First-time buyers

From offer to keys, in 90 days.

Most of my first-time buyers close within thirteen weeks of our first conversation. Here's the timeline, in plain English — what we do, what your lender does, and what you'll never have to figure out alone.

Book a 30-min call See the timeline

The 90-day path

One step at a time.

Week 1-2

Get pre-approved

A 30-min orientation call. Then I introduce you to two trusted lenders — get a real pre-approval letter before we tour.

Week 3-5

Search + tour

Three to five homes a weekend, max. We debrief each one. No pressure to write until a home actually fits.

Week 6-8

Make offer

You see every term before it's signed. We negotiate price, repairs, closing-cost credits, and timeline — calmly.

Week 9-10

Inspect + finance

Inspection, repairs negotiated, appraisal ordered, loan files cleared. I keep the lender on schedule for you.

Week 11-13

Close + move

Final walkthrough, signing, keys. Closing translated in real time if your family needs it. Then we move you in.

Ready to start?

A 30-minute call. No pressure, no obligation.

Book a 30-min call

Common questions

No question is too small.

How much down payment do I really need?

For most first-time buyers in Georgia, 3% to 5% down works on a conventional loan, and FHA goes as low as 3.5%. There are also Georgia Dream programs with down-payment assistance up to $10,000 if you qualify. We model your specific scenario before you tour.

What about closing costs?

Plan on roughly 2% to 3% of the purchase price for closing costs — lender fees, title, taxes, prepaids. On many deals we negotiate seller-paid closing-cost credits so you bring less cash to the table. I'll show you a real estimate before you write an offer.

How does the new buyer-agent agreement work after the NAR settlement?

Since August 2024, buyers sign a written agreement with their agent before touring. It spells out the agent's compensation in plain English. In most cases the seller still offers buyer-side compensation; when they don't, we negotiate it into the offer. You see the number before you sign anything.

Do I need pre-approval before we tour?

Not for our first conversation. By the time we tour homes, having a real lender pre-approval letter strengthens you significantly in this market — especially if multiple buyers are interested. I'll introduce you to two lenders I trust.

What happens at the inspection — and what if we find problems?

A licensed inspector spends two to three hours on the home and writes a report. Almost every home has issues; the question is which ones matter. We negotiate repairs, credits, or a price reduction — or, if it's bad enough, we walk away and your earnest money comes back.