect you with the right people, and avoid paying twice.
You do: move inTakes: one very good day
Questions people ask on the first call
Short answers. The long ones happen when we talk.
What does it cost to work with you as a buyer?
We go over compensation in writing before we tour, as Washington requires. In many purchases the seller offers to cover some or all of the buyer’s broker fee; when they don’t, we talk about it before you write an offer so there are no surprises.
Pre-qualified vs. pre-approved: what’s the difference?
Pre-qualified is an estimate based on what you tell a lender. Pre-approved means the lender has verified your income, assets and credit and will lend up to a specific amount. Sellers take pre-approvals seriously. We get you pre-approved before touring.
How much do I need for a down payment?
It depends on the loan. Conventional loans start around 3 to 5 percent, FHA at 3.5 percent, VA at zero for eligible veterans. Twenty percent avoids mortgage insurance but isn’t required. Your lender will show you the actual monthly numbers at each level.
What is earnest money?
A deposit, often one to three percent of the price, that goes to escrow when your offer is accepted. It shows the seller you’re serious and is applied to your purchase at closing. The contract spells out when you get it back if the deal falls through.
Should I buy a fixer or something move-in ready?
Depends on your timeline, your cash after closing, and your tolerance for living through work. Because I work alongside a design-build firm, I can give you a realistic read on what a renovation involves before you commit to a house, not after.
I need to sell my current home first. Can you help?
Yes. We plan both sides together so the timing works, and talk through options like sale-contingent offers and bridge financing so you aren’t carrying two mortgages longer than you need to.