Buying your first home feels harder than it is — mostly because nobody walks you through it. Here's the actual sequence. If anything in here is unclear, text me and I'll explain it.

Step 1

Get pre-approved before you fall in love with anything

Before you start looking, talk to a lender and get a pre-approval letter. This tells you what you can actually afford and shows sellers you're serious. It's free and takes a couple of days. I can introduce you to a few good lenders if you don't have one yet.

Pre-approval is different from pre-qualification — pre-qualified is a rough estimate. Pre-approved means they pulled your credit and verified your income.

Step 2

Figure out what you actually need

Before we tour anything, I'll have you make a short list of must-haves vs. nice-to-haves. Number of bedrooms. Commute. School district if it matters. Yard, garage, year built, condition.

I do think the biggest mistake first-time buyers make is starting with what they want and ignoring what they actually need. We figure that out together.

Step 3

Tour homes — but don't tour everything

In a normal market, you should be ready to make an offer after seeing 6–12 homes in person. More than that and you start losing perspective.

I'll send you listings that match your criteria. We tour the ones that look right. I tell you what I'm seeing — the good stuff and the red flags.

Step 4

Make an offer

When we find the right one, we put together an offer. Price is one piece. The other pieces — earnest money, closing date, contingencies, how much you put down — also matter, sometimes more than price.

I write the offer. We talk through strategy. Then we send it.

Step 5

Inspection and negotiation

If your offer is accepted, you have a window — usually 7 to 10 days — to inspect the home. A good inspector will find things. Every house has issues. The question is whether they're deal-breakers or just things to fix later.

We negotiate repairs or credits based on what comes up. Sometimes that's a big deal, sometimes it's nothing.

Step 6

Closing

Between offer acceptance and closing day is usually 30–45 days. Your lender finalizes the loan. The title company handles the paperwork. We do a final walk-through right before closing to make sure the home is in the same condition as when you offered.

Closing day, you sign a stack of documents, wire your funds, and you get the keys.

That's the whole process

It's not complicated, but there are a lot of moving pieces. My job is to keep them moving in the right order so nothing falls through the cracks.

Got questions?

Text me, call me, or send an email. I'll get back to you the same day.

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For sellers

Seller's prep guide

When people ask me what they should do before listing, they usually expect a long list of projects. Most of the time, my answer is shorter than they think. Here's how I think about it.

Price is everything

Pricing is the single most important decision we make. Price too high, the listing sits and gets stale — and a stale listing usually sells for less than one priced right from day one.

I'll pull comps and walk you through what the data is showing. We'll set a price that brings in offers, not one that makes us feel good in the moment.

A stale listing usually sells for less than one priced right from day one.

The repairs worth doing

A few things consistently pay back more than they cost:

Paint. Neutral, fresh interior paint. The biggest visual upgrade for the smallest dollar amount.
Deep clean. Every surface, every corner, including windows. Buyers notice cleanliness within seconds of walking in.
Landscaping basics. Mow, edge, weed, mulch. The first impression is the front yard.
Fix the obvious. Burned-out bulbs, leaky faucets, broken outlet covers, sticky doors. Each one alone is small. Together they add up to a vibe of "this house has been taken care of."

The repairs that usually aren't worth it

Major kitchen or bathroom remodels. You almost never get back what you put in. Cosmetic updates, sure. New cabinets and counters, usually no.
Replacing things that work. A new roof when the existing one has 5+ years of life. New HVAC that's running fine. Buyers don't pay extra for replacements that weren't necessary.
Anything trendy. Don't paint accent walls in this year's color or install a feature that's hot right now. Stay neutral.

If you're not sure whether a project is worth it, ask me before you start. I've seen what pays back and what doesn't.

Staging — minimum effective dose

You don't need a full staging service for most homes. You need:

Less stuff. Pack up half of what's on your countertops, bookshelves, and walls.
Furniture arranged to show the room's purpose and flow.
Soft, warm lighting in every room — replace dim bulbs, open the blinds.

If your home is empty, light staging in the main living spaces is usually worth it.

Photography matters more than you think

Most buyers see your home online before they see it in person. If the photos don't catch their attention, they don't book a tour. I work with pros — drone, daytime, twilight when the home calls for it. The photo budget is part of my marketing, not yours.

Timing

Late spring and early summer are typically the strongest selling windows here in Oregon. But the right time depends on your situation — the cost of waiting six months can outweigh seasonal gains.

If you want to talk through your specific timeline, let's do it.

Every home is different

That's the framework. The actual prep list depends on what we find when I walk through with you. I'll give you straight answers and a clear plan.

Want to talk about your home specifically?

Text me, call me, or request a free valuation and I'll send you real comps within 24 hours.

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