All You Need To Know
From Start to Finish!
01 | Buyer Consultation
In our buyer consultation, we take the time to understand your goals, budget, and timeline, then walk you through the entire home buying process so you're fully prepared. We review the key documents involved—like the buyer agency agreement, offer forms, and disclosures—so there are no surprises later. We also break down how to write a strong, competitive offer, especially in multiple-offer situations, using proven strategies such as escalation clauses, flexible terms, and strong earnest money. From start to finish, we provide expert guidance, clear communication, and skilled negotiation to help you secure the right home at the right price with confidence and peace of mind.
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02 | Getting Pre-Approved
Getting pre-approved is the first and most important step in the home buying process. It involves a lender reviewing your income, credit, and financials to determine how much you can borrow. This gives you a clear budget and shows sellers you’re serious and ready to buy. Without a pre-approval, your offer is just a bunch of numbers on paper—sellers are far less likely to consider it, especially in competitive markets. A pre-approval letter gives your offer strength and credibility, helping you stand out. It also helps avoid delays once you're under contract. Simply put, no pre-approval means no real leverage when you're trying to buy a home.
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03 | Finding Your New Home
Once you're pre-approved, we start the search for the right home based on your needs, budget, and priorities. As soon as a property interests you, we act fast—our goal is to get you in for a showing within 24–48 hours. If we're not personally available, one of our trusted showing agents will meet you so you never miss an opportunity. We also set you up with personalized alerts, so you’re the first to know when a matching home hits the market. You’ll receive these updates through OneHome, a platform connected to the MLS that emails you listings based on your criteria. From scheduling showings to gathering property info, we stay proactive to help you move fast when the right home appears.
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04 | Sending An Offer
Once you’ve found the right home and are ready to make an offer, we’ll prepare a purchase agreement outlining the price, terms, and any contingencies—such as inspection or financing. This document is legally binding once signed. We’ll go over everything with you to ensure you understand each section before you sign. Additional documents may include disclosures and addenda depending on the property and location. Once signed electronically via a secure platform like Dotloop, we submit the offer to the listing agent. If accepted, you’re officially under contract. From there, we’ll guide you step-by-step through inspections, financing, and closing, making sure no detail is overlooked.
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05 | Offer Accepted
Your offer is accepted—congratulations! This is a huge milestone and one of the most exciting moments in the home buying journey. But now the real work begins. We’ll send you an email outlining all the next steps, key dates, and what to expect. From there, we’ll help schedule the home inspection, finalize your mortgage application, and ensure all required documents are submitted on time. You’ll also deposit earnest money to show your commitment. We’ll track every deadline and negotiate any repairs or credits if needed. You’ll receive disclosures and begin reviewing closing documents. Before you know it, you’ll be handed the keys to your new home. Get ready—it’s really happening!
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06 | EMD - Earnest Money
The Earnest Money Deposit (EMD) shows the seller you're serious about buying the home. Once your offer is accepted, the EMD is typically due within 4 days. The amount is usually around 1–2% of the purchase price and can be paid by check or wired electronically—either to the title company or, in some cases, to our brokerage. We’ll guide you through this and include instructions in your next-steps email. Important: Never trust any email, text, or unexpected message asking for banking details or wire instructions. Always call the title company directly to verify. Your EMD will be credited toward your closing costs and is a key step in securing the home.
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07 | Initial Title Documents
The title company will step in to begin their part of the process. They’ll send you the initial title documents to review and sign—these may include a welcome packet, wire instructions (verify by phone!), and information about the closing process. You’ll also receive a welcome email from the title company introducing their team and outlining their role in the transaction. This is an exciting step because it officially kicks off the behind-the-scenes work to ensure the property has a clear title and can be legally transferred to you. We’ll be here every step of the way to guide you.
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08 | Loan Application
Once you're pre-approved and under contract, the full loan application process begins. Your lender will request updated financial documents like pay stubs, tax returns, and bank statements to verify your information. They'll order an appraisal to confirm the home's value and may ask for additional documents as the file goes through underwriting. It’s important to respond quickly to avoid delays. Your lender will also lock in your interest rate and provide a Loan Estimate outlining your terms and costs. Once approved, you’ll receive a Closing Disclosure to review before closing. We stay in close contact with your lender to help keep everything on track and ensure a smooth process.
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09 | Home Inspection
A home inspection is a crucial step in protecting your investment. It gives you a detailed report on the home’s condition, helping identify potential issues with the structure, systems, or safety before moving forward. While not always required, we strongly recommend having one. It allows you to make informed decisions and potentially renegotiate or request repairs if major problems are found. We have a list of trusted, experienced inspectors we can provide, but you’re more than welcome to use your own—just make sure they are licensed and insured. A thorough inspection brings peace of mind and helps ensure there are no surprises after you move in.
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10 | ROC - Removal Of Contingencies
The Removal of Contingencies (ROC) is when you formally remove your inspection contingencies, signaling your full commitment to move forward with the purchase. After inspections are complete, you can either remove the contingency and proceed as-is, or remove it subject to requested repairs or credits based on the findings. You’ll have three days from your last inspection to complete the ROC. We’ll assist you in reviewing inspection reports and negotiating any necessary repairs or credits before that deadline. Once contingencies are removed, the contract moves closer to closing and gives the seller confidence in your commitment. This is a key milestone in the process and helps keep the transaction smooth and on schedule.
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11 | Appraisal
An appraisal is a professional evaluation of the home’s value conducted by a licensed appraiser, usually ordered by your lender. Its purpose is to ensure the property’s price matches its fair market value and protects both you and the lender. The appraiser inspects the home, compares it to similar nearby properties, and reviews market trends before delivering a detailed report. If the appraisal comes in at or above the purchase price, the loan process continues smoothly. If it’s lower, it may affect your financing and could require renegotiation with the seller. We’ll help you understand the appraisal results and guide you through any next steps to keep your purchase on track.
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12 | Shopping For Home Insurance
After the appraisal is complete, it’s a great time to shop for homeowners insurance, which is required by your lender before closing. Insurance protects your new home from unexpected events like fire, theft, or natural disasters, giving you peace of mind. Getting quotes now helps ensure your policy is in place before closing day. We can provide recommendations for trusted insurance providers, but you’re always free to choose whichever company you prefer. Starting this process early helps avoid last-minute delays and ensures you meet your lender’s requirements, keeping your purchase on track and protecting your investment from day one.
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13 | Final Walkthrough
The final walkthrough happens 1–3 days before closing and is your last chance to inspect the home. This step ensures the property is in the agreed-upon condition, any requested repairs are completed, and nothing has changed since your inspection. You’ll check that appliances, systems, and fixtures work properly and that the home is clean and empty of the seller’s belongings. If any issues arise, we can address them before closing. The walkthrough gives you confidence that you’re getting exactly what you agreed to and helps avoid surprises on closing day. We’ll accompany you to answer questions and make sure everything is in order.
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14 | Wiring The Money
Wiring funds is a secure and reliable method for transferring money during the home purchase process. Once your offer is accepted, the title company will provide you with official wire instructions. Prior to closing, they’ll also send you the final amount to be wired. At that point, you’ll initiate the transfer directly from your bank to complete the transaction. Important: Always verify wire instructions by calling the company directly to avoid scams. Your bank will process the wire, and funds typically arrive within 24 hours. Wiring ensures a fast, traceable transfer and helps keep the closing on schedule. We’ll provide guidance throughout the process and confirm once the funds are received, so you can move forward confidently toward closing your new home.
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15 | CTC - Clear To Close
When you receive the “Clear to Close” notification from your lender, it means your loan is fully approved, and all conditions have been met. This is the green light that the bank is ready to fund your mortgage and the home purchase can move to closing. It’s an exciting moment—it means all paperwork is complete, and you’re just days away from getting the keys. We’ll coordinate with the title company and lender to confirm the closing date and final details. From here, it’s all about signing the remaining documents and officially becoming a homeowner. Congratulations—you’re almost there, and the home is officially yours soon!
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16 | Closing Documents
Before closing, your lender will send you a Closing Disclosure, which outlines your final loan terms, closing costs, and payment details. Meanwhile, the title company will prepare your closing documents for review and signature. Depending on their process, you may receive these documents electronically or in person. It’s essential to review everything carefully and ask questions if anything is unclear. Once all documents are signed, the title company will move forward with the final transfer of ownership. We’ll be right there with you to guide you through the process, ensuring you feel confident, informed, and fully prepared to close on your new home.
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17 | Keys To Your New Home
The big day is here—closing is complete, and it’s time to get the keys to your new home! We or a trusted agent will meet you at the property to hand over the keys, marking one of the most exciting and rewarding moments in your home buying journey. It’s not just about unlocking a door—it’s the start of a new chapter and the place you’ll call home. We love celebrating this milestone with you, so we typically take some photos together to capture the joy and memories of the day. Get ready to step inside, take it all in, and start making the space your own! Congratulations—you did it!
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