Buying a home isn’t what most people think it is. It’s not just about scrolling Zillow, walking through a few houses, and making an offer. It’s a process—one that can be exciting, smooth, and even fun when you have someone who knows how to guide you.

I’m not here to “sell” you a house. I don’t care how much money you have or what price range you’re in—I’m not here to convince you to like something. You’ll know when a house feels right. My job is to be your advisor, your guide, and your best resource. I work for you, not the seller. I help you find your home, not sell you a home.

⸻

What’s the Difference Between a Buyer’s Agent and a Seller’s Agent?

Think of a seller’s agent like the prosecutor. They represent the seller. Their job is to get the best deal for the seller. That means they’re legally obligated to act in the seller’s best interest—not yours.

I’m your defense attorney. A buyer’s agent works only for you. I negotiate, protect your information, and help you avoid pitfalls. I tell you if a price is fair or if the house has red flags. I work to get you the best terms possible.

That’s called fiduciary duty, which is just a fancy way of saying I have a legal and ethical responsibility to put your needs first. Total loyalty. Total confidentiality. Full honesty. That’s what you get from me.

⸻

Let’s Talk Paperwork (The Not-Scary Kind)

Every time you go see a home in New York State, I’ll need you to sign a few disclosures. These aren’t contracts—they’re state-required forms that protect you.

1. Fair Housing Disclosure

This just means we follow anti-discrimination laws. Everyone deserves equal access to housing, no matter their background. You’ll sign this one time.

2. Disclosure Regarding Real Estate Agency Relationships

This tells you who works for who—whether you’re being represented or not. You’ll sign this before you tour a house.

3. Executive Buyer Agency Agreement

This is new. It came about after a lawsuit (you may have heard about it in the news). It’s simple: in order for me to officially represent you and give you advice, this agreement has to be signed. It explains how I get paid, which is through commission—not hourly.

Most of the time (95%+), the seller pays the commission. Why? Because it’s in their best interest to get more eyes on the home. The listing agent splits the commission with the buyer’s agent so both sides are represented, and the deal can move forward smoothly. But this agreement says that if a seller ever doesn’t offer a commission (rare, but possible), we talk about your options upfront so you’re never surprised.

⸻

Before We Even Look at Homes…

Please don’t skip this part.

Before we start shopping, you need to know your budget. That means getting pre-approved for a mortgage or showing proof of funds if you’re paying cash.

Here’s why: I’ve seen buyers fall in love with a home, then find out they can’t afford it or can’t act fast enough—and they lose it. That kind of heartbreak is avoidable.

⸻

Loan Types Explained (Super Simple)

There are all kinds of loans out there. Let’s break it down:

Conventional Loan

• Best if you have good credit (typically 680+)

• 3–5% down (sometimes more)

• Can be more flexible when negotiating with sellers

FHA Loan

• Backed by the government

• Great for first-time buyers or lower credit scores (580+)

• 3.5% down

• Stricter about condition—peeling paint, broken windows, handrails missing, etc. can cause issues

VA Loan

• For eligible veterans and active-duty military

• $0 down

• No PMI

• Like FHA, home has to meet stricter condition standards

USDA Loan

• For rural areas (some parts of our region qualify!)

• $0 down

• Must meet income guidelines

SONYMA

• New York State program for first-time buyers

• Often includes down payment and closing cost assistance

• Lower interest rates and flexible credit guidelines

⸻

What Are Seller’s Concessions?

This is when the seller agrees to cover part (or all) of your closing costs.

Let’s say your closing costs are $8,000. You could offer $208,000 on a $200,000 home, and ask the seller to give you $8,000 back at closing. This helps reduce what you need to bring to the table out-of-pocket. It’s a smart way to structure the deal—especially for first-time buyers.

⸻

Out-of-Pocket Costs to Expect in Our Area

Here’s what you’ll likely need to pay upfront:

• Home Inspection: $400–$600

• Attorney: $800–$1,200

• Appraisal (usually wrapped into mortgage fees): $500–$600

• Earnest Money Deposit: Usually $1,000–$3,000 (goes toward your down payment or closing)

What’s Earnest Money?

This is your way of showing the seller you’re serious. It’s held in escrow and applied to your costs at closing. If you walk away for a good reason (like a failed inspection), you usually get it back. If you break the contract for no reason, you might lose it.

⸻

Things That Can Blow Up Your Mortgage (Seriously, Don’t Do These)

Once you’re under contract:

• Don’t buy a car

• Don’t open new credit cards

• Don’t co-sign a loan

• Don’t quit your job or switch jobs without talking to your lender

• Don’t make large unexplained deposits

• Basically…don’t make any big financial moves without running it by your lender

⸻

Who I Recommend

I can connect you with trusted:

• Mortgage loan officers (MLOs)

• Attorneys

• Home inspectors

• Contractors

• Insurance reps

People I’ve worked with, who communicate well, and won’t leave you in the dark.

⸻

From First Step to Closing Table

Here’s the simplified process:

1. Talk with me

2. Get pre-approved

3. Sign disclosures + buyer agreement

4. Tour homes together

5. Make an offer

6. Negotiate terms

7. Do your inspection

8. Finalize loan + appraisal

9. Do final walk-through

10. Sign, close, and get the keys

⸻

Buying doesn’t have to be scary or overwhelming when you know what to expect and you’ve got the right person in your corner. I’m here to help you make smart choices, stay on track, and actually enjoy the process.

Let’s do this right.