Initial Consultation

Before we look at a single listing, we talk. I want to understand where you are in the process, what you're looking for, what's driving your timeline, and what matters most to your family. This isn't a sales call — it's a real conversation so I can show up for you the right way from day one.

We'll cover your must-haves versus your nice-to-haves, your target neighborhoods, school priorities, commute considerations, and whether you've spoken with a lender yet. I'll also walk you through how the buying process works in Texas — including things most buyers don't know until they're in the middle of it.

Pre-Approval & Budget

Getting pre-approved is non-negotiable before we start touring homes. In San Antonio's market, sellers want to see financing in place before they take you seriously — and you need to know your real purchasing power before you fall in love with something outside your budget.

I'll connect you with lenders who know this market and will be responsive when it counts. I'll also help you understand the difference between what you're approved for and what you're comfortable paying — those aren't always the same number. For VA buyers, I'll make sure your lender is experienced with VA loans specifically, including the funding fee, entitlement, and how VA offers are presented to sellers.

Home Search

This is where most buyers think the process starts — but by this point, we've already done the work that makes the search productive. I set up a custom search in the MLS based on your criteria and alert you to new listings the moment they hit the market.

I tour homes with you — in person when possible, virtually when needed. I'm not just there to unlock doors. I'm walking through the home with you, pointing out things you might not think to look for: roof condition, water stains, HVAC age, foundation indicators, neighborhood context. I'll also give you honest feedback when a home isn't what it looks like online, and I'll tell you when something is worth moving on quickly.

For buyers purchasing remotely — military families, out-of-state relocators — I do thorough video tours that cover everything you'd want to see in person. I've helped many buyers close on homes they never physically walked through before moving in.

Make an Offer

When you find the right home, how we structure the offer matters. It's not just the price — it's the earnest money, the option period length, financing contingencies, closing timeline, what you're asking the seller to contribute, and how the offer is presented to the listing agent. All of these factors affect whether your offer gets accepted in a competitive situation.

I'll pull comparable sales, assess the seller's motivation where I can read it, and give you a clear recommendation on where to come in and why. You make the final call — I just make sure it's an informed one. For VA buyers, I'll also communicate with the listing agent about how VA offers work, because misconceptions about VA loans cost buyers deals that don't need to be lost.

Option Period & Inspections

The option period is one of the most important and most underutilized protections in a Texas real estate contract. During this time — typically 5-10 days — you can walk away from the transaction for any reason. This is your due diligence window, and I take it seriously.

I coordinate the home inspector, schedule the appointment, and attend the inspection with you. After the inspection, I walk you through the report — not just hand it to you and say "let me know if you have questions." I explain what's significant, what's cosmetic, what a seller is likely to address, and what you may be taking on. I help you decide what to request in your repair amendment and how to frame it strategically.

For new construction buyers, I coordinate and attend blue tape walkthroughs — where we go through the home with the builder before closing and document anything that needs to be corrected. Most builders won't tell you this is something you can do. I will.

Additional inspections — foundation, roof, HVAC, pool, sewer scope — are sometimes warranted depending on the home. I'll tell you honestly when I think one is worth ordering.

Appraisal & Financing

Once the option period closes, your lender orders the appraisal. This is the bank's way of confirming the home is worth what you're paying for it. If the appraisal comes in low, we have options — renegotiating the price, making up the difference in cash, or in some cases walking away. I'll help you understand what those options mean for your situation.

Meanwhile, your lender is processing the loan — verifying employment, income, and assets, and clearing any conditions that came up during underwriting. This phase requires responsiveness. When your lender asks for a document, getting it to them quickly keeps the timeline on track. I stay in communication with both you and your lender throughout this phase to make sure nothing stalls.

Final Walkthrough

The final walkthrough happens in the 24-48 hours before closing. This is not optional — it's your last chance to confirm the home is in the condition you agreed to purchase it in. We verify that agreed-upon repairs were completed, that nothing was damaged during the seller's move-out, and that all appliances and fixtures that were supposed to convey are still there.

I attend the final walkthrough with you. I bring the repair amendment so we can check items off systematically. If something isn't right, we address it before you sign — not after.

Closing Day

This is the finish line — but it's also a lot of paperwork. At closing, you'll sign a stack of documents at the title company, pay your closing costs and any remaining down payment, and officially take ownership of your new home. The whole appointment typically takes 45-90 minutes.

I'll prepare you in advance for what to bring, what to expect, and approximately what your final numbers will look like before you sit down. No surprises at the closing table if I can help it.

After closing, I'll remind you to file for your homestead exemption — this is a tax benefit available to Texas homeowners that many first-time buyers don't know about. I'll also follow up to make sure you're settled and answer any questions that come up after move-in. The relationship doesn't end when you get your keys.