The buying guide
Buying a home is a big deal. Let's treat it like one.
Thoughtful guidance, practical advice, and a clear understanding of what comes next.
Before we talk about houses, let's talk about you.
Most buyers come to me having already spent weeks on Zillow. They've saved listings, done the math on mortgage payments, and formed opinions about neighborhoods. That's fine — it's actually useful. But the first conversation I want to have isn't about houses. It's about what you're trying to solve.
Are you buying because you're tired of renting and want to build equity? Because you need more space? Because you've decided Richmond is home and you want to commit to it? Because your lease is up in four months and you're panicking a little? All of those are legitimate reasons. They just lead to different strategies.
The buyers who have the best experiences are the ones who are clear about what they're optimizing for — and honest about what they're willing to trade off. I'll help you get there.
What I do differently
"I'll tell you when a house isn't right for you. Even if you love it."
My job isn't to sell you a house. It's to help you buy the right one. Those are different things, and I take the distinction seriously.
The process
Six things that actually matter when you're buying a home.
Understand your budget and buying power
Before beginning your search, it's important to understand what homeownership will look like financially. A mortgage pre-approval is an important starting point, but your maximum loan amount isn't necessarily your ideal budget. We'll consider your anticipated monthly payment, property taxes, insurance, potential HOA fees, maintenance, and other expenses. I'll also help you understand the role of your lender and connect you with financing resources if needed. The goal is to establish a comfortable financial framework so you can search with confidence.
A good lender is as important as a good agent. I have recommendations. Ask me.
Identify your priorities and possibilities
Finding the right home starts with understanding what matters most to you. We'll explore your preferences for location, layout, condition, character, outdoor space, and other features. Along the way, we'll distinguish your must-haves from the things that would simply be nice to have. Your priorities may evolve as you tour properties and discover what's available. That's a normal and useful part of the process. My role is to help you evaluate your options and make decisions that reflect what you value most.
I'll help you distinguish what matters most from what's simply nice to have.
Get to know the market
Real estate is local, and market conditions can vary considerably across Richmond and Central Virginia. We'll look at relevant market data, recent sales, available inventory, and the level of competition in the areas you're considering. Understanding these dynamics helps us establish realistic expectations, identify opportunities, and develop a search strategy that makes sense for you.
Develop a thoughtful offer strategy
When you find a home you'd like to purchase, we'll evaluate the property, review comparable sales, and discuss the terms of a potential offer. Purchase price is only one consideration. Financing, contingencies, earnest money, and closing timelines can all influence how an offer is received. I'll explain your options and the potential implications of each so you can make an informed decision about how to proceed. The goal is to put together an offer that reflects both the market and your interests.
I will never pressure you to waive an inspection. But I will explain the tradeoffs honestly.
Evaluate the property
Once you're under contract, inspections and other due diligence activities can provide valuable information about the property's condition. Inspection reports can be detailed, particularly for older homes. I'll help you understand the findings, identify questions for qualified professionals, and consider what the results mean for your purchase. Depending on your contract terms, we may also have opportunities to negotiate repairs or other considerations. This stage is about gathering information, understanding potential risks, and making decisions with greater clarity.
Use a good inspector. I have recommendations. Ask me.
Navigate the path to closing
Once your contract is ratified, there are several important milestones between you and closing day. Inspections, financing, appraisal, title work, insurance, and the final walkthrough all require coordination and attention to deadlines. I'll help you stay organized, understand what's happening at each stage, and prepare for what comes next. By the time closing day arrives, you should have a clear understanding of the process and what to expect.
Ready to explore what's next? Whether you're actively searching, planning a future move, or simply trying to understand your options, I'm happy to start with a conversation. You don't need to have everything figured out before reaching out. That's part of what I'm here to help with. Let's talk.
Common questions
Questions I get asked a lot
How long does the buying process take?
From starting your search to closing, most buyers take two to six months — sometimes shorter if you know what you want and the market cooperates, sometimes longer if you're being selective or the market is tight. The mortgage process alone takes 30–45 days once you're under contract.
How much do I need for a down payment?
It depends on your loan type. Conventional loans can go as low as 3–5% down. FHA loans require 3.5%. VA loans (for eligible veterans) can be zero down. A larger down payment reduces your monthly payment and may help you compete in multiple-offer situations, but it's not always necessary. Your lender will walk you through the options.
Should I sell my current home before buying?
This is one of the most common dilemmas in real estate and the answer is genuinely 'it depends.' Selling first gives you certainty about your budget and removes a contingency that can weaken your offers. Buying first means you don't have to move twice. Bridge loans and rent-back agreements can help. We'll figure out the right sequence for your situation.
What does it actually cost to buy a home beyond the purchase price?
Closing costs typically run 2–5% of the purchase price and include lender fees, title insurance, recording fees, and prepaid items like homeowners insurance and property taxes. You'll also want cash reserves for immediate repairs and maintenance — especially in older Richmond homes. Ultimately actual costs depend on financing, property, and transaction details which will vary.
Do I have to use the lender my agent recommends?
No. You can use any lender you want. That said, a lender who is responsive, communicates clearly, and has a track record of closing on time is genuinely valuable in a competitive market. A slow or disorganized lender can cost you a house. I recommend lenders I've worked with and trust — but the choice is always yours.
What if I'm interested in buying but don't know where to start?
That's a perfectly good place to begin. You don't need to have a specific neighborhood, price range, or timeline figured out before we talk. We can start by discussing your goals, exploring the buying process, and identifying a few practical next steps. There's no expectation that you need to be ready to purchase immediately.
Ready to start? Or just have questions?
Either is fine. I'm happy to have a conversation before you're ready to do anything. That's usually where the useful work happens.
Let's talk→