Phase 1 · Getting Started
We Connect
Every great home story starts with a simple conversation. Whether you reached out through social media, a referral from a friend, or just happened to find me — I'm really glad you're here. This is where we get to know each other a little bit.
I'll ask about what you're looking for, your timeline, and any questions or concerns you have. And honestly? There are no dumb questions. Buying a home in Louisiana has its own quirks, and I'm here to help you navigate every single one of them.
Touring Agreement
Before we head out to look at homes, I'll have you sign a Touring Agreement. Don't let the word "agreement" scare you — this is a short-term document, usually valid for about 7 days, that simply allows me to show you homes and represent you while we're out touring together.
It also outlines my compensation (typically 3%). Historically, this has been paid by the seller — and that's often still the case. However, in today's market, everything is negotiable. If a seller isn't willing to cover that amount, the difference would come from you as the buyer. I'll always be completely transparent with you about this before we write any offer, so there are never any surprises.
Most importantly: this does not lock you into working with me long-term. It's just for this initial showing period. If after our time together you feel like we're a great fit, we'll talk about moving into a full Buyer's Representation Agreement. No pressure — ever.
Our First Showing
This is where the fun begins! We'll walk through homes together and I'll point out things you might not think to look for — the age of the roof, HVAC system, flood zones (hey, it's Louisiana!), and more. You bring your wish list and I'll bring my expertise.
Pay attention to how you feel when you walk in. Sometimes a house just speaks to you. Other times it's a "nope" before you're past the front door — and that's perfectly okay. Every showing gets us one step closer to the right one.
Making It Official — Buyer's Representation Agreement
If after our first meeting or showing you feel good about working together, we'll sign a Buyer's Representation Agreement. This is the document that officially makes me your agent — meaning I'm 100% in your corner from this point forward.
This agreement spells out how I'm compensated, the timeline we're working within, and what you can expect from me. It's a commitment from both of us — and I take that seriously. As with the Touring Agreement, my compensation is typically 3%, which sellers have historically covered — but in today's market, that's not always guaranteed. I'll always walk you through exactly how compensation looks before you sign anything.
We Keep Looking (and That's Okay!)
Finding the right home can take time, and that's completely normal. We'll continue touring homes together — and this is a team effort! I love when my buyers are actively sending me listings they've found too. The more eyes we have on the market, the better. As we see more homes, your wish list may shift a little — and that's part of the process.
I'll always be honest with you about what I see in a home — the good and the not-so-good. My job is to help you make the best decision for you, not just to get a deal done.
Getting Pre-Approved
One of the most important things you can do as a buyer is get pre-approved for a mortgage — and the sooner, the better. This isn't the same as pre-qualification (which is just an estimate). A pre-approval means a lender has actually reviewed your financials and is saying, "Yes, we'll lend you up to $X."
Based on your needs and situation, I'll connect you with the lender who's the best fit to get you pre-approved. The process involves a credit check and a review of your income, assets, and debt — and the quicker you get your information to them, the quicker it moves.
⚠️ This step cannot wait. Sellers almost always require a pre-approval letter before even considering an offer. We would never want to find your dream home and lose it simply because we weren't ready. Getting pre-approved early keeps us ahead of the game and ready to move the moment the right home comes along.
Pre-Approval Letter in Hand 🎉
Once you have your pre-approval letter, you are officially a serious buyer. This letter tells sellers (and their agents) that you're financially qualified and ready to move forward — which gives you real credibility in a competitive market.
Keep it handy! We'll attach it to any offer we make. And if your budget or timeline shifts, just let me know — we can always reconnect with your lender to update things.
Making an Offer
Found a home you love? Let's go get it! I'll walk you through every part of crafting a competitive offer. Here's what we'll decide together:
What Goes Into an Offer
Every offer is a little different depending on the home, the market, and your situation. I'll guide you through what makes the most sense for your offer every step of the way.
The Inspection Period
Your offer was accepted — congratulations! 🎊 Now we enter the Due Diligence & Inspection (DDI) period. This is your chance to really get to know the home before you're fully committed. Here's what typically happens:
Home Inspection
A licensed inspector goes through the home top to bottom — roof, foundation, plumbing, electrical, HVAC, and more. This usually takes 2–4 hours. You're welcome to be there!
Termite / WDIR Inspection
In Louisiana, a Wood-Destroying Insect Report (WDIR) is especially important. We want to make sure there are no unwelcome guests living in the walls.
Additional Inspections
Depending on the home, we may also recommend a sewer scope or mold test. Every property is a little different, and I'll help guide you on what makes sense to add.
Negotiate Repairs or Credits
If inspections turn something up, we can ask the seller to fix items, reduce the price, or give you a credit at closing. I'll help you prioritize what's worth fighting for.
Understanding the True Cost of Ownership
The DDI period isn't just for inspections — it's also the time to get a full picture of what it will actually cost to own this home. That means getting quotes for homeowners insurance, flood insurance (a must in Louisiana!), and understanding what property taxes will look like. These numbers matter and can affect your monthly budget significantly. I want you going into this with complete clarity, not surprises.
The Appraisal
Your lender will order an appraisal — an independent assessment of the home's value. This protects both you and the bank from overpaying. The appraiser will visit the home and compare it to similar recently sold properties in the area.
If the appraisal comes in at or above the purchase price — great, we keep moving! If it comes in low, don't panic. We'll talk through your options, which can include renegotiating the price with the seller or other solutions depending on your situation.
Title Search & Insurance
A title company will do a thorough search of the home's history to make sure the seller has the legal right to sell it and that there are no liens, unpaid taxes, or other surprises attached to the property.
You'll also purchase title insurance, which protects you if any past issues with the property come up after closing. In Louisiana, the closing attorney handles a lot of this — which is actually pretty unique compared to other states!
If you need help finding a title company, just ask — I'm happy to point you in the right direction.
Clear to Close
This is one of the best phrases in real estate: "You're clear to close!" It means your lender has fully approved your loan, all the paperwork is in order, and you're just days away from becoming a homeowner.
Around this time, your lender will send you a Closing Disclosure — a detailed breakdown of all the costs involved in the closing. Review it carefully and ask me or your lender if anything looks off. No surprises on my watch.
Final Walkthrough
Just before closing, we'll do a final walkthrough of the home together (I like to schedule this the day of closing if possible). This is your chance to confirm that everything is in the condition you agreed to, any requested repairs have been completed, and nothing has changed since you were last there.
It's also a great opportunity to start mentally placing your furniture. 😄
Closing Day — You're a Homeowner!
You'll sit down (usually at a title company or attorney's office), sign a stack of documents, pay your closing costs, and then — the moment you've been waiting for — you get the keys. That's it. The home is yours. I'll be there cheering you on every step of the way. Welcome home! 🗝️