Find the right home with a plan built around your life

How we help you buy

1. We start with your goals

Before we look at a single house, we talk about what you want: your price range, your must-haves, your deal breakers, and the neighborhoods, school zones, and commute that fit your life. We also give you a simple checklist to help you sort your musts from your wants.

2. We help you get pre-approved

If you are not paying with cash, we recommend talking with a lender before you start touring homes. Pre-approval gives you a clear price range and an estimate of your costs, and it makes your offer stronger. We are happy to connect you with trusted local lenders, and we suggest comparing up to three. If you are paying with cash, you will just need proof of funds to include with your offer.

Good questions to ask a lender:

• What type of loan is best for me?
• Do I qualify for any special discounts or loan programs?
• What interest rate can you offer, and when can I lock it in?
• What fees can I expect from you?
• What are my estimated closing costs?

3. We search the market with you

We set you up on an automated search through the multiple listing service, so new homes that match your criteria come straight to you. When one catches your eye, we schedule a showing and walk through it with you. You can also browse anytime on our Search Listings page.

4. We write a strong offer

When you find the one, we help you plan both your price and your terms. The strongest offer is not always the highest one. Your closing date, contingencies, and how the offer is put together all matter to a seller.

5. We guide you through due diligence

Once your offer is accepted, you are under contract and the due diligence period begins. This is your time for inspections, such as a general home inspection, termite, septic, and radon, and for negotiating repairs or concessions. Under the standard Georgia purchase contract, you can walk away for any reason during this period.

6. We keep financing and the appraisal on track

Your lender finalizes your loan and orders an appraisal. If the appraisal comes in lower than your price, we can use that time to negotiate.

7. We get you to the closing table

Before closing, you review your closing statement and do a final walk-through of the home. Then you sign, send your funds, and get your keys. Behind the scenes, Kaelynn, our transaction coordinator, keeps dates, documents, and deadlines on track.

Protect yourself from wire fraud: before you send any money, call your closing attorney at a phone number you already know to confirm the wiring instructions. Never rely on instructions sent only by email.

Buying in a special situation?

Some moves come with more to think about. We have dedicated guidance for these situations:

• Relocating to the south metro Atlanta area
• Downsizing to a home that fits your next chapter
• Buying an investment property, including a replacement property for a 1031 exchange

Questions buyers ask us

Do I need to be pre-approved before I look at homes?

We strongly recommend it. Pre-approval tells you what you can comfortably afford, helps you focus on the right homes, and shows sellers you are ready to buy.

Do I have to sign an agreement before you show me homes?

Yes. Since August 2024, buyers sign a written agreement with their agent before touring homes, including live virtual tours. It explains what we will do for you and how we are paid. We will go over it with you and answer every question first.

Who pays the buyer’s agent?

It depends on the home and the negotiation. Sometimes the seller agrees to pay some or all of it, and sometimes the buyer pays. Compensation is negotiable, and we will talk through your options before you sign anything.

What is the due diligence period?

It is a set number of days after your offer is accepted when you can do inspections, negotiate repairs, and walk away for any reason under the standard Georgia contract. The length of the period is negotiated as part of your offer.

How long does it take to buy a home?

The search depends on your needs and what is on the market. Once you are under contract, closing often takes about 30 to 45 days when you are using a loan, and it can be faster with cash.