For buyers
Six steps from first conversation to keys in hand, with the timing and the traps at each one.
The process
Most of this happens before you tour a single house. Here is the whole path, with how long each step really takes.
Why now, and why buy? Building equity instead of paying rent, more space, a better commute, an investment. We will talk through your reasons, your timing and an honest first look at the budget, and we will explain exactly how we work.
Bring your wish list, but also your deal-breakers. The second list saves far more time.
Gather pay stubs, statements and tax returns, check your credit, and get preapproved. The lender's letter sets your real budget, and it is what makes a seller take your offer seriously.
Mortgage inquiries within a short window - 14 to 45 days, depending on the scoring model - count as one on your credit, so compare two or three lenders.
Look for a full-time agent who knows the neighborhoods you want, answers the phone and can show you results. Buyers now sign a written agreement with their agent before touring, and it spells out what you pay, if anything.
Ask any agent for recent homes they helped someone buy nearby, and a past client you can call.
Drive the neighborhoods, get instant alerts for new listings, and tour the homes worth your Saturday - we will tell you the good and the expensive in each. When you find the one, we pull the recent sales and structure an offer to win without overpaying.
The highest offer does not always win. A clean, certain offer is worth real money to a seller.
Your deposit goes into escrow and the title company checks the title. An inspector goes through the house top to bottom and we negotiate repairs or credits on anything that turns up, while the lender's appraisal confirms the value.
Go to the inspection. An hour with the inspector teaches you more about the house than the report ever will.
A final walk-through, utilities switched on, a stack of signatures and the keys are yours. We will be there, and we will have checked every number on the closing statement beforehand.
Between offer and closing, do not open new credit, change jobs or move large sums of money. Any of them can delay the loan.
Budget
Taxes, insurance and HOA included – the number lenders and portals often leave out.
Estimated monthly payment
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Loan amount — · Cash for down payment —
An estimate for planning only, not a loan offer. Mortgage insurance is approximated at 0.5% a year when less than 20% is put down. Ask your lender for a Loan Estimate for exact figures.
Questions
In most transactions the buyer's agent is paid at closing, often through a concession negotiated with the seller. Since 2024 buyers sign a written agreement with their agent before touring homes, and it states exactly what the compensation is. We will walk you through it before you sign anything.
Less than most people think. Conventional loans start at 3% down, FHA at 3.5%, and VA and USDA loans can be zero down for those who qualify. Twenty percent avoids mortgage insurance, but it is not a requirement.
It depends on your finances and your market. Selling first gives you certainty and a stronger offer; buying first avoids moving twice. There are tools that bridge the gap - we will work out which one fits.
Often, yes. Off-market and coming-soon homes, for-sale-by-owner and new construction are all possible. Part of our job is hearing about them before they are public.
Structure, roof, electrical, plumbing, heating and cooling, and visible defects. Specialists check things like sewer lines, radon or pests when there is reason to. The findings give you room to negotiate repairs or a credit.
Client stories
Lindsey is absolutely at the top of her game in the real-estate business. Lindsey is very much a professional with the knowledge and drive to back it up. My wife and I had a great experience with Lindsey we came out of the deal with a new home and a new friend, what else can you ask for. Do yourself a favor and give her a call. Thanks DLA
Lindsey was absolutely wonderful to work with. She was knowledgeable and listened to what we were looking for and I can honestly say she found us our dream home! She was a great negotiator on our behalf, and she kept us in the loop during the whole buying process so our closing was smooth and there were no problems. We were also living in another state during our search, and she was wonderful about making sure we could see houses when we would come to TN to visit. We can't say enough good things about her and her group! Very thankful we went with them and we would again. Highly recommend!
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