Your buying questions, answered in plain English

It starts with a conversation, not a contract. We sit down and talk about your goals, your budget, and your timeline, and I walk you through my Ten Steps to Home so you can see the whole road before we take the first step. Then we get you pre-approved, build your search, and start seeing homes. When we find the right one, I handle the offer, the negotiation, the inspection and appraisal, and the closing, and I explain every document before you sign it. You'll never wonder what comes next, because I'll have already told you.

Yes, and it's the single best thing you can do before you start looking. A pre-approval letter from a lender tells sellers and their agents that you're a serious buyer, which matters a lot in a competitive market. Just as important, it tells you exactly what you can afford, so you don't fall in love with a home that's out of reach. I can connect you with lenders I trust, and we can get this done in your first week.

It's the contract that formally makes me your agent. It lays out what I'll do for you, how I get compensated, and how long we'll work together. In Michigan it's required before I can write an offer on your behalf, and I want to sign it early because it protects you: it guarantees you have someone in the transaction whose only job is to look out for your interests, not the seller's. We'll go over every line together before you sign.

Down payments can be a lot lower than people assume. FHA loans allow as little as 3.5% down, and VA and USDA loans allow 0% down for buyers who qualify, not to mention down payment assistance programs. On top of the down payment, plan on closing costs of roughly 2-5% of your loan amount, which covers title work, appraisal, and lender fees. The real number depends on your price range and your loan program, so I'll run it with you before you make any commitments.

Earnest money is the good-faith deposit that shows the seller you're serious about buying their home. It's typically 1-3% of the purchase price, it's held in escrow, and at closing it's applied to your purchase. If the deal falls through for a reason your contract allows, like a failed inspection or a financing contingency, your earnest money comes back to you. It's not a fee, it's your own money doing a job.

During your inspection period, which is typically around 10 days, a licensed inspector goes through the home top to bottom, from the roof to the foundation, and gives you a detailed report. My job is to help you read it: older Metro Detroit homes generate long reports, and it's normal to see a list of issues. After the inspection you can ask the seller to make repairs, negotiate a credit or a price adjustment, accept the home as is, or walk away if the findings are more than you're comfortable with, as long as we're inside your inspection window. I'll help you figure out which issues actually matter and which are just noise.

Price matters, but it's not the only thing. Sellers also weigh your pre-approval strength, your earnest money deposit, the contingencies you're asking for, and your flexibility on closing date. I study the comparable sales and the seller's situation, then build an offer that stands out without overpaying. Sometimes that means a stronger deposit, sometimes it means fewer contingencies, sometimes it means a different closing date, and I'll explain the trade-offs of every choice before we submit.

Once your offer is accepted, a typical financed purchase closes in about 30 to 45 days. That gives time for the inspection, the appraisal, and the lender's final underwriting, and it's the most common timeline you'll see in our market. Cash deals can move faster, and new construction usually runs longer. I'll give you a realistic timeline for your specific situation on day one, and I'll keep you posted at every step so there are no surprises.

Closing day is the payoff. You'll do a final walkthrough of the home first to make sure everything's as it should be. Then we sit down and sign the closing documents, which includes the closing disclosure, the mortgage note, and the deed, and I read through everything with you so you never sign something you don't understand. You'll bring a government ID and certified funds if your lender requires it, then the title company records the sale, and I hand you the keys. It's a good day.

In virtually every case, you won't write me a separate check. The seller's side pays the commission, which is split with the buyer's agent through the transaction, and it's all spelled out in the paperwork before you sign anything. I'll show you exactly where it appears in your transaction so there's never any mystery about it. If your situation is unusual, we'll talk through it openly at the very beginning.