The HOMEGirl Buyer Guide

Step 1: Get Your Finances Ready

Before you start looking at homes, get your financial house in order. Pull your credit reports from all three bureaus (Equifax, Experian, TransUnion) and review them for errors. Pay down high-balance credit cards if you can — your credit utilization ratio affects your score significantly.

Start saving for your down payment and closing costs. Depending on your loan type, you may need as little as 0% down (VA, USDA) or 3–3.5% (conventional, FHA). Closing costs typically add another 2–5% of the purchase price.

Step 2: Get Pre-Approved

A pre-approval letter tells sellers you're a serious buyer and tells you exactly how much you can borrow. To get pre-approved, you'll need:

• Two years of tax returns and W-2s
• Recent pay stubs (last 30 days)
• Two months of bank statements
• Photo ID
• If self-employed: two years of business tax returns and a P&L statement

I work with several excellent lenders in the Lowcountry who specialize in VA, FHA, and conventional loans. I'm happy to make introductions.

Step 3: Find Your Home

Once you're pre-approved, the fun begins. We'll set up a search based on your criteria — location, price range, bedrooms, must-haves — and I'll send you new listings as they hit the market.

When you find homes you like, we'll schedule showings. I'll walk through each home with you and point out things you might miss — both positives and red flags. My job is to help you make an informed decision, not just close a deal.

Step 4: Make an Offer

When you find the right home, we'll move quickly. I'll pull a Comparative Market Analysis (CMA) to determine a fair offer price, then we'll craft an offer that's competitive but protects your interests.

Your offer will include the purchase price, earnest money deposit (typically 1% of the purchase price), contingencies (inspection, financing, appraisal), and a proposed closing date.

Step 5: Under Contract — What Happens Next

Once your offer is accepted, the clock starts. Here's what happens during the contract period:

• Home inspection (typically within 7–10 days): A licensed inspector evaluates the home's condition. We'll review the report together and decide if we want to request repairs or credits.
• Appraisal: Your lender orders an appraisal to confirm the home's value supports the purchase price.
• Loan processing: Your lender verifies all your financial information and prepares the loan for closing.
• Title search: The title company confirms the seller has clear ownership and there are no liens on the property.

Step 6: Closing Day

In South Carolina, closings are conducted by a real estate attorney. You'll sign a stack of documents, pay your closing costs and down payment (via wire transfer or cashier's check), and receive the keys.

Before closing, we'll do a final walkthrough of the home to confirm it's in the agreed-upon condition. Then — you're a homeowner!

After the Keys: Your First Year

My relationship with clients doesn't end at closing. I'll check in with you, answer questions, and be a resource as you settle into your new home. See my New Homeowner's First-Year Checklist for everything you should do after you get the keys.