It varies. Some buyers find the right house quickly; others take months. The search phase is unpredictable.
Once under contract, most escrows close in 21–30 days. Preparation and decisiveness shorten timelines more than luck.
Get fully pre-approved (not pre-qualified). Be honest about your budget. Separate must-haves from nice-to-haves (these tend to merge under pressure).
We’ll also talk neighborhoods, daily life, commutes, and long-term plans. Clarity upfront saves time later.
Plan for:
We map this early so there are no “surprise” expenses that aren’t actually surprising.
Yes.
Sellers expect it, and it keeps you from shopping outside your comfort zone. Guessing is expensive. Strategy is cheaper.
We evaluate comps, condition, demand, and competition.
List price is just one data point — not a promise.
The goal is a strong offer that still makes sense when you’re paying the mortgage.
Sometimes.
Well-priced, well-presented homes often do attract competition. When that happens, clean terms matter as much as price.
Price matters, but strength also comes from:
Winning offers are structured — not emotional guesses.
Only after a real discussion about risk.
Contingencies exist to protect you. Sometimes they can be shortened instead of removed. There’s no one-size-fits-all answer.
Because houses don’t advertise their problems.
Inspections uncover safety issues, deferred maintenance, and costly surprises. Even beautiful homes have findings.
Sometimes. It depends on what’s discovered and current market conditions.
Material issues are often negotiable. Cosmetic ones usually aren’t.
Typically 2–3% of the purchase price, depending on loan type and location.
Your lender will outline this early — no pop quizzes.
Either falling in love without doing the math — or waiting so long the opportunity passes.
Other common missteps:
Perfect homes are rare. Practical decisions are not.
Market timing is unreliable.
The better question is whether the purchase works for your finances and life. Rates can be refinanced. Missed homes can’t.
Normal. Expected.
Buying a home is emotional and financial. When doubt shows up, we return to the facts, the numbers, and your original goals — not the group chat.
Excitement, stress, second-guessing, and relief — often in the same week.
Expect fast decisions, new information late in the process, and a learning curve. You should also expect steady guidance throughout.
Be honest about your budget. Stay responsive. Avoid major financial changes during escrow. Keep perspective.
Prepared, grounded buyers make better decisions — and those decisions tend to age well.
Get assistance in determining current property value, crafting a competitive offer, writing and negotiating a contract, and much more. Let me guide you through your home-buying journey.