For Buyers
From start to sold — your complete buyer's guide.
Buying a new home can feel overwhelming. It doesn't have to. Together we'll outline the process and create a plan, so you don't have to do any of the heavy lifting — from setting your budget to the moment we hand you the keys.
Why Work With Jennie
Buying a home is one of the biggest investments you'll ever make.
Are you required to have a real estate agent to purchase a home? No. But you're also not required to have a professional cut your hair. A lot can go wrong in a real estate transaction — unrepresented consumers account for 70% of all real estate lawsuits.
My job is to seek the best possible circumstances for your purchase — including negotiating a seller-paid commission structure whenever possible, so you keep more cash in your pocket at closing.
The Process
A clear path to your next home.
01
Set Your Budget
If you're crystal clear on what your budget is, this process will be SO MUCH easier. As a rule of thumb, your mortgage shouldn't exceed more than 1/3 of your take-home pay — but there are exceptions depending on your season of life. We'll talk through what monthly payment feels comfortable, how much you want to put down, and what your earnest money looks like (typically 1% of the purchase price, applied to your down payment at closing).
- Determine your comfortable monthly payment
- Decide on your down payment amount (often as little as 5%)
- Have your earnest money on hand (~1% of purchase price)
02
Build Your Wish List
Buying a home is fun — this is the part where you daydream. Remove all constraints and write down everything you'd love. Then narrow it down to your 3–5 must-haves. Doing this BEFORE you start looking saves time and keeps you focused on what truly matters. If a pool is on your must-have list, we'll only walk homes that have one (or are priced to allow you to add one).
- Brainstorm freely — no budget limits
- Rank and narrow to 3–5 must-haves
- Define your ideal location and neighborhoods
03
Meet With Your Lender
Every buyer must have a pre-approval before seeing homes. Your pre-approval letter is submitted with any offer so sellers know you can secure financing. Some luxury listings even require proof of funds before a showing. Once you have your pre-approval in hand, revisit your must-have list to make sure those items are realistic at your price point.
- Interview a few lenders to find the right fit
- Get your pre-approval letter in hand
- Confirm your must-haves match your approval amount
04
Set Up Your Home Search
We'll automate this with a custom home search tied to your exact criteria. Anytime a home that matches hits the market, you'll get an email — see something you love, and we'll set the showing. A few ground rules: don't walk homes outside your budget (it never ends well), be respectful of sellers' spaces, and assume there are cameras — save pricing conversations for after the showing.
- Custom MLS-tied search delivered to your inbox
- Walk only homes that meet your criteria
- Stay on-budget to avoid disappointment
05
Make an Offer
When the right home appears, we craft a strategic, competitive offer based on local data, seller motivation, and your goals. We negotiate sales price, terms, and contingencies on your behalf — protecting your interests every step. Once accepted, we send the contract to the Title Company who facilitates everything from here.
- Strategic offer built on real market data
- Negotiation of price, terms, and contingencies
- Earnest deposit submitted to title company
06
10-Day Inspection Period
This is your time to do all your due diligence. We strongly recommend hiring a professional inspector — they'll check the attic, A/C, electrical, plumbing, and provide a detailed report that's often dozens of pages long. You'll then have the chance to ask the seller to repair or replace anything that isn't working properly. If we can't agree, you can cancel the contract and receive a full refund of your earnest money.
- Hire a professional inspector for a full report
- Negotiate repairs or credits for items not working
- Full earnest money refund if you choose to cancel
07
Appraisal & Financing
Most loans require an appraisal. If the home doesn't appraise at the purchase price, we have options: cancel, renegotiate, or bridge the gap with cash. Once the appraisal contingency is met, your earnest money goes 'hard' — meaning it's non-refundable if you walk. During this stretch, stay in close contact with your lender and avoid any major purchases (no new cars, boats, or furniture on credit) — they can implode your debt-to-income ratio and kill your deal.
- Appraisal ordered through your lender
- Renegotiate or bridge any appraisal gap
- No major purchases until you've closed
08
Final Walk-Through
Two to four days before close, you'll walk the home one last time to confirm all repair requests have been completed and the home is in the same condition as when you went under contract. Boxes in the garage are normal — sellers are moving too. If everything looks good, you'll sign off on the home's condition and we head into closing.
- Verify all agreed repairs are complete
- Confirm home condition matches contract
- Sign final walk-through acceptance
09
Closing Day
The Title Company will receive loan documents 3–5 days before close. You can sign at the title company or have a notary come to you. Your property officially closes once the title is recorded at the county — funding follows shortly after. Once funded, the keys to your new home are yours.
- Sign closing documents (in office or with mobile notary)
- Title is recorded at the county
- Funding releases — keys are yours!
Good To Know
The fine print, made simple.
Closings take ~30 days
Line up your move-out, utilities, and storage well in advance — especially if you're selling first.
Renting? You get breathing room
Your first mortgage payment isn't usually due for 45–60 days after close, so you won't double up on rent.
Selling first? Be prep-ready
Have your current home cleaned, staged, and ready to list so we can negotiate a strong buyer contingency.
What To Expect
Honest, hands-on, and in your corner.
This is about more than buying low. While there will always be a few bumps along the way, I'll be doing everything I can to help you avoid delays and roadblocks. Expect weekly phone calls, my trademark tell-it-like-it-is honesty, and creative problem solving to get you where you want to go.
— Jennie