buying a home

Before we start looking at homes, I want to understand what you're actually looking for and why you're moving.

Bedrooms, bathrooms, location, and price are important, but they're only the beginning.

We'll talk about things like:

• The areas and communities you're considering 
• Your ideal price range and monthly payment 
• How much space you need 
• Your commute and daily routine 
• Schools, when they're important to your decision 
• Yard, garage, and other property features 
• Neighborhood preferences 
• Your timeline for moving 
• Your must-haves versus your nice-to-haves 
• How long you expect to own the home 

Very few homes check every box.

Part of my job is helping you identify the things that really matter so we can focus our search on homes that make sense for you.

As we look at properties, those priorities may change — and that's completely normal.

Sometimes you don't realize how important a large backyard is until you see one. Or you discover you'd rather have an older home in the neighborhood you love than a newer home farther away.

The search should evolve as we learn more about what feels right for you.

I don't believe in flooding your inbox with every house that technically matches a broad set of criteria.

We'll build a focused search around what you're actually looking for, and I'll help you identify properties that deserve a closer look.

You can send me homes you find too.

The goal isn't to look at the most houses.

It's to find the right one.

Unless you're paying cash, understanding your financing is an important early step in the home-buying process.

Before we get serious about looking at homes, I want you to know more than simply the maximum amount a lender says you can borrow.

You should have a good understanding of:

• Your comfortable monthly payment 
• Your estimated down payment 
• Your expected closing costs 
• How much cash you'll likely need at closing 
• The type of mortgage you're considering 
• Whether you may qualify for down payment assistance or other programs 

A mortgage preapproval gives us a much clearer picture of what your financing looks like and puts us in a stronger position when it's time to make an offer.

Your lender will review your financial information and help determine which loan options may make the most sense for you.

If you don't already have a lender, I can connect you with trusted local lenders — but you're always free to choose the lender you want to work with.

Just because a lender approves you to purchase a $400,000 home doesn't mean you need to spend $400,000.

We'll pay attention to the actual estimated monthly payment and make sure we're searching in a range you're comfortable with.

I want you to enjoy owning your home — not feel like your mortgage owns you.

Conventional, FHA, VA, USDA, fixed-rate, adjustable-rate, PMI, points, APR — there's a lot to understand.

I've created a separate Understanding Mortgages page that explains the major types of home loans, how mortgage payments work, down payments and closing costs, interest rates, preapproval, and the mortgage process from application through closing.

Once you're preapproved and we know what you're looking for, the fun part begins.

We'll start identifying homes that fit your priorities, scheduling showings, and narrowing down what feels right.

But finding the right home involves more than scrolling through listing photos.

When we tour a home, I'll help you look beyond the staging and finishes and think about the bigger picture.

We'll consider things like:

• Overall condition of the property 
• Age of major systems and components 
• Floor plan and functionality 
• Lot and location 
• Neighborhood and surrounding properties 
• Potential maintenance or improvements 
• Property taxes and HOA costs 
• How the home compares with others in the area 
• Potential resale considerations 

A beautiful kitchen is great.

But I also want to know what's happening with the roof, HVAC, windows, drainage, foundation, and everything else you're actually buying with it.

When you're seriously considering a home, I'll help you dig deeper.

Depending on the property, that may mean reviewing comparable sales, property history, prior listings, tax information, disclosures, neighborhood information, flood-zone information, or other details that could affect your decision.

If there's something we don't know, we'll try to find the answer.

Sometimes you'll know immediately that a house isn't right.

Other times you'll walk out thinking:

“I really like this one. Let me think about it.”

That's okay.

I'll give you my perspective and point out things I think you should consider, but I'm not there to sell you the house.

I'm there to help you decide whether it's the right house for you.

Eventually, we'll walk into a home that feels different.

Before we rush into writing an offer, we'll slow down and look at the numbers, comparable sales, competition, property condition, and anything else we know about the seller's situation.

Then we'll decide together what kind of offer makes sense.

Finding a home you love is the exciting part. Making sure the deal makes sense is just as important.

You've found a home you love. Now it's time to decide what you're willing to offer and how we want to structure it.

An offer is about much more than the purchase price.

Before we write anything, I'll help you understand the property, the market, and the terms we're considering so you can make an informed decision.

We'll look at recent comparable sales, current competition, the condition of the property, how long it's been on the market, price changes, and other available information.

The asking price tells us what the seller wants.

It doesn't necessarily tell us what the home is worth or what you should offer.

A purchase offer can include several important terms, such as:

• Purchase price 
• Financing 
• Earnest money 
• Seller-paid closing costs 
• Inspection and due-diligence terms 
• Appraisal provisions 
• Financing contingencies 
• Closing date 
• Possession 
• Personal property or other negotiated items 

Those pieces work together.

A seller may prefer one offer over another for reasons that have very little to do with a few thousand dollars in purchase price.

Every situation is different.

A home that's been sitting on the market for 60 days may call for a very different strategy than a new listing with multiple interested buyers.

I'll communicate with the listing agent when appropriate, gather as much useful information as I reasonably can, and help you understand the options.

If we're competing, we'll talk about ways to strengthen the offer without automatically giving away protections that matter to you.

A seller can accept your offer, reject it, or propose different terms.

If we receive a counteroffer, we'll evaluate it the same way we evaluated the original deal.

You don't have to agree simply because the seller countered.

We'll look at what changed, what the home is worth to you, and whether the new terms still make sense.

Getting the house isn't the only goal.

Getting the right house at terms you're comfortable with is the goal.

I'll give you the information and advice I can, explain the potential advantages and risks of different strategies, and negotiate on your behalf.

Ultimately, you decide what you're willing to offer and where your limits are.

And if the deal stops making sense, I'm perfectly comfortable telling you:

“Let's go find another house.”

Your offer was accepted. 🎉

That's a big milestone — but there's still quite a bit that needs to happen before you get the keys.

From this point forward, my job is to help keep you organized, make sure important deadlines aren't missed, coordinate with the other people involved, and help you navigate the decisions that come up along the way.

Depending on the terms of your contract, you'll typically need to deliver your earnest money within a specified timeframe.

I'll make sure you know how much is due, where it needs to go, and when it's due.

Your earnest money isn't an additional fee on top of the purchase price. At closing, it's generally credited toward the amount you owe, subject to the terms of the contract.

We'll get your home inspection scheduled quickly so there's enough time to complete the inspection, review the results, and make any decisions required within the contract deadlines.

Depending on the property, you may also consider additional inspections or evaluations.

We'll cover inspections in more detail in the next section.

Your lender will need a copy of the purchase agreement and will begin moving your loan toward final approval.

Continue responding quickly to requests for documents and information.

And until we close, don't make major financial changes without talking to your lender first — including financing a vehicle, opening new credit accounts, changing jobs, or moving large amounts of money.

If you're financing the purchase, your lender will typically order an appraisal.

The appraisal helps the lender determine the property's value and, depending on your loan program, may also address certain property requirements.

I'll keep track of where we are in that process and help you understand your options if an appraisal issue comes up.

While all of this is happening, title and closing work will also be underway.

You'll also need to arrange homeowners insurance before closing if you're financing the property.

There may be times when your lender, insurance agent, title or closing company, or I need something from you. Responding promptly helps keep everything moving.

There are a lot of people involved in a home purchase.

You. Me. Your lender. The listing agent. The seller. Inspectors. Appraiser. Insurance agent.

Closing professionals. Sometimes contractors and other specialists.

You shouldn't have to figure out who needs what or wonder what happens next.

I'll help you keep track of the real estate side of the transaction and stay ahead of the important dates and decisions all the way to closing.

Once you're under contract, one of the most important steps is learning more about the condition of the home you're buying.

A professional home inspection can help identify defects, safety concerns, maintenance issues, and components that may need attention now or in the future.

The goal isn't to find a perfect house.

It's to help you better understand the house you're buying.

A general home inspection typically evaluates many of the visible and accessible components of the property, including things such as:

• Roof and exterior 
• Foundation and structural components 
• Electrical system 
• Plumbing 
• Heating and cooling systems 
• Attic and insulation 
• Windows and doors 
• Interior components 
• Built-in appliances 
• Drainage and moisture concerns 

Depending on the home, we may also discuss additional specialized inspections or evaluations.

Inspection reports can be long. Really long.

That doesn't necessarily mean you've picked a bad house.

Inspectors document what they observe, which can include everything from significant defects to minor maintenance items and recommendations for future attention.

We'll go through the findings and separate the important issues from the little stuff.

That depends on what was discovered and the terms of our contract.

We may need to consider:

• The seriousness of the issue 
• Potential repair cost 
• Whether additional evaluation is needed 
• Whether it affects safety or functionality 
• The age and overall condition of the home 
• What rights we have under the contract 

Depending on the situation and our contractual options, we may ask the seller to make repairs, negotiate another solution, accept certain items as they are, or decide the property no longer makes sense for you.

New construction can have inspection items.

A five-year-old house can have inspection items.

A 60-year-old house is almost certainly going to have inspection items.

The question usually isn't:

“Did the inspector find anything?”

It's:

“What did they find, how serious is it, and what do we want to do about it?”

The inspector's job is to evaluate and explain the condition of the property.

My job is to help you understand how those findings fit into the real estate transaction and what options you have under our agreement.

If something needs the opinion of a roofer, electrician, plumber, structural engineer, HVAC contractor, or another specialist, we'll determine what additional information we need before making a decision.

You don't need to become a home inspector overnight. We'll take the report one issue at a time and figure out what actually matters.

While we're working through inspections and other details of the purchase, your lender is working behind the scenes to move your mortgage toward final approval.

Two important parts of that process are the appraisal and underwriting.

If you're financing the purchase, your lender will typically order an appraisal.

The appraiser provides an independent opinion of the property's value so the lender can determine whether the home provides adequate security for the amount being financed.

Depending on the type of loan you're using, the appraisal may also address certain property-condition requirements.

An appraisal is not the same thing as a home inspection.

The inspection helps you better understand the condition of the home. The appraisal is primarily part of the financing process.

If the appraised value comes in below the purchase price, it doesn't automatically mean the deal is over.

What happens next depends on the contract, your financing, and the specific situation.

We may have several options, which could include:

• Reviewing the appraisal for potential errors or missing information 
• Providing legitimate comparable sales for the lender's review 
• Asking the seller to reduce the price 
• Renegotiating the difference 
• Bringing additional cash when appropriate 
• Exercising applicable rights under the purchase agreement 

I'll help you understand the options available before we decide what to do next.

Even though you were preapproved before making the offer, your lender still needs to complete the underwriting process.

They may request updated pay stubs, bank statements, explanations, or other documents along the way.

That's normal.

Respond quickly to requests and continue avoiding major financial changes until after closing.

Eventually, we'll hear three words everybody likes:

Clear to close.

That generally means the lender has completed the major underwriting requirements and your loan is ready to move toward closing, subject to any remaining final requirements.

At that point, we're getting very close to the finish line.

You're almost there.

By this point, we've worked through the home search, negotiated the offer, completed inspections, handled any repair negotiations, worked through the appraisal, and your lender is moving toward final approval.

Now it's time to get everything ready for closing day.

If you're financing the home, your lender will generally require homeowners insurance to be in place before closing.

You'll choose your own insurance provider, and your lender and insurance agent will coordinate the information needed for the loan.

Don't wait until the last minute to shop for coverage. Insurance costs can affect your total monthly payment, and certain properties can be more expensive or difficult to insure than others.

Before closing, your lender will provide a Closing Disclosure showing the final details of your mortgage and the amount you're expected to bring to closing.

Review it carefully.

If something doesn't look right or you don't understand a charge, ask your lender or closing professional about it before closing day.

I can also help you understand how the real estate terms of our contract are reflected in the final numbers.

This one is important.

Real estate transactions involve large amounts of money, which makes buyers a target for wire fraud.

If you receive wiring instructions by email — particularly an email telling you that previously provided instructions have changed — do not send money based solely on that email.

Verify wiring instructions directly with the closing company using a trusted phone number before transferring funds.

When thousands of dollars are involved, it's worth taking the extra few minutes to verify.

Shortly before closing, we'll conduct a final walk-through of the property.

This isn't another home inspection.

We're generally confirming that the home is in the expected condition, agreed-upon repairs have been completed, the seller has removed the appropriate belongings, and there haven't been any significant changes since you last saw the property.

If we discover an issue, we'll address it before closing whenever possible.

At closing, you'll sign the documents necessary to complete the purchase and your mortgage.

The closing professional will walk you through the documents and handle the transfer of funds and ownership.

Make sure you bring any identification, funds, or other items your lender or closing professional has instructed you to bring.

And once everything is signed, funded, and the transaction has officially closed...

This is the part we've been working toward from the beginning.

The home search, showings, offer, negotiations, inspection, appraisal, underwriting, paperwork — all of it leads here.

You're officially a homeowner. Congratulations.

If you're a firefighter, EMS professional, law enforcement officer, military member or veteran, healthcare professional, or teacher, you may be eligible for benefits through Homes for Heroes® when buying or selling a home.

I'm proud to be a local Homes for Heroes Affiliate. This program is especially meaningful to me personally — my wife, Andrea, has been a nurse at Baptist since 2006, so I understand firsthand the commitment our local heroes make to serving others.

Homes for Heroes is not a loan or down payment assistance program. Eligible heroes who work with participating Homes for Heroes real estate and lending specialists can receive real savings through the home-buying process, including Hero Rewards® after closing.

I've created a dedicated Homes for Heroes page that explains who qualifies, how the program works, and what you may be eligible to receive.

Buying a home is a major financial decision, and who you choose to represent you matters.

I'm a Memphis native with more than a decade of real estate experience and a University of Memphis graduate with a degree in Sales & Marketing. My background also includes years in medical sales and negotiation — experience that has shaped the way I communicate, research, negotiate, and advocate for my clients.

Over the years, I've been recognized as a Memphis Area Association of Realtors Multi-Million Dollar Club member, Keller Williams Memphis Rookie of the Year, Keller Williams Memphis Rising Star, and Kaizen Realty Top Producer.

But credentials aren't what I want you to remember most.

I'm not here just to open doors and write offers.

If I think a home is overpriced, I'll tell you.

If I see something about a property, location, or potential resale that concerns me, we'll talk about it.

If I think we need more information before making a decision, we'll go find it.

And if negotiations reach a point where I don't think the deal makes sense anymore, I'm perfectly comfortable saying:

“Let's go find another house.”

My job isn't to convince you to buy a home.

It's to help you make a good real estate decision.

You don't need to have the perfect neighborhood, price range, lender, or timeline figured out before reaching out.

Let's start with a conversation about what you're looking for, what matters to you, and what you're hoping to accomplish.

Then we'll figure out the right next step together.