Check (and Repair) Your Credit

Pull all three bureaus before you talk to anyone. Most lenders want a 620+ for conventional, 580+ for FHA, and 0 down with a 620+ for VA. Errors on your report are common — dispute them early.

Get Pre-Approved (Not Just Pre-Qualified)

Pre-qualification is a guess. Pre-approval is verified — income, assets, employment all checked. Sellers in this market take pre-approved buyers seriously. Pre-qualified? Not so much.

Set Your Real Budget

Your payment isn't just principal and interest. Add property taxes, homeowner's insurance, and PMI if your down payment is under 20%. Use the full number when deciding what you can afford.

Find Your Agent (That's Me)

In Missouri, the seller pays your agent's commission — you get professional representation at no cost to you. Choose someone who educates you, not just someone who opens doors.

Search & Showing Time

Make a list: needs vs. wants. Cosmetic stuff (paint, fixtures, landscaping) is easy to change. Location, lot size, and layout are not. Don't fall in love with staging — fall in love with the bones.

Write a Strong Offer

Price matters, but so do terms. Closing date flexibility, fewer contingencies, and a personal letter can win a multiple-offer situation even at the same price. Strategy beats luck every time.

Home Inspection

Never skip it. A $400 inspection can save you from a $40,000 surprise. I'll be there with you. We'll go through everything the inspector finds and I'll help you decide what to negotiate and what to let go.

Appraisal & Underwriting

Your lender orders the appraisal to confirm the home is worth what you're paying. If it comes in low, we have options — negotiate the price, cover the gap, or walk away.

Final Walkthrough

24–48 hours before closing. You verify the home is in the same condition as when you made your offer, agreed-upon repairs were made, and nothing was removed that should have stayed.

Closing Day — Keys in Hand

You'll sign a stack of documents, pay your closing costs and down payment, and walk out with keys. Bring a valid ID and your cashier's check or wire transfer. Celebrate — you did it.

Your Agent Works for You — Make Sure They Act Like It

You have the right to interview more than one agent. Ask how many buyers they've represented in the past year and how they handle multiple offers. Loyalty should be earned.

The Inspection Isn't Just a Formality

Use your inspection results to negotiate credits, repairs, or price reductions. If the seller refuses everything on a clearly problematic house, that's a red flag, not a reason to back down.

Rural Water Sources Matter More Than You Think

Buying outside city limits often means well water and septic. Always get both tested — not just inspected. Water quality tests run $50–$150 and can reveal issues an inspector will miss.

Don't Make Any Big Financial Moves After Pre-Approval

No new credit cards, car loans, or large purchases between pre-approval and closing. One new hard inquiry can change your rate — or kill the deal entirely.

Comparative Market Analysis (CMA)

Before we price anything, I pull real data on what comparable homes in your area have actually sold for — not just listed at. It's free, and I'll walk you through it.

Strategic Pricing

Overpricing kills deals. Underpricing leaves money on the table. The right price creates competition — which is exactly how you end up at 102% of list.

Prep & Staging

I'll walk through your home and give you a prioritized list: what to fix, what to deep clean, what to declutter, and what to leave alone. Small moves create big first impressions.

Professional Photography & Marketing

Most buyers find their home online first. Your listing photos are your first showing. Bad photos mean fewer showings — period.

MLS + Multi-Channel Exposure

Your home goes on MLS, Zillow, Realtor.com, Facebook, Instagram, and my personal network. More eyes = more offers. I don't just post and pray — I actively promote.

Negotiation & Contract

I negotiate on your behalf — price, closing date, repairs, concessions — and make sure you don't leave money on the table or get tied up with a buyer who can't close.

Closing Day

Sign the papers, hand over the keys, collect your proceeds. I'll be there to make sure everything closes smoothly and on schedule.

"I should price high and negotiate down."

Overpriced homes sit. Sitting homes get stigmatized. When you finally reduce, you attract lowball offers — not motivated buyers.

"I don't need an agent — I'll save the commission."

FSBO homes statistically sell for 5–26% less. The commission you save often costs you more in final sale price, marketing reach, and negotiation leverage.

"Spring is the only time to sell."

Fall and winter sellers often face less competition, more serious buyers, and faster closings. The right time to sell is when it makes sense for you.

"I need to renovate before I list."

Major renovations rarely return full value at resale. Focus on clean, neutral, and maintained — not brand new. I'll tell you what's worth money and what isn't.