Home › The process
Every step, in the order it actually happens.
Most of the stress in a move comes from not knowing what's next. Here's the whole thing, buying and selling, laid out plainly.
Start to finish
Which side of it are you on?
Choose your agent
You'll sign a buyer agency agreement so it's clear who represents you. Take this one seriously. You'll spend a lot of hours with this person during one of the largest financial commitments you'll ever make.
Get pre-approved
Before you look at a single house. Talking to a lender first tells you what you can comfortably carry each month, not just what you technically qualify for.
- You know your range, your closing costs and your monthly payment up front
- Your position with a seller is stronger
- Closing can move faster
- You learn what condition a home needs to be in for your loan type
See homes and find the one
We tie you directly into the MLS so new listings reach you as they hit, not after they've been passed around. Then we go see them together, including open houses and new builds.
Make your offer
We look at the real market data for that street, then write it up. Price is only part of it. The move-in date and which appliances stay are negotiable too, and flexibility on timing can win you a house.
Inspection and repairs
You hire a professional inspector, then we negotiate what gets fixed. A seller can agree to everything, some of it, or none of it, and depending on your loan type certain repairs may be required anyway.
Appraisal
Your lender orders it independently to confirm the home is worth what you're paying.
Final review and close
Final walk-through, signatures, fees, keys. How long it takes from contract to closing depends on your loan and your lender, and we'll tell you what to bring well before the day.
Listing consultation
We sit down and get clear on your goals, your timeline, and what a win actually looks like for you. Then the listing agreement.
Prepare and price
We walk the property, tell you which improvements are worth the money and which aren't, and set a price against a real market analysis rather than a hunch.
List and launch marketing
Professional photography, MLS activation, sign and lockbox, then the full marketing rollout. Your listing syndicates out to the sites buyers actually use, so whichever one is their favourite, your home is on it.
Showings and open houses
Concierge showing service handles the scheduling, and you get honest feedback from the buyer's agent after each one, not just a silence you have to interpret.
Offers and negotiation
We bring you every offer with an updated net sheet, so you're looking at what you actually walk away with rather than the headline number. Closing cost help, repair credits and concessions all come off the top.
Under contract
The contingencies come off one by one: buyer inspections, appraisal, their financing, title work. Our transaction coordinator keeps every party on schedule so nothing quietly slips.
Final walk-through
The buyer confirms the home's condition and we clear any last items before the closing table.
Close and get paid
Sign, transfer the title, collect your proceeds. Sold.
Move out, and then stay in touch
We help you plan the move, and we're still your agents long after closing. Most of our business comes from people we sold for years ago, which is rather the point.
If you're selling
Five things decide your price. You control two of them.
Price
What comparable homes near you actually sold for. That's how buyers and their agents work out fair value.
Location
One of the biggest factors, and the only one nobody can change.
Condition
Buyers decide emotionally. First impressions move both the price and the speed.
Competition
Yours is being compared to every other active listing nearby, on price and on condition.
Timing
Interest peaks in the first few weeks and declines the longer a home sits. The first 30 days matter most.
Two weeks on the market with no showings usually means one thing. Ten showings and no offers usually means the same thing. It is almost always about price.
Questions we get
The ones people ask every time.
How will I hear about new homes?
We tie you straight into the MLS with instant notifications, by email or text, whichever you prefer. When you favourite a home, we see it, and only we see it. Your information isn't being sold to anyone.
Will you show me homes from other brokerages, or only Keller Williams?
All of them. The MLS gives us access to everything listed by any agent, and we'd be doing a poor job if we only showed you a slice of the market.
What about a home that's for sale by owner?
Tell us and we'll contact the owner and set up a viewing. Most owners selling on their own will still work with an agent who's bringing them a real buyer.
Which appliances usually stay with the house?
Typically the refrigerator, range, oven, cooktop, dishwasher and hood vent. A microwave stays if it's built in as the hood vent, not if it's sitting on the counter. Washers and dryers don't normally stay, so if you want them, we ask for them in the offer.
Can we see the house again before closing?
Yes. We can usually arrange a visit after the offer, and there's always a final walk-through right before closing.
How do you work out what my home is worth?
A full comparative market analysis: recent comparable sales near you, their original list price against their final sale price, days on market, square footage, taxes, age, lot size, and the specific features that moved their value. Then we walk you through how we got to the recommendation. The final call on price is yours.
Should I do repairs before listing?
Some, rarely all. We'll walk the property and tell you honestly which improvements will come back to you at the closing table and which ones are money you won't see again.
Is the highest offer always the best one?
No. What the buyer is asking you to pay comes off your net, and a shaky pre-approval with four contingencies is worth less than a slightly lower offer that will actually close. We look at the whole thing, not the headline.
Go deeper
This is the map. The guides are the detail.
Funding, closing costs, the credit mistakes that sink a loan approval, our trusted lenders and inspectors, and the full marketing plan. All free, all written for this market.
Selling and want a number first? Get a free home valuation.
