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Real Estate Buyer Services

A realtor plays a pivotal role in guiding homebuyers through the complex process of purchasing a home, whether it is an existing home or a new home build. Here’s an overview of the primary steps a realtor takes to assist buyers:

Step 1: Initial Consultation and Financial Preparation

Assessing Needs and Budget: Begin by understanding the buyer’s preferences, desired location, budget, and specific requirements.
Mortgage Pre-Approval: Obtaining mortgage pre-approval to determine a realistic budget and strengthen the buyer’s position with sellers.
Verification of Funds for Purchase: Cash buyers will need to provide proof of funds (account numbers redacted) to demonstrate their ability to purchase. When making an offer on a property, this will be included with the offer documents. Buyers who are pre-approved for a mortgage will also need to verify funds to close such as downpayment and closing costs.

Step 2: Property Search and Showings

Sign a buyer’s broker agreement as required by law.

Set up auto-search parameters by utilizing the Multiple Listing Service (MLS). Having a realtor set up an MLS (Multiple Listing Service) auto-search for buyers offers several key advantages:

Timely Notifications: As a Realtor, I can configure alerts to notify buyers immediately when new listings matching their criteria become available, ensuring they don’t miss potential opportunities in a competitive market. This is the primary way to start a search.
Customized Search Criteria: Search parameters will reflect a buyer’s specific preferences, such as location, price range, amenities, and more, streamlining the home search process.
Access to Comprehensive Listings: The MLS provides a centralized database of property listings from various brokerages, offering buyers a broader selection of homes than public real estate websites.
Real-Time Updates: Listings on the MLS are updated regularly, ensuring that buyers receive the most current information available.
Arranging Viewings: Schedule a specific time each week to view properties. It is important to schedule these showings in advance. As your agent, I will accompany buyers on property tours, offering insights into each home’s features and potential drawbacks.

Required Documentation

As of August 17, 2024, significant changes in real estate practices require buyers to sign a Buyer-Broker Agreement before viewing any properties. This shift, resulting from a settlement involving the National Association of Realtors (NAR), mandates that buyers and their agents establish a written agreement outlining compensation and services prior to home tours. Previously, sellers often covered the buyer’s agent commission, but this practice has been eliminated, placing the responsibility on buyers to negotiate and agree upon compensation upfront. Signing this agreement ensures that buyers receive dedicated representation, access to exclusive listings, and professional guidance throughout the home-buying process, all while providing clarity on financial obligations from the outset

By leveraging a realtor’s MLS access and expertise, buyers can enhance their home search experience, making it more efficient and aligned with their specific needs. The buyer screens all the listings as to their preference.

Step 3: Negotiation and Offer Strategy

Comparative Market Analysis (CMA): I will provide data on comparable properties to help buyers understand market value.
Crafting Offers: I will assist in determining a competitive offer price and advise on contingencies such as inspections or financing.
Negotiating Terms: Provide insight to the buyer to negotiate terms, including price, closing costs, and repair requests.
Managing Paperwork: Ensure all contractual documents are accurate, complete, and comply with legal requirements. Documents will include a sales contract, addendums, disclosures, a commission agreement, a pre-approval letter from a financial institution, and proof of cash to close.

Step 4: Coordinating Inspections, Appraisal, and Survey

Scheduling Inspections: Recommend qualified inspectors and help coordinate home inspections to assess the property’s condition. All inspections are typically paid by the buyer out of pocket. Typical inspections required for homeowner’s insurance are:

Four-point inspection: A four-point inspection is a specialized evaluation focusing on four critical systems of a home: the roof, electrical system, plumbing, and HVAC (heating, ventilation, and air conditioning). Unlike a comprehensive home inspection, which covers the entire property, a four-point inspection targets these essential components to assess their condition and identify potential risks. Insurance companies often require this inspection to evaluate the property’s insurability. The findings help insurers determine coverage eligibility and may influence policy terms. Conducting a four-point inspection provides homeowners and prospective buyers with valuable insights into the property’s condition, aiding in informed decision-making and potentially preventing unexpected repair costs.
Wind mitigation: A wind mitigation inspection is an evaluation of a home’s features designed to reduce damage from high winds, such as those from hurricanes or tornadoes.
Well inspection: (for homes on private wells), and a water quality test.
Septic inspection: (For homes with private septic systems.) A septic inspection is a thorough evaluation of a home’s septic system, which is responsible for treating and disposing of wastewater. Unlike general home inspections, septic inspections focus specifically on the septic tank, distribution box, leach field, and associated components. (Usually requires a pump-out).
WDO (Wood-Destroying Organism) inspection: Done by a licensed pest control company, is a specialized evaluation that identifies and assesses the damage caused by pests such as termites, wood-boring beetles, carpenter ants, and wood-decaying fungi.
Appraisal: The mortgage company will order the appraisal which may address any discrepancies between the appraised value and the offer price. (Usually included in buyer closing cost.)
Survey: A property survey is an assessment that maps out the boundaries, dimensions, and features of a parcel of land. Conducted by surveyors, it identifies property lines, existing structures, easements, and other significant elements such as utility lines or flood zones.

Step 5: Navigating Closing Procedures

Final Walkthrough: Before closing, (normally a day before closing) the final walkthrough is scheduled by your realtor to make sure the property is swept clean and in agreed-upon condition.
Closing: Sellers and buyers may schedule with the closing agent (title agent) to sign by mail away or in person. Funds to close are wired as per the instructions of the closing agent either before closing or same day. Once the loan and wire transfers are funded and all parties have signed, the buyer takes possession of the property and typically receives keys, and garage door openers at closing.

FAQ Buyer Services

How much can I afford? What’s a realistic budget for me?

Determine Your Budget

Before you start searching for your first home, it’s essential to wisely determine your monthly budget. Taking into consideration your income, expenses, savings, and current debt, you should have a clear idea of how much you can afford to spend on a home. A good practice for deciding how much house you can afford, keep your housing cost no more than 25% of your total income. Furthermore, consider your income, expenses, savings, and current debt when determining your budget for a home.

There are online calculators to estimate your monthly mortgage payments. Those costs vary based on your down payment, interest rate, and terms. Then there are the amenities, age of the home, property taxes, and insurance costs.

How much down payment do I need?

Mortgage Affordability Calculator

Depending on your credit, debt to income ratio and other factors, you will need from 0% down to 20% down on a purchase. Downpayment does not include closing costs. Many first-time home buyers fall prey to the advertising and marketing of companies trying to get them in their sales funnel. Ads that say, “zero down!” or “3.5% down!” mislead first-time home buyers in not realizing, there are costs associated with buying a home other than the down payment.

Closing Cost

Closing costs are the fees associated with the purchase of a home. These costs typically include expenses such as loan origination fees, title fees, appraisal fees, and other related expenses. The total closing costs can vary depending on several factors, such as the home’s purchase price, the type of loan, and the property’s location. It is essential to keep in mind that closing costs are in addition to the down payment amount, which is typically required for the purchase of a house. It’s a good idea to factor in these expenses when budgeting for the purchase of a home to ensure that you have a clear understanding of the total cost of the transaction. Some sellers may offer to pay a portion of the closing costs, but this is not always the case. It’s important to work with a knowledgeable real estate agent and/or lender who can help you understand the closing costs associated with your home purchase.

Will the taxes and insurance go up?

Taxes and Insurance

When you purchase a home, it’s important to be aware that your taxes and insurance may increase. Property taxes are based on the assessed value of your home, which typically increases after a purchase. This means that you may end up paying higher property taxes than the previous owner. Additionally, homeowners’ insurance rates can also go up after you buy a home, especially if the property is larger or in a more expensive neighborhood. It’s important to budget for these potential increases when planning to purchase a home.

What is the difference between pre-approval and pre-underwritten?

Here is the difference between pre-qualification and pre-approval in the context of mortgages.

Pre-qualification is the preliminary step in the mortgage process that provides an approximate estimate of your borrowing power. During pre-qualification, you provide your credit, debt, income, and asset information to the lender, but it doesn’t involve a thorough financial assessment. Based on the information provided, the lender estimates the amount you may be able to borrow. Some lenders may run a credit check, which can either be a soft inquiry (that doesn’t affect your credit score) or a hard inquiry (which can slightly lower your credit score). Pre-qualification is suitable for first-time home buyers who are exploring the market and aren’t ready to commit yet.

On the other hand, pre-approval is a more comprehensive process that comes after pre-qualification. To get pre-approved, you need to provide detailed documentation of your financial information, including income, assets, and debts. Pre-approval involves a thorough credit check and if you’re pre-approved, the lender provides a conditional commitment to loan you the money for a mortgage. In today’s competitive market, real estate agents and sellers often require pre-approval before showing you properties. Unlike pre-qualification, pre-approval carries more weight and requires a more rigorous assessment of your financial situation.

What is the difference between a buyers market and a sellers market?

In real estate, a buyer’s market occurs when there are more homes for sale than there are buyers, giving buyers the upper hand in negotiations. This often leads to lower prices, longer time on the market for sellers, and more room for buyers to request repairs or concessions. In contrast, a seller’s market happens when demand outpaces supply—there are more buyers than available homes. This typically results in higher prices, faster sales, and multiple-offer situations where sellers have more negotiating power. Understanding which type of market you’re in helps shape pricing, timing, and offer strategies.