The Buying Process

Buying a home seems complicated, but we can help you through every step of the process. We are a team of 11 agents who pride ourselves on phenomenal customer service. We have helped 800+ buyers purchase their homes in the Austin area since 2012. We know the market incredibly well and we think you’ll love our no pressure approach.

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:

  5. 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.

  6. 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

Or please fill out the short form below & we will contact you via email or phone (however you’d prefer) to help you with your home purchase. We look forward to helping you!

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1500+ Client reviews!

Alcira Zamudio

Worked with Shaun Duffenbach and as expected he did an outstanding job. He was recommended by my daughter, she used him for her home purchase 9 months ago. I can’t recommend him enough, this was my 1st home purchase in TX, and I’m beyond impressed with his service. He is very reliable, moves quickly without pressuring you to buy, he is always looking out for you, and since he is super detailed oriented, he will notice any tiny defects on properties. He is hands down the best realtor we have worked with. We’ll use use him again for our next home purchase!

Jolina Li

We worked with Vicki to help find our investment property in Austin. Even though I was overseas, she’s able to FT me to show me the house. Meet up with foundations contractor so we can get estimates, encouraged us to ask for credits, etc. it was so easy working with her that I would highly recommend anyone who is looking for a house in Austin to call Vicki! 🙂

Larette F.

As a first-time seller of my first home, I did not have any idea how to sell a house. My agent was Philip Myers and he held my hand in explaining all the process of getting the home ready for market.

As a first time seller, he had all the answers to questions I didn’t know to ask! Philip ran comps and helped us to determine the asking price, which was far more than we expected.

Philip provided us with a staging consultant for free that showed us where to place furniture and which pieces to remove to make the home more marketable. The photographer that Eric Bramlett uses for photos was phenomenal and he had so much to offer even down to which lighting produced the best results.

Throughout the entire sales process, Philip was professional and pro-active.  He made us feel like we were his only clients, which is tough in this busy market.  He was on top of all the details and negotiations and provided us with guidance I did not think was possible. All the pre-sales contract details up to the closing was painless.  I highly recommend this real estate professional to handle your buying or selling needs.

Veronica B.

Vicki Duran was our Realtor and honestly  There is not enough stars here to rate how Wonderful she is! She was so Helpful in selling and buying or house Always answering our phone calls texts an emails right away, answering a million of questions that we had and guiding us thru the entire process. But to top it off  Regardless of her amazing work you can see her Honesty and Beautiful Heart that she has. Nothing but good things to say about her, we couldn’t have done it without her help. Thank you so very Much Ms Vicki!!

Christa Schank

We had an excellent experience working with Steve Crossland as our realtor this year. The market has been so difficult to navigate, especially this year, but Steve has been incredibly in tune with the fluctuations happening each week. He was very easy to work with, both for us and our eventual buyers. Thanks largely to Steve’s guidance, we sold very quickly, for much more than expected, with quick turnaround time to close!

Andy Najjar

I have had the great pleasure of working with Lauren Yoder on selling and buying my investment properties. The team was professional helped me stage and get the place ready for a bidding war. They really navigated negotiating and closing with great experience. I have worked with Lauren 5+ years and will continue to be a customer for the years to come!

Christina Rhodes

Kasey helped me purchase my first home. She was very knowledgable and helped educate me along the way. She took the time to thoroughly answer my questions and the whole process went smoothly from start to finish.

Sujatha Suresh

Ashley Vavasour was recommended to us by our daughter. She was thorough and helped represent us well. She ensured that all our concerns were addressed and connected use to the appropriate vendors to help assuage our concerns re: the property. She was available to us and responsive to our calls. We would recommend Ashley and Bramlett.

Paul K.

We worked with Shaun Duffenbach to buy our first home! We connected with Shaun through a referral who set the bar high, but Shaun exceeded it! As a first time home buyer, we were looking for an agent who knew the process and the market. Shaun went above and beyond to connect with properties and agents to make sure our offers got seen!  Ultimately we were successful on one of our first offers made with Shaun!

Marta Bab’yak

Kristin Wellborn was an outstanding realtor to work with, particularly as a first time buyer in this crazy Austin market. She always had an informed, insightful, and honest opinion about every place we considered. Throughout the process, Kristin was also very friendly and extremely responsive. We look forward to working with her in the future.

Paulas Bhatt

My wife and I, new to Texas altogether, were extremely fortunate to be paired up with Ashley Vavasour who was just incredible, kind, and unbelievably helpful in finding us our new home. Ashley went above and beyond her duties during our search by reaching out to builders as well as listing agents to ensure that we were put in the best position for viewings , updates, and proactively provided as much information as possible on the community as well as the home. This, when you have a 2 year old and pregnant wife, saved us a ton of time and more importantly, helped us establish a trust with Ashley that we haven’t had with any agents we worked with in the past back in NY. Not to mention, on multiple occasions, she entertained our 2 year old while we chatted with agents and builders 🙂 I would highly recommend using Eric Bramlett Residential services and if you are able to, definitely ask for Ashley to be your agent. In addition to being highly effective at what she does, Ashley is also just a great person to get to know and has a wide network that can be useful when you want to get work done for your new home.

Chris Perkes

Lauren took the time to guide us through the murkiness of first-time homebuying, and we could not have asked for a better tour-guide. Her ability to distill the key steps and timelines during the process was invaluable, and helped us feel secure in our decision-making.