Buying a home here, start to finish
You don't need a Realtor who simply opens doors and sends paperwork. You need someone who knows the market, communicates with you, solves problems, tells you the truth, and keeps things moving. Here's how buying works with me, and the questions I get asked most.
How it goes
- We talk. Fifteen minutes, phone or coffee. What you want, what you're worried about, your timeline.
- Get pre-approved. Before we look. It tells us what's realistic and makes your offer stronger. I can point you to a few lenders; you pick.
- We look. I set up a search, we tour what's worth touring, and I tell you what I see, including what's wrong with it.
- We write an offer. Price, earnest money, due diligence period, closing date, what you're asking the seller to cover. I'll tell you where the market is and what it takes to win without overpaying.
- Under contract. Inspection, appraisal, repairs negotiation. This is where problems show up, and where I earn my keep.
- Closing. Final walk-through, sign, keys. Then confetti.
Questions I get asked
How do I buy a house? What do I need to do first?
Call me, then get pre-approved with a lender. Those two steps tell us your budget and your timeline, and everything else follows from there.
How long does the process take?
From accepted offer to closing, usually 30 to 45 days in our area. Finding the house can take a week or six months, depending on you and the market.
What is earnest money?
A deposit you put down when your offer is accepted, held by the closing attorney, that shows the seller you're serious. It's credited back to you at closing. If you walk away within your due diligence period you usually get it back; walk away after and you may not.
What is due diligence?
A set number of days after going under contract, written into the Georgia contract, when you can inspect the home and cancel for any reason and keep your earnest money. Typically 7 to 14 days here. It's your safety window; we use it.
What are closing costs?
The fees to finish the purchase: lender fees, attorney fees, title insurance, prepaid taxes and insurance. For buyers in our area, plan on roughly 2 to 4 percent of the price. Sometimes we can get the seller to cover part of it.
Do I have to put 20% down?
No. VA loans can be zero down, FHA is 3.5 percent, and conventional loans start at 3 percent for many buyers. Twenty percent avoids mortgage insurance, but it's not required.
What does the home inspection look for?
Roof, foundation, electrical, plumbing, HVAC, water intrusion, and safety issues. In this area, add termites, moisture and drainage. The report tells us what to ask the seller to fix or credit.
Should I buy now or wait?
Honest answer: it depends on your life more than the market. If you're settled in your job, plan to stay five years or more, and the payment fits, buying usually beats waiting. If any of those aren't true, we talk about it.
Last updated September 7, 2026
Thinking about buying or selling?
Call or text me at (912) 660-9382. If you'd rather start with a note, the contact form goes straight to my phone.