Frequently Asked Questions

Yes, and I'll be honest: it's the step people most want to skip. A pre-approval tells you your actual number, not the one a website calculator guessed. It also tells sellers you're serious, which matters when you're competing with another offer.

Your lender is the right person for the details on loan programs, rates and what you qualify for. I'm happy to introduce you to a few I trust.

Less than most people think, and it depends entirely on the loan. Some programs allow small down payments, and eligible veterans and active-duty buyers may be able to use a VA loan with no down payment at all. I'm VA certified and love helping military families use the benefit they earned.

A licensed lender can tell you exactly which programs fit you. My job is making sure you're not leaving options on the table because nobody mentioned them.

Fair question, especially since the rules changed in 2024. Before we tour homes together, we'll sign a written buyer agreement that spells out what I'll do for you and how I'm paid. Commissions are always negotiable, and in many deals the seller or builder contributes toward the buyer's side.

We'll walk through it together before you sign anything, so there are no surprises at the closing table.

Closing costs are the fees beyond your down payment: lender fees, title, appraisal, prepaid taxes and insurance. Your lender's Loan Estimate breaks them down line by line, so you'll know your number well before closing day.

You can sometimes negotiate for the seller to cover part of them. As one of my buyers put it: "She was even able to get us 5K towards closing costs."

Yes. New construction is my favorite niche, and here's the truth: the friendly sales rep in the model home works for the builder. That's not a knock on them, it's just their job.

I'm there for you, comparing incentives, asking which upgrades actually hold value, checking how lot and phase pricing work, and reviewing the builder's contract. And while the builder's preferred lender can be a great option, it's worth comparing before you commit. One catch: bring me with you on your first visit, because many builders require your agent to be there from the start.

DO NOT buy a new car, van, or truck (you may end up living in it). Same goes for opening new credit cards, financing furniture or changing jobs before closing. Your lender re-checks your finances right before closing, and new debt can change your approval.

When in doubt, call your lender before you swipe.

Once your offer is accepted, closing usually takes about 30 to 45 days with a loan. The search before that is the wild card. Some buyers find the one in a weekend and some take a few months. New construction runs on the builder's schedule, which can mean several months if the home isn't built yet.

Tell me your move-by date and we'll work backward from it.

Yes, please. The buyers who have the easiest time are the ones who started talking to me six months early. We can sort out your budget, your must-haves and which areas make sense, with zero pressure to tour anything.

Asking questions doesn't commit you to anything. It just means you'll be ready when you are.

Not to worry! Almost every inspection finds something. That's the point of having one. In Texas, most contracts include an option period, a window to inspect and decide whether to move forward.

During that window, we can ask the seller to make repairs, give you a credit or lower the price, or you can walk away. I'll help you figure out which items actually matter and which are normal wear and tear.

The honest answer: it depends on your life more than on the headlines. National news isn't Houston news, and Houston news isn't Sienna or Katy news. If you're ready, you've found the right home and the payment fits your budget, that matters more than trying to time the market.

For the latest local numbers, check my monthly Houston market update.

With comps, not compliments. I look at what similar homes nearby actually sold for, what's competing with you right now and how long homes are sitting. Then I show you the thinking, not just a number.

Here's the straight talk: if I think your price is wrong, I'll tell you. Overpricing doesn't get you more money. It usually gets you more days on market and a price drop later.

Probably less than you think. Before you spend a dollar, let's walk through the house together. Some fixes pay for themselves (fresh paint, small repairs, a deep clean) and some are money you won't get back.

I'd rather you spend smart than spend big.

It depends on your neighborhood, your price and the season. I'll show you how long similar homes in your area are taking right now so you can plan your move around real numbers.

A well-priced, well-prepared home gives you the best shot at selling on your timeline. I can't promise a date, but I'm committed to telling you the truth along the way.

The main costs are agent commissions, title fees, your share of property taxes, any repairs or credits you negotiate, and paying off your mortgage. Commissions are negotiable, and we'll talk through them openly.

Before we list, I'll put together an estimate of what you'll walk away with, so you know your actual number before you make any decisions.

Yes, and it's one of the most common situations I help with. There are a few ways to structure it, from making your purchase contingent on your sale to negotiating extra time to move out after closing.

The right approach depends on your finances and how much risk you're comfortable with, so we'll map it out together (and loop in your lender) before you sign anything.

In Texas, most sellers complete a Seller's Disclosure Notice describing the home's condition and any known issues. Be thorough and honest. Disclosing up front protects you and builds trust with buyers.

I'll walk you through every form so nothing feels confusing. My clients say I'm "always 10 steps ahead of what the process required," and paperwork is a big part of why.

Greater Houston, with a lot of time in Fort Bend and Harris counties: Sugar Land, Sienna, Richmond, Missouri City, Katy, Pearland, Manvel, Cypress and Houston itself. I was the 2021 Top Producing REALTOR® in Sienna, so I know that corner especially well.

Looking somewhere else? Ask me. If it's not my area, I'll connect you with someone I trust.