Real Estate Agent
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Monday 10:30
Hi! I found you through Zillow. My wife and I are first-time buyers looking in the Austin area. Are you taking new clients?10:30
Hi! Absolutely, I'd love to help. Have you been pre-approved for a mortgage yet?10:33

Yes, we got our pre-approval letter from Wells Fargo last week. Up to $420K10:37
Perfect, that gives us a clear budget. Tell me what you're looking for — neighborhoods, size, any must-haves?10:39

At least 3 bed 2 bath, a yard for our dog, and under 30 min commute to downtown. I work near the Capitol10:44
Good parameters. What about schools?10:44

No kids yet but planning in a few years, so we'd like to be in a decent district10:45
Smart to think ahead. Let me pull some listings that match. I'll send a few options this afternoon10:49

Sounds great, thanks!10:54
Monday 14:15
Here are three that fit. First: 3 bed 2 bath in Brentwood, $389K, 20 min commute, highly rated elementary school14:15

Second: 4 bed 2.5 bath in Crestview, $405K, 15 min commute, corner lot with mature trees14:19

Third: 3 bed 2 bath in Allandale, $395K, 25 min commute, big backyard, established neighborhood14:19

The Crestview one looks nice but $405K is pushing our comfort zone. The Allandale one has a great yard though14:19
Allandale is quiet and family-friendly. Big lots, mature trees, solid schools. Very popular with young families14:20

Can we see the Allandale and Brentwood ones this weekend?14:21
Absolutely. Saturday at 10 AM and 11:15 AM work?14:21

Perfect14:23
One thing — please send me a copy of your pre-approval letter. Sellers like to see it with the offer14:28

Will do. Any tips for the showing?14:28
Focus on the layout and how the space feels. Don't stress about paint colors or cosmetic stuff — those are easy fixes. Pay attention to natural light, storage, and any obvious maintenance issues14:29

Got it. See you Saturday!14:32
Saturday 12:00
We really loved the Allandale house! The backyard is perfect. But $395K is already at the top of what we're comfortable with12:00
I could tell you guys connected with it. Before we talk numbers, let me pull the comps to see what similar homes in that area have actually sold for12:00

Comps?12:00
Comparable sales — recent sales of similar homes nearby. It tells us what the market actually supports, not just what the seller hopes to get12:03

Saturday 16:30
Here's what I found. Three comparable sales within half a mile in the last 90 days16:30

Similar 3/2 homes sold for $378K, $385K and $391K. The $391K one had a fully remodeled kitchen16:32

So $395K might be on the high side?16:34
It's at the top of the range. The home is well-maintained but hasn't been updated since 2010. I think we have room to negotiate16:36

What should we offer?16:38
I'd start at $382K. It shows you're serious but leaves room for the seller to counter. We can go up to $390K if needed16:43

What if they say no?16:43
Then we walk. There's always another house. You never want to overpay and end up house-poor16:47

OK $382K. What else goes into the offer?16:49
I'll handle the paperwork. We'll include your pre-approval letter, earnest money proof, and I can write a brief personal letter to the seller about why you love the home. Sometimes it helps16:54

My wife would love writing that. Let's do it16:56
Wednesday 09:00
Good news — the seller countered at $388K09:00

Only $6K above our offer. Not bad09:01
They came down $7K from asking. I think one more counter closes the deal. Want to go $386K?09:03

Yeah let's do it09:06
Wednesday 15:00
We have a deal! Seller accepted $386K15:00

That's amazing! What happens now?15:01
Now we enter the closing process. First thing: earnest money deposit. Usually about 1% of the purchase price15:03

So around $3,860?15:05
Exactly. It goes into escrow as a good faith deposit and gets applied toward your closing costs at the end15:07

What else should we budget for?15:09
Closing costs typically run 2-5% of the purchase price. On $386K, that's roughly $8K to $19K15:13

That's a huge range15:17
It includes a bunch of line items — appraisal fee, home inspection, title insurance, escrow fees, recording fees, and prepaid items like property taxes and homeowners insurance15:21

I'd budget $12-15K to be safe. Your lender will send a Loan Estimate within 3 business days that breaks it all down15:22

That's more than I expected honestly15:26
It catches most first-time buyers off guard. Good news: I included a seller credit of up to $5K toward closing costs in our offer, so your actual out-of-pocket is closer to $7-10K15:28

Oh nice, I didn't realize you'd already done that15:28
Always worth asking. Worst they can say is no. Next step is the home inspection — I've scheduled it for next Friday15:33

Should we be there?15:33
Absolutely. Plan for about 2-3 hours. The inspector will walk you through everything15:38

15 March 14:00
Got the inspection report back. Mostly good news — electrical, plumbing and foundation all check out. HVAC is about 8 years old, so you've got some life left14:00

But?14:03
The roof. Inspector estimates it's near the end of its useful life. Probably needs replacing in 2-3 years14:06

How much are we talking?14:08
For a home that size, $12-15K for a full replacement14:08

That's a big expense right after buying a house14:10
It is. But here's the thing — the seller didn't disclose this, and the inspection gives us leverage. I recommend we ask for a credit toward the roof14:15

How much?14:15
I'll ask for $8K. They might counter lower but even $5K would help14:15

18 March 11:00
Seller agreed to $6K credit toward roof replacement, applied at closing11:00

Not bad! So that reduces our closing costs by another $6K?11:04
Yes. Combined with the $5K closing cost credit we already negotiated, that's $11K total from the seller. You're in good shape11:07

What's the timeline from here?11:12
Appraisal is next week. Assuming it comes back at or above $386K, we close at the title company about two weeks after that11:13

What exactly does the title company do?11:13
They verify the title is clean — no liens, disputes or claims — manage the escrow funds, facilitate the signing, and record the deed with the county. Basically they make sure you actually own what you're paying for11:17

You'll sign a lot of paperwork but it's mostly standard. I'll be there the whole time11:22

When do we get the keys?11:22
Same day, once everything is signed and funded. Usually by end of day11:24

I can't believe this is happening. Thanks for guiding us through all of this11:28
That's what I'm here for! I'll send the closing disclosure a few days before so you can review it. And hey — congrats. You're about to be homeowners11:28

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