Frequently Asked Questions

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Frequently Asked Questions *

RELOCATING TO AUSTIN

  • Start with your life, not Zillow. Before you look at a single listing, get clear on a few things: where you'll work, how you want to commute (or if you even will), what your daily life looks like, and what matters most; schools, walkability, nightlife, quiet, community.

    Austin is a collection of very different neighborhoods, and the right one for a young professional who loves live music is not the same one for a family with three kids who wants a big yard and good schools. Once I understand your actual life, I can point you somewhere that genuinely fits, not just what's trending on Instagram.

    The biggest mistake relocators make? Falling in love with a house before they've fallen in love with the neighborhood. Let's do this in the right order.

  • Austin isn't one city; it's about a dozen different vibes within city limits, and then a whole other world once you get into the suburbs and surrounding communities.

    Inside the city: Central Austin (78704, Travis Heights, Bouldin Creek, South Congress) is walkable, has great food and culture, older homes, and higher price tags. East Austin is hipper, more diverse, and still has some value though it's appreciated fast. North Austin (Domain area, Crestview, Rosedale) is popular with tech workers and young families. West Austin (Tarrytown, Westlake adjacent) skews more expensive and established.

    Outside the city: Round Rock, Cedar Park, Pflugerville, and Hutto offer newer builds and better affordability. Dripping Springs and Bee Cave pull buyers who want space and a slower pace. Georgetown is growing like crazy and still has value.

    I'll always tell you what I actually think of an area, not just what sounds good.

  • You can, and plenty of people do. But I'll be honest with you that buying sight unseen is a risk, and I want you going in with eyes open.

    What makes it work: a really good agent who does detailed video walkthroughs, communicates clearly, and gives you their honest opinion (not just hype). FaceTime showings, neighborhood drive-arounds, and honest commentary on what photos hide. A solid inspection period so you have an out if things look different in person.

    What makes it risky: photos lie. Angles, lighting, and wide lenses can make a 900-square-foot house look like a palace. Traffic noise, a neighbor's overgrown yard, the weird smell in the garage don’t show up on Zillow so if you’re buying at a distance, you need an agent you can trust.

    If at all possible, come for a long weekend before you go under contract. If you truly can't, I'll be your boots on the ground and give it to you straight.

  • In a typical market: plan for 30–90 days to find something you love, and then 30–45 days to close once you're under contract. So budget 2–4 months from start to keys in hand, assuming you're ready to move when the right house shows up.

    The wildcard is how competitive the market is when you're searching. In a slower market, you might have time to breathe, see multiple homes, and negotiate. In a hot one, you might write three offers before you get one accepted.

    The best thing you can do is get your financing squared away before you start looking. A pre-approval letter is table stakes. Without it, you're just window shopping, and in Austin, the good stuff doesn't wait.

  • Nobody missed "the window." That framing is how people get pressured into bad decisions. The right time to buy is when your finances are ready, your life situation calls for it, and you've found something that makes sense for you.

    That said, here's what's actually true about Austin right now. The frenzy of 2021–2022 is over. Prices corrected. Inventory improved. Interest rates have shifted the landscape. That's not a crisis. For buyers, it's actually breathing room. More homes to consider. Less desperation. More room to negotiate.

    Austin is still one of the strongest job markets in the country. Population keeps growing. Long term, real estate here has been a solid bet. But I'm not going to promise you it always goes up. Nobody should promise you that.

    Buy when it's right for your life. Don't let anyone scare you into it or out of it.

FIRST TIME BUYERS

WORKING WITH AN AGENT

AUSTIN MARKET & STRATEGY

  • There's financial ready and there's life ready and you need both.

    Financially: you have a stable income, your debt-to-income ratio is in good shape, you have enough saved for a down payment and closing costs, and you have reserves left over for the inevitable "welcome to homeownership" surprises. A lender will help you figure out the numbers.

    Life-ready: you're planning to stay put for at least a few years. Buying and selling quickly is expensive, and if the market dips, you want time to ride it out. If you might relocate in 18 months, renting might actually be the smarter play right now.

    If you're not sure, that's what the first conversation is for. I'll ask you the questions nobody else thinks to ask, and we'll figure it out together.

  • Less than you probably think. The 20% rule is a myth for most buyers. It's not a requirement; it's a guideline that helps you avoid paying private mortgage insurance (PMI).

    In reality: FHA loans go as low as 3.5% down. Conventional loans can start at 3–5%. VA loans, if you qualify, can be zero down. USDA loans for certain areas also zero down.

    Texas also has down payment assistance programs worth exploring, especially for first-time buyers. My Home Texas Home is one. TSAHC is another. Some have income limits; some don't.

    The real question isn't just how little you can put down, it's what makes sense for your cash flow after closing. Putting down less means a higher monthly payment. Let's run the numbers and find your sweet spot, not just the minimum.

  • It matters a lot, and the difference trips up a lot of first-time buyers.

    Pre-qualification is basically a quick estimate based on what you tell the lender: income, debts, assets. It takes about five minutes and means very little to a seller.

    Pre-approval is the real thing. The lender pulls your credit, verifies your income and assets, and issues a conditional commitment to lend you money. It's a much stronger signal to sellers that you're a serious buyer who can actually close.

    In a competitive market, showing up with only a pre-qual letter is like showing up to a job interview in your pajamas. You technically showed up but you're not making a great impression. Get pre-approved before you start looking at homes you love. I’d hate for you to miss out on an opportunity because you weren’t prepared.

  • Closing costs are all the fees and expenses that show up at the finish line on top of your down payment. Things like lender fees, title insurance, appraisal, survey, prepaid property taxes and homeowner's insurance, and a handful of other line items.

    In Texas, buyers typically pay 2–5% of the purchase price in closing costs. On a $400,000 home, that's $8,000–$20,000. Yes, that's a wide range because the exact number depends on your lender, loan type, and what gets negotiated.

    A few things to know: sometimes sellers will contribute to closing costs as part of the negotiation, especially in a more buyer-friendly market. Some lenders offer "no closing cost" loans but they roll those costs into your rate, so you're still paying, just differently.

    Budget conservatively, ask your lender for a Loan Estimate early, and don't be caught off guard at the closing table.

  • A home inspection is when a licensed inspector spends 2–4 hours crawling around a property, attic to foundation, and produces a detailed report on everything they find. It costs $600–$1000 depending on the size of the home, and it is absolutely worth it.

    As for skipping it: I will always advise against waiving your inspection entirely, and I'll tell you why. You're spending hundreds of thousands of dollars. You deserve to know what you're buying. An inspection might reveal a roof that needs replacing, foundation issues, plumbing problems, or an HVAC system on its last legs. That information is valuable because it either gives you peace of mind or gives you leverage to negotiate for repairs or even a price reduction.

    In a competitive offer situation, there are ways to be strategic about the inspection contingency without throwing it away completely. We can talk through your options. But "skip it entirely to win"? That's advice I'm not willing to give you.

  • I'm not going to sugarcoat it; property taxes in Texas are high. Texas has no state income tax, and property taxes are one of the ways the state funds schools, roads, and local services. The trade-off is real.

    In the Austin metro, effective property tax rates typically run between 1.7% and 2.5% of the appraised value, depending on the city or county. On a $450,000 home, you might be looking at $8,000–$11,000 a year — or roughly $650–$900 a month added to your mortgage payment when escrowed.

    A few things that help: the Homestead Exemption reduces your taxable value once you move in as your primary residence. You can also protest your appraisal if you think the county has valued your home too high, and a lot of homeowners do, successfully.

    Factor this into your budget from the start. I'll help you understand the tax picture on any home we look at together.

  • While dual agency (meaning a listing agent works both sides of the deal) is technically legal in Texas, I would never recommend it. Here’s why: that agent is already representing the seller and can only offer their full fiduciary duty to one party. Their job is to get the seller the best possible price and terms. They cannot fully advocate for you at the same time.

    A buyer's agent works for you. They help you evaluate the home honestly, write a competitive offer strategically, negotiate repairs, and navigate the whole process with your interests as the priority.

    And since the August 2024 NAR settlement changes, buyer representation agreements are now standard so you'll know upfront how your agent is being compensated. No surprises.

    Representation doesn't cost you more. Going without it might.

  • Good question, and I respect that you're asking it. Here are a few things to pay attention to:

    Do they listen more than they talk? A good agent is asking you questions in the beginning, not pitching you. Do they tell you things you don't want to hear? An agent should be able to be honest when a home is overpriced, or when a neighborhood has a real downside; honesty that costs them something is a good sign. Do they explain things clearly, or do they use jargon that keeps you dependent on them?

    Also watch for: pressure to move fast, vague answers about how they're paid, or enthusiasm that seems more about closing a deal than finding you the right home.

    Trust is built over time but a first conversation can tell you a lot. If something feels off, it probably is. You're allowed to interview multiple agents before you commit.

  • First, I'm sorry that happened. Bad agent experiences are more common than the industry likes to admit, and they leave people feeling burned, confused, and reluctant to try again. That's understandable.

    Here's what I'd tell you: most problems come down to misaligned incentives, poor communication, or an agent who was more focused on their commission than your outcome. The antidote is being really clear upfront about what you need and then paying attention to whether the agent actually delivers it.

    Ask them: How often will you communicate with me, and how? Will you tell me honestly if you think a home isn't worth the price? Can I talk to past clients?

    And trust your gut. If someone is dismissive of your concerns, impatient with your questions, or makes you feel like a burden that's your answer right there

  • Single women are actually one of the largest groups of homebuyers in the country, and for good reason. Homeownership is one of the most powerful wealth-building tools available, and you don't need a co-borrower or a partner to access it.

    A few things worth knowing: you qualify for loans on your own income and creditworthiness, full stop. There are no special hurdles for single buyers. What you'll want to think through is what happens to the home if something happens to you; estate planning and making sure your wishes are documented is worth a conversation with an attorney.

    Safety considerations during the search are real and valid. I take them seriously. We'll talk about neighborhoods with the same rigor I'd bring to schools or commute times.

    And practically: you're making this decision on your own terms. That's worth something. You don't have to compromise on what matters most to you.

    Let’s F’ing go, girls!

  • In Texas, a Broker's license is a higher level of licensure than a standard real estate agent (Sales Agent) license. To become a broker, you have to meet additional education requirements, pass a harder exam, and have years of active experience under your belt.

    A Broker Associate holds a Broker's license but chooses to work under another broker rather than operating their own firm. It means you're working with someone who has gone further in their professional development, not just someone who passed the basic exam and hung a sign.

    Does it guarantee anything? No. There are great agents at all license levels. But it does tell you I've put in the work to understand this business at a deeper level and I didn't just stop learning once I got my first license.

  • Both have real trade-offs, and the right answer depends entirely on what you're prioritizing.

    New construction: everything is new, you get a warranty, you can often customize finishes, and you don't have to fight other buyers for it. The downsides: longer timelines, you're often buying in a community that's still being built out (so your neighbors for a while might be construction crews), and builders have their own contracts that heavily favor them. Always have your own agent at a new build. Remember, the on-site sales rep works for the builder, not you.

    Existing homes: more character, established neighborhoods, often faster to close. The downside: more unknowns. Things wear out. Sellers don't always disclose everything. That's what inspections are for.

    Neither is automatically better. Tell me what matters most to you and we'll figure out which direction makes sense.

  • Multiple offer situations are stressful and I won't pretend otherwise, but they're also strategic, and strategy beats panic every time.

    Price matters, but it's not the only thing. Sellers also care about: how clean your offer is (fewer contingencies = less risk for them), your financing strength (cash and strong pre-approvals stand out), and your closing timeline (does it work for their situation?).

    Things I'll help you think through: What's your actual ceiling, and are you okay walking away at it? Are there contingencies we can tighten without putting you at serious risk? What do we know about what the seller actually needs?

    We write the strongest offer we can write. We don't panic-offer. And if we lose, we regroup because the right house is still out there. Losing a house feels awful in the moment, but buyers have told me later they're glad they did because the right one will come along.

  • This is exactly where having a good agent pays for itself. Pricing a home correctly requires looking at comparable sales, not Zestimates. I will dive deep into what similar homes in the same area have actually sold for recently, not just what they were listed at.

    I'll run a comparative market analysis (CMA) on any home you're seriously considering. We'll look at square footage, lot size, condition, location, age, and recent sales in the neighborhood. From there, we can tell whether the list price is reasonable, aggressive, or frankly a stretch.

    What I won't do is tell you a home is a deal just because you love it. Emotional attachment clouds pricing judgment. My job is to give you clear data and let you decide what it's worth to you, knowing full well what the market says.

  • A few that catch people off guard:

    Maintenance and repairs. The rule of thumb is budget 1–2% of the home's value per year for upkeep. On a $400,000 home, that's $4,000–$8,000 annually. It's not always that much, but it when it rains it pours so it’s good to be prepared. HVAC replacements, roof repairs, water heaters, foundation work: these are expensive and they happen.

    HOA fees. If your home is in a community with a homeowners association, those dues are a real monthly expense and some are surprisingly high. Read the HOA docs before you close.

    Utility costs. Older homes or larger square footage can mean significantly higher utility bills. Ask the seller for 12 months of utility history.

    Furnishing a larger space. Moving from an apartment to a 2,500 sq ft house means you suddenly have rooms to fill. That adds up fast.

    None of this is meant to scare you but it’s important to make sure you go in with a realistic picture of the full cost.

  • My favorite question, and the one most first-time buyers never think to ask. Here are a few good ones:

    "Why is the seller selling?" The answer (or the unwillingness to give one) can tell you a lot about urgency, motivation, and leverage.

    "How long has this home been on the market, and have there been any price reductions?" Days on market and price history are public, and revealing.

    "What's the flood zone status of this property?" In Texas, this matters. Some areas flood regularly. Know before you buy.

    "What will my actual monthly payment be, all in?" Make sure your lender is rolling in taxes, insurance, HOA, and PMI if applicable. The number can be very different from just principal and interest.

    "What do you know about this neighborhood that doesn't show up in the listing?" I'll always tell you what I know, and what I'd want to know if it were my money.

  • Easy. Reach out and we'll set up a no-pressure conversation: call, text, or email, whatever works for you. We'll talk about where you are in the process, what you're looking for, and whether I'm the right fit to help you get there.

    There's no sales pitch waiting for you on the other end. I ask a lot of questions in the beginning because I'd rather understand your situation fully than give you advice that doesn't fit.

    If you're months away from being ready, that's fine too. I'd rather help you get ready the right way than rush you into something before the timing is right.

    Y'all, this is a big decision. It deserves a thoughtful start. Let's have that conversation.