Buyer Agency - What It Means
Before we start touring homes, we'll sign a Buyer Agency Agreement - a contract that makes me your agent, not the seller's. My loyalty is 100% to you from day one.
Think of it like hiring a contractor: it spells out exactly what I'm doing for you, how I get paid, and how long we're working together. Once signed, I'm legally required to uphold six duties to you - known in real estate as OLD CAR.
What Your Agent Actually Does
Spoiler: it's a lot more than opening lockboxes.
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The Home Buying Blueprint
A lot of moving parts - but the process is very predictable once you know what to expect.
We talk through your goals, answer your questions, and build your must-have / deal-breaker list. This is our strategy session.
~1 hourYou connect with a lender who reviews your documents and confirms how much home you can buy. Required before any offer.
1–3 business days once docs are inWe build your criteria and start scheduling tours. When the right one hits the market, we move fast.
Days to months - variesFound the one? We write the purchase agreement, discuss strategy, and submit. The seller has ~24–48 hours to respond.
Submit ASAP when you're readyThe seller accepts, rejects, or counters. We go back and forth until both sides agree - or we walk. I guide every move.
VariesEveryone signs. Deadlines begin the very next day - no time to celebrate just yet.
Day 0 - the clock starts nowOrder inspections immediately. You'll review reports and decide if you want to request repairs from the seller.
Respond within 3–10 daysYour lender orders the appraisal and underwriting kicks in. Stay responsive - delays here cost time.
30–45 days totalFinal walkthrough, utility transfers, wire your closing funds. One last check that everything is as expected.
Day before or day of closingSign docs at the title company. Bring your valid ID. The deed records - you get your keys.
~1 hourThe Money Breakdown - No Surprises
Every cost you'll encounter - some upfront, some at closing. Know them before you start.
| Cost | When Due | Typical Amount |
|---|---|---|
| Earnest Money Deposit - good-faith deposit applied to purchase at closing | Within 2 business days of accepted offer | 1–3% of purchase price |
| Inspections - general + add-ons (sewer, termite, pool, etc.) | Upfront - order immediately | $600 – $1,200+ |
| Appraisal - ordered by lender, paid by you | Upfront - order ASAP | $600 – $800 |
| Homeowner's Insurance - lender needs a commitment letter before closing | Quote immediately after acceptance | Varies by property |
| Down Payment - minimum depends on loan type | At closing | 3–20%+ of purchase price |
| Closing Costs - lender fees, title, escrow, prepaid taxes & insurance | At closing | 2–5% of loan amount |
* FHA minimum = 3.5% down. Conventional minimum = 3%. More down = lower monthly payment.
Getting Pre-Approved - the Right Way
Step one before you can submit any offer. No pre-approval letter and the sellers won't take your offer seriously.
Pre-qualification = a quick estimate based on what you tell them - not verified. Pre-approval = the lender actually checks your documents and issues a commitment letter. Always get the real pre-approval. It carries far more weight with sellers.
580+ FHA minimum
740+ Best rates available
Don't open new cards or loans during this process.
Most lenders want under 43%. Lower = better odds.
Lower LTV = better rate + no PMI. Lenders love this number.
Adds to your monthly payment - but disappears at 20% equity.
Questions to ask every lender - shop around!
The Home Search - Showings & What to Look For
When a home hits the market and matches your criteria, we move fast. Especially in a competitive market.
Your Showing Checklist
Making an Offer & Negotiations
Found the one? Now we get strategic. I'll pull comps to figure out a smart offer price and put together a complete purchase agreement.
They pass entirely - flat no or no response. We learn, adjust, and move on.
They want changes - to price, terms, or timeline. We review and decide how to respond.
They're happy with your offer as-is. You have a deal - now the clock starts.
The signed document is delivered via email from agent to agent. Verbal agreements don't count. Always get it in writing.
Contract Details - Plain English
The purchase agreement is the blueprint for your entire transaction. Here are the key pieces.
How much you're paying for the home - the starting point of every negotiation, but not the only thing that matters to a seller.
All the other negotiable pieces: financing type, earnest money amount, what's included in the sale (appliances? fixtures?), closing date, possession date.
Closing = when the deed records and you're legally the owner. Possession = when you get the keys. Usually the same day - but this can be negotiated.
Real estate contracts are serious about deadlines. Miss one and you could be in breach of contract - which can cost you your earnest money or worse. I track every deadline so you don't have to stress.
The 3 Main Contingencies - Your Safety Hatches
In competitive markets, buyers sometimes waive contingencies to strengthen their offer. Always understand what you're giving up before removing any of these. We'll walk through the tradeoffs together.
Multiple Offer Situations - How to Win
In competitive markets, great homes often receive several offers at once. Here's how we stand out.
The seller can accept the strongest offer immediately - without telling you others exist. Or they call for "highest and best" - everyone resubmits by a deadline. The seller is NOT obligated to negotiate or wait. Put your best foot forward from the start.
Melody's Playbook for Winning
Offer Accepted! Here's What Happens Next
Congrats - but no time to celebrate just yet. Deadlines begin the day after written acceptance. Let's move.
Wire to the title/escrow company. Don't be late - this deadline matters.
Within 2 business daysYou need time to review reports and respond to the seller. Don't wait.
Within 3–7 daysYou've been pre-approved - now you formally apply for this specific property.
Within 7 daysYour lender orders it - but you pay upfront. Takes 7–10 days to come back. Don't delay.
ImmediatelyYour lender requires this before they can issue a clear to close.
Within 10–20 daysIf you like what you've read, let's connect!
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Inspections - Your Safety Net
Your chance to know exactly what you're buying before it's legally yours. Almost every home has something - don't skip this step.
After reviewing the report, you submit a response listing defects you want the seller to address. A defect = something that significantly affects value, safety, or lifespan - not "I don't like the wallpaper." The seller can fix it, offer a credit, or say no. If it's a deal-breaker and they say no, you can exit and get your earnest money back.
Appraisals - How Lenders Verify Value
Your lender won't just take your word for it that the house is worth $500K. They hire an independent appraiser - and that number dictates how much they'll lend you.
If the appraised value comes in below your agreed purchase price, you have three options:
Ask the seller to lower the price to the appraised value, cover part of the gap, or split the difference. Most common outcome in a cooperative deal.
You pay the difference between the appraised value and purchase price out of pocket. The lender can only loan up to appraised value - the rest has to come from you.
If the appraiser used questionable comps, you can request a review or second opinion. Or use your appraisal contingency to cancel and get your earnest money back.
Final Steps & Closing Day
The home stretch. Here's everything that needs to happen before you pick up your keys.
The lender's final green light. Underwriting is done, all conditions are met. This is a very good day.
The lender sends your closing package to the title company. They prep documents and send back to the lender for final sign-off.
Once you receive the final closing number, wire your down payment and closing costs. Always verify wire instructions by phone before sending.
One last visit to confirm the home is in the same condition as when you made your offer. Negotiated repairs should be complete.
Call utility companies before closing and schedule service to start in your name on closing day.
Title company or escrow office. Bring valid photo ID - that's it. Closer walks through docs, deed records with the county, you get your keys. About 1 hour.
When the title company files your deed with the county, ownership becomes public record. This is the official moment you become a homeowner - not when you sign, not when you wire the money. Recording is the finish line.
Before wiring any money, ALWAYS call the title company directly - using a number you looked up yourself, not one from an email - to verify wire instructions. Scammers intercept real estate emails and swap in fake account numbers. Double and triple check. No exceptions. Ever.
Financing Don'ts - Protect Your Loan Approval
From pre-approval to closing day, your financial life is being monitored by your lender. Any major change can derail the loan. We've seen it happen.
- 🚗Buy a car or any large financed purchase - even if your current lease is ending
- 💳Open new credit cards or lines of credit
- ✍️Co-sign anyone else's loan
- 💼Change jobs - especially to a different industry or from W-2 to self-employed
- 💸Make large cash deposits you can't fully document
- 🏦Move money between accounts without talking to your lender first
- 🛍️Go on a spending spree - yes, even furniture. Wait until after closing
- 📝Omit any debts from your loan application - lenders find everything
Contact Me
Whether you're just starting your search or ready to make a move, I'm happy to help you figure out the next steps - no question is too small!