The Process
6 steps to the keys in your hand
Get Pre-Approved Before You Fall in Love with a House
Pre-approval tells you exactly what you can afford and shows sellers you're serious. In Montgomery and Frederick County, well-priced homes can receive multiple offers within days. Work with a local lender who understands Maryland programs like MMP — they'll get you to the table faster than a big bank.
Know your debt-to-income ratio before you call a lender: monthly debt payments divided by gross monthly income. Lenders want to see it under 43%.
Define Your Must-Haves vs. Nice-to-Haves
Location, school district, commute, square footage, lot size — rank them before you start touring. Compromise is inevitable; knowing which items are non-negotiable keeps you from making an emotional decision you'll regret. I give every buyer a prioritization worksheet at our first meeting.
In MoCo, neighborhoods zoned for higher-rated schools tend to command stronger prices. If schools are a factor, it's worth building that into your budget conversation early.
Tour Strategically — Quality Over Quantity
More showings does not mean a better outcome. I help buyers focus on 4–5 well-matched properties per round. Wednesdays and Thursdays are typically the best days to schedule — you see new inventory quickly and can write an offer before the weekend rush.
Take notes and photos at every showing. After your 5th house they all start to blur. A simple 'pros / cons / gut' format works great.
Write a Competitive Offer
In this market, offer price is just one piece. Escalation clauses, appraisal gap coverage, flexible settlement dates, and pre-inspections can make the difference — especially at price points under $600K in MoCo. We'll run comps before drafting anything so you're bidding with data, not emotion.
Settlement in Maryland typically takes 21–30 days, though it can stretch to 45 days in rare cases depending on financing or title complexity. A rent-back agreement can make your offer stand out without costing you more money.
Inspections, Appraisal & Negotiations
Once under contract, you'll have a home inspection and possibly radon, well, or septic tests depending on the property. The inspection report is a negotiating tool, not a reason to panic. We'll triage findings together and decide what to ask for versus accept. Mai typically recommends a 3–5 day inspection period — and never more than 10 — with inspectors available on short notice no matter how fast you need to move.
If you're looking to strengthen your offer by waiving the inspection contingency, consider scheduling a pre-offer walkthrough with a contractor first — so you go in with eyes open.
Clear to Close — and Collect Your Keys
The week before settlement you'll do a final walkthrough, review your Closing Disclosure, and wire closing funds. Maryland closing costs typically run 2–5% of the purchase price and include transfer taxes, title insurance, and lender fees. We'll go through every line before you sign.
Wire fraud is real — always verify wiring instructions by calling the title company directly at a number you look up yourself, never from an email.