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The Metamorphosis

Your Journey of Evolution


• Gather financial documents
• Meet with Realtor who will connect you with a lender
• Obtain Pre-Approval
• Confirm adequate funds
• Set a budget


• Discuss budget
• Discuss market conditions
• Research area neighborhoods
• Set wants & needs


• Tour homes
• Adjust criteria if necessary


•Research comps in the area
• Work with your realtor to set up the best offer
• Negotiate terms of the offer


• All negotiations are finished
• Both parties have signed contract
• Deposit earnest money


• Professional inspects the property
• Discovers issues that may need to be worked into the purchase agreement
• Negotiate repairs
• Obtain home owners insurance


• Professional appraiser ensures the property is worth the contracted sales price


• The title company will send you a
title insurance policy for the
property after closing


• Make sure all requested docs are
sent to your lender prior to closing


• Wire final closing funds
• Final walk-through
• Sign closing documents
• Receive your keys

The Costs Of Buying A Home

Keeping the complex simple


The initial amount you put to secure the home for our offer. This ranges from 1% to 5% and is reduced from your final down payment. This is typically cashed and held at either the title company or closing attorney's office.


Home inspections are important when buying a home. We want to find out everything that could possibly be wrong with the home. A general home inspection is a must, but you can also select many other types of inspections including termite / pest inspection, radon inspection, water inspection (if well water), septic inspection (if on-site septic), mold inspection, and lead paint inspection. You may also want to consider having a survey completed.


All homes that have a mortgage will require an appraisal to ensure that the you are buying a home that is not overpriced. An appraisal is done strictly for the lender and costs between $400 - $600. This will be paid upfront in most cases. Speak to your lender directly to find out if they require payment up front.


This is not due in full until a day or two before closing day! Typically ranging from 3.5% (with an FHA loan) to 20%, and everywhere in between! You will be able to discuss the specifics of your loan with your lender to find out exactly how much of a down payment will be required.


Closing costs are the fees that are needed to close and get keys for your new home — such as lender fees, transfer tax, escrow (including your taxes), reimbursements, and homeowners insurance. Closing costs typically range from 3%-5% of the purchase price of the home.

The Mortgage Process

The very first step of the home buying process is to get a pre-approval letter from a lender stating how much you are pre-approved for. A pre-approval letter is typically only valid for 30-90 days as long as no major financial changes have occurred in your life.

Questions to ask potential lenders:

1. What type of loan do you recommend for me and why?

There are multiple types of mortgage loans, and you should know which one is best for you and how it works. The lender can help break this all down in easy terms for you to understand, and will be here alongside us in the journey to help answer any questions that come up that pertain to the home loan.

2. Will my down payment vary based on the loan I choose?

If you’re tight on cash or don’t want to be cash poor, let your lender know. Loans vary in their down payment requirements, and no two scenarios are the same. The lender is there to put the puzzle pieces together, and come up with a plan that will for for you and your financial scenario so it is best to be completely transparent with them from the beginning.

3. What will my closing costs be? Are they a part of my loan, or will I pay them in cash at closing?

Can I take a higher interest rate and use a lender credit to help cover my closing costs? Closing costs usually run 3-5% of your loan value so you need to know how they’ll be covered. Sometimes we can also negotiate the seller to help cover a portion of your closing costs, depending on the market conditions.

Mortgage Loan Types


Loans designed for those with high debt-to-income ratios and lower credit scores, and most commonly issued to first-time homebuyers. Offered by FHA-approved lenders only and backed by the Federal Housing Administration.


Loans designated for veterans, spouses, and reservists, offered through private lenders and guaranteed by the U.S. Department of Veteran Affairs. This is a $0 down loan program.


Loans for homebuyers in designated rural areas, backed by the U.S. Department of Agriculture. There are income qualifying limits as well. It is also a $0 down loan program.


The most common type of home loan, which is offered through private lenders.

DO's and DON'T's of the Mortgage Process

There are certain “Do’s and Don’ts”of the home loan process  which may affect the outcome of the ability to purchase a home. These remain in effect before, during, and after loan approval up until the day of funding your loan and closing. Many times credit, income, and assets are verified days or hours before you have signed your final loan documents.



  • Don’t buy a car

  • Don’t get married or divorced

  • Don’t change professions or start your own business

  • Don’t change bank accounts

  • Don’t buy ANYTHING! (appliances, furniture, etc.)

  • Don't co-sign a loan for ANYBODY else

  • Don't buy a new vehicle

  • Don’t throw away documents

  • Don’t get lazy with monthly bills and incur any late payments

  • Don’t let anyone run your credit or apply for any credit cards

  • Don't pay off any old debt collections unless instructed to do so by your lender

  • Do keep all accounts current, including mortgage, car loans, credit cards, etc.

  • Do contact both your lender anytime a question may arise

  • Do make all payments on or before due dates on all accounts, even if the  account is being paid off with your new loan

  • Do return phone calls from your agent, loan officer, Settlement Company, or anyone else involved in your transaction ASAP! TIME IS OF THE ESSENCE !


Once you have your finances in order, the house hunt officially begins!

I will set you up on an automatic search through the Multiple Listing Service (MLS), which is the database that Realtors use to list and search for homes. The moment a home that fits your search criteria is listed for sale, it will be sent directly to your email inbox. If we ever need to adjust the search criteria, just let me know and I can make any changes you need.


Use the search filters but not too much

You don’t want to narrow your search so much that you only have a handful of homes to view. Keeping your wants vs. needs list in mind, expand your geographic search will allow for more options

If you find something that catches your eye, it's a good idea to do a drive-by first

Online pictures can be deceiving so driving through the area will give you a better sense of the neighborhood, area, and if it's a home you want to view.

Remember, you can’t change the size of lot or the location

Location, location, location! Consider this when purchasing,

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Offer & Negotiations


  • Pre-Approval or Proof of Funds - Include a pre-approval letter that shows that you’re serious, pre-approved, and ready to purchase.

  • Offer Price - We will help you determine the property's market value based on comps. You may only get one shot, so make it count. We will use comps as a guide, but go in with a strong number and terms we know a seller would find favorable.

  • Earnest Money Deposit - This Is typically 1-5% of the purchase price. 

  • Financing Amount - What percentage of the loan you are financing, and how much you are putting down.

  • Closing Date - If getting a mortgage, this is typically 30 days from acceptance of the offer. This will be the day the deed to the home is recorded in your name and keys are handed over. It is favorable to ask the sellers what their preferred settlement date Is.

  • Inspections - The inspection contingency is usually anywhere from 7-14 days, to perform Inspections & renegotiate or terminate the contract If the Inspection comes back unacceptable.

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Need to Know

During the inspection period, the buyer has the right to hire a professional to inspect the condition of the home. The inspection will uncover any issues in the home that would have otherwise been unknown. I always highly recommend to have home inspections done. Even on new construction!

The standard home inspector’s report will cover the condition of the home’s heating system; central air conditioning system;  interior plumbing and electrical systems; the roof, attic, and visible insulation; walls, ceilings, floors, windows, and doors; the foundation, basement and structural components. You will receive a written report of the inspection, but I recommend you attend the last 30 minutes of the inspection to go over any findings tiwth the inspector.


  • RADON INSPECTION - Radon gas is the 2nd leading cause of lung cancer in the US- it is a naturally occurring gas that is colorless and odorless and can only be detected with a radon detector

  • TERMITE INSPECTION - Ask your lender if your loan requires any certain inspections such as a Wood Destroying Organism (WDO) inspection.

  • LEAD-BASED PAINT INSPECTION - If the home was built prior to 1978, a lead-based paint inspection is recommended

  • WELL WATER / SEPTIC INSPECTION  - If the home has a septic system or well water it is important to do these inspections to make sure the water is not contaminated and the septic system is working properly with no leaks or breaks in the lines or septic tank

Homeowner's Insurance

Homeowner's insurance is always required when you are financing a home. Depending on if your house is in a flood zone, or potential flood zone, flood insurance may also be required. Always discuss all your options and quotes with your insurance agents. Below are the different types of insurance, and a few insurance agents that my clients have worked with before.


The standard homeowners insurance covers financial protection against loss due to disasters, theft and accidents


Protects against damage caused by events such as tornadoes, hurricanes, or gales.


Protects against damage caused by a flood. If you are near a flood zone, it still could be worth it to get flood insurance even if it is not required.


Hazard insurance protects against damage caused by fires, severe storms, hail/sleet, earthquakes or other natural events

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Preparing For Closing


The title company will conduct a title search to ensure the property is legitimate and find if there are any outstanding mortgages, liens, judgments, restrictions, easements, leases, unpaid taxes, or any other restrictions that would impact your ownership associated with the property. Once the title is found to be "clear", the title company will issue a title Insurance policy that protects lenders and owners against claims or legal fees that may rise over ownership of the property. This is required when obtaining a mortgage and is highly recommended even if you are paying cash. This will also be a part of your closing costs, and the fees are state-regulated, which means every title company will charge the same amount for title insurance, making It easier for you because you don't need to "shop around"!


It means the mortgage underwriter has officially approved all documentation required to fund the loan. All that remains is the actual closing process. When we hear "CLEAR TO CLOSE" that doesn't mean go out and start financing new appliances, and new cars. You still need to wait until after closing to make any other large purchases.


We will perform a final walkthrough the day of settlement to confirm that the seller made any repairs that were agreed upon and to make sure no issues have come up while under contract. Not to worry - I have a very detailed final walk through checklist to use to ensure we don't miss anything!

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Closing Checklist

Transfer all utilities into your name

Bring your driver's license or passport to the closing table

Review the closing settlement statement a few days before closing

Large Windows

Final walk-through

Sign all closing documents

Last Piece


The listing agent has a fiduciary duty to the seller by signing a contract with them first, you as a buyer are a second interest. If you went to court, would you use the other person’s attorney? Of course not! It is the same exact situation when you are buying a home. You want an agent representing YOUR best interest and negotiating and advocating for you. No matter what real estate company a home is listed for sale with, I have the ability to show you that home and write up any offers.


It is a similar scenario when buying a new home. The new home sales rep has the builder's best interest at heart and represents the builder. Additionally, I can often negotiate better terms or upgrades in your new home that the builders do not tell buyers about because they have the builder’s best interest and profit in mind, and not yours. I can also recommend which upgrades to do now with the builder, and what would make more sense to do after you move in. I am also happy to recommend vendors who can do upgraded work post closing, for less costs than the builder will charge.


Though many foreclosed homes are perceived as an excellent investment due to lower than average pricing, there are a few stipulations to consider. Many foreclosed homes are in a rough condition due to previous owners being forced out of their homes. With this in mind, the properties are rarely left in “move-in” condition and are always sold as-is with an extremely rare chance to have the home fixed prior to purchase. An additional bit of info to understand is that just because you found it online listed as a pre-foreclosure doesn't mean it will actually ever hit the market for sale. Sometimes those homeowners are refinancing, get caught up with their payment, or the home gets sold all cash at an auction. If a foreclosure home is for sale on the market, I still can help represent you in the purchase of that home. You do not have to bid online on your own.Last

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