The Buying Process

The home buying process can take as little as 1 month or as long as 6 months. It generally takes most buyers 2-4 months to find and close on their new home.
  1. Loan Pre-Approval (1-2 Days)

    It’s not required to have a pre-approval letter before looking at homes, but it’s a good practice. You will need a pre-approval letter in order to make an offer & it takes 10-15 minutes to fill out the application, followed by a few emails to provide supporting documents.
  2. Home Search (1-3 Months) Click Here to Read Our 5 Tips for A Great Home Search

    Everyone searches at their own pace, so it’s difficult to know exactly how long it will take for you to find your new home. You want to move forward on a property when you’re comfortable that you understand the market. This can take a weekend or a few months. Most people search for 1-3 months before making an offer. We love helping people find the perfect home and you can read our 5 Tips for a Great Home Search here.
  3. Make an Offer (1-3 Days)

    When it’s time to make an offer, we will send a Comparative Market Analysis (CMA) to you, which helps us understand if the property is priced correctly and what to offer. Depending on how much we need to negotiate the purchase, it usually takes 1-3 days to put a property under contract.
  4. Contract to Close (30-45 Days)

    Once you’re under contract, it will take 30-45 days to close. A complete list of steps can be found here, but the most important steps are:
    Executed Date: The date that all parties agree and sign the contract is the executed date. You will have 3 days to deposit your earnest money to title (usually 1% of the purchase price) and your option fee directly to the seller. (The option fee varies based on the situation, but is generally 0.1% of the purchase price).
    Option Period (5-10 Days): You will have a 5-10 day option period, during which you will have your property inspected (inspections are usually ~$500). It’s normal for your inspector to find some deficiencies in the property and we will usually negotiate repairs during this time. If there are too many repairs necessary to move forward, you can cancel the contract and you’ll get your earnest money back (though the seller keeps the option fee).
    Appraisal (2-3 Weeks): As soon as you’re through the option period, you will instruct your lender to order the appraisal, which is ~$500 and can be paid at closing. We’ll get the results of the appraisal roughly 2 weeks after it’s ordered. The appraisal verifies to the lender that the property is worth what you’re paying. If the property doesn’t meet that value, you can walk away from the contract and get your earnest money back.
    Underwriting (3-4 Weeks): Your lender's underwriter will review all loan documents, which usually takes 3-4 weeks. The underwriting process starts before the appraisal is in, but can’t be completed until the appraisal is received. During the underwriting process, it’s normal for your lender to ask you for additional documents. (This doesn’t mean the loan is in jeopardy in any way.)
    Homeowner's Insurance & Utilities (5-10 Days Before Closing): You’ll want to have your insurance in place & the utilities scheduled to be turned on for the day of closing.
    Review Settlement Statement (2-3 Days Before Closing): Your lender will provide you with a required disclosure 3 days before closing & the title company will provide you the settlement statement 2-3 days before closing. This is arguably the most important closing document because it tells you how much money you need to bring & an itemization of what you’re paying for. If you would like to see any other closing documents prior to closing, you can request them.
    Closing Day (30-45 Days After Contract): This is the most exciting day of the process! Make sure you’ve wired in your proceeds prior to closing and bring a government-issued ID with you. If you can’t be in town for closing, we can arrange a remote closing where a mobile notary will come to you.
  5. After Closing

    It’s natural for you to have questions about the home & homeownership after closing. We’re always available to answer questions and to provide you with referrals to any vendors you may need. Our relationship doesn't end at closing and we’re always happy to help in any way we can!
 

WE WOULD LOVE TO HELP YOU WITH YOUR HOME PURCHASE!

Call 512-883-5445

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2300+ Client reviews!

Vikki Davis was an outstanding support in our search for the perfect home. Her expertise, promptness, and dedication to our needs made the entire experience easy and stress free. I highly recommend her if you are looking to buy or sell a home

We just sold our house with Lindsey Pearlstein Smith, and I really appreciated her attentiveness and professionalism. She had a steadiness that made a hugely stressful life event feel like everything was going to be OK. Bramlett’s overall ethos and strategy made me feel like we were in the best possible hands. Our transaction was smooth and fast, and potential road bumps averted with grace and ease. We are so happy to have worked with them, 10/10 would buy and sell with Lindsey and Bramlett again.

Bramlett is an A+ company with extremely professional and caring people — our agent, Crystal Hirst, was absolutely amazing! She was available around the clock and handled everything with the utmost professionalism and care. SO glad we found her!

We had been struggling to sell our condo for quite some time with another realtor, but everything changed when we found Xuan (Swan). She struck the perfect balance between being not pushy yet incredibly responsive. Her follow-up, communication, and deep knowledge of the real estate market made all the difference. Thanks to Xuan, we were finally able to sell our condo. We couldn’t be more grateful for her exceptional service.

Ann Nye was invaluable in my search for my home. She was very knowledgable about construction and was able to notice lots of important details about listings that I would have missed and helped me make a much more informed decision. She was also excellent at understanding my needs and helped find listings that matched it. I really appreciated that she was patient and balanced in her assessment of each house we toured and didn’t push anything, instead gave me her experienced assessment of the pros and cons of each which in the end helped me make the right decision for me. I enjoyed working with Ann and would highly recommend her to anyone looking for a house in Austin!

Sally was exceptional, patiently taking us through many homes until we found the perfect one. Her extensive knowledge of Austin and the surrounding neighborhoods was invaluable. We were looking for our first home that we could later turn into an investment property, and she perfectly balanced these needs. Sally’s dedication and expertise made the entire process smooth and enjoyable. Additionally, she has a great network of home inspectors, property managers, contractors, and other helpful contacts anyone would need when moving to Austin. We highly recommend her to anyone in search of a top-notch real estate agent.

As first time home buyers, we had a fantastic experience with Sally. She was incredibly knowledgeable and reliable, meeting with us multiple times to ensure we found the right property. Her expertise and friendly approach made the process smooth and enjoyable. We highly recommend her to anyone looking for a great real estate agent.

I can’t say enough nice things about Crystal Hirst, our agent from Bramlett Real Estate. She worked hard and tirelessly (does she ever sleep?) to make our selling experience as painless as possible. She was always available to negotiate on our behalf or answer our multitude of questions. She kept us in the loop constantly; her communication skills are phenomenal. If I could give her 10 stars I would!

I am grateful for Shara’s help in selling an inherited family piece of property in the panhandle. There were lots of stall times in the transactions, and there were four co-owners that owned part of the property. Shara consistently stayed on top of all the issues, and we recently were able to sell the property. There were several times when I wondered if the transaction would ever happen. Shara helped make that happen.

Shara was unbelievable through the entire process. I am a first-time homebuyer, and she has been more of a mentor to my girlfriend and me than anything else. She constantly looked out for our best interests which made the process longer, but you could tell she truly cared about us. I know of a few friends planning on buying in Austin late this year/early next year, and I will definitely be recommending them to her.

Shara was so helpful, a fantastic realtor, and a friend to us during this whole process. Buying in this market was a complete learning experience for my husband and me and Shara helped us throughout from connecting us immediately with a mortgage broker to get our nances in order, showing us homes in various locations with various price points to even helping us with closing details and beyond by recommending contractors to work on our new

home.

ANYTIME we wanted to look at a home Shara made herself available. Even coordinated someone else to show a home while she was out of town on vacation. She never made us feel uncomfortable for asking so many questions or for changing our minds along the way as we figured things out. We were very impressed by her knowledge of all the areas we looked at; pointing out the shopping, dining, and locations for our other interests. She quickly picked up on what we needed (wanted) probably before we did! lol

I would highly recommend Shara to anyone looking for a realtor. We were so impressed that we quickly decided that we would want her to sell our home as well. We appreciate her for making the buying process a success and we’re hoping the sale of our home is just as triumphant!

We had such an amazing experience with Shara, it is our second time buying a house with Shara, very smart, knowledgeable, responsive, and thoughtful. This time we had to buy it remotely while we are in a different state, and Shara did her best in showing us the property and answering all our questions. It was our pleasure to have her as our agent and we are looking forward to having more work with her!

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