Buyer guide
The home buying process, step by step
Roughly 30 to 60 days from accepted offer to keys, assuming financing. Here's what happens in each stage and who owns it.
1. Pre-approval
1–5 daysYou submit income, asset and credit documentation to a lender and receive a full pre-approval letter with a specific purchase power. This is the moment your search becomes real.
Your part
Provide documents quickly and avoid new credit.
Our part
Introduce lenders, review the letter, and sanity-check the monthly payment including taxes, insurance and flood if applicable.
2. Strategy and search
OngoingWe define target areas, condition tolerance and non-negotiables, then tour a curated set rather than everything listed.
Your part
Be honest about commute, schools and what you'll actually maintain.
Our part
Screen listings, flag flood zone and HOA issues, and monitor new inventory daily.
3. Offer and negotiation
1–3 daysWe write the contract: price, deposit, financing and inspection contingencies, settlement date and any seller concessions.
Your part
Decide quickly using the analysis we prepared in advance.
Our part
Present the offer with lender backing, negotiate terms, and explain every trade-off before you sign.
4. Inspection period
5–10 daysA licensed inspector evaluates the home. You receive a report, and we negotiate repairs, credits or a price adjustment based on findings.
Your part
Attend if possible, and prioritize what matters: safety, structure, systems, water.
Our part
Recommend inspectors, interpret findings, and negotiate from documented cost estimates rather than vague requests.
5. Appraisal and underwriting
2–4 weeksThe lender orders an appraisal and completes underwriting. This is where conditions, documentation requests and value questions surface.
Your part
Respond to lender conditions same-day when possible.
Our part
Track milestones, supply comparable sales if value is challenged, and coordinate any required repairs.
6. Walkthrough and settlement
Final weekYou verify condition and completed repairs, review final numbers, then sign at settlement and receive keys.
Your part
Confirm utilities, review the settlement statement, bring certified funds and ID.
Our part
Coordinate with the settlement agent, resolve last-minute items, and attend closing with you.
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