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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1200+ Client reviews!

Ki C.

I worked with Vicki Duran to pickup a lovely new build in Georgetown. I was moving from CA, so the logistics were a bit challenging, but Vicki worked with me closely to accommodate my house house search when I would come to town to view homes. She was patient, knowledgeable, professional and all around great to get to know over the course of my home search! P.S. Despite Vicki being very busy, she will always make you feel like you’re her only client. Somehow, she manages to be quite responsive despite the high volume of work she comes across in today’s insane Austin-area market.I would highly recommend Vicki for any real estate needs and I’ll be working with her again very soon!

Cameron G.

To whom it may concern;

Ahem… Vicki Duran was an absolute rock star!

Abridged Version: We closed on time at a lower price than expected and could not be happier!

Unabridged Version: As a first time home buyer, she repeatedly handed me answers to questions I hadn’t even come up with yet. Then for those few questions that did manage to remain unanswered long enough to leave my mouth, she quickly produced either answers or resources where I could find said answers.

Our home viewing tour that ranged all over the greater North Austin area was exceedingly well organized (everything moved quick, but nothing felt rushed). Then, after we pounced on a new construction, Vicki made herself available to help us review the builder’s contract and walked through the property with us for the pre-closing inspection. I’m pretty sure she had some magical surgeon in a far-off land swap her human eyes out for those of a falcon, but I didn’t get a good enough look to confirm this.

Ankur S.

We recently closed on a house where Vicki Duran represented us and we had a wonderful experience throughout the process – right from putting in an offer all the way to the closing. We reached out to Vicki a few years ago when we were in the market for a house but then our plans changed and we put the home buying on hold. When we were ready again we contacted Vicki and I was happy to see that she still remembered us and was very responsive to us even though she was busy with a lot of other clients. She also educated us very well during the process with Dos and Donts. I would highly recommend Vicki or anyone else on her team.

Drew G.

I recently worked with Linda and successfully on closed a property that was a bit of a long shot. We cold called and she was immediately helpful in getting us information about the place, finding out where we could get answers to some complicated zoning questions, and communicating with the seller’s agent. We eventually had our offer accepted after several prior ones fell through – this was definitely a case where a good agent keeping us on the seller’s radar was a necessity in making this happen. We were also able to complete the deal from out of town, which can often be difficult but Linda made it simple and straightforward. She also has a good network – we’ve been satisfied with the professionals that she has referred us to for inspections, etc.

Jason M.

Craig McGuire saved us a lot of time and money. His knowledge of market trends and figures provided us with enough confidence to make quick, sound decisions in a very competitive area.

Prasoon S.

We worked with Vicki Duran during our home buying process. Vicki has been extremely helpful and knowledgeable throughout the process and we were more than pleased with the support we got from Vicki. She’s a great real estate agent to work with and we highly recommend!

Kacie N.

Bramlett goes above and beyond with helping people find and purchase a home. Katie Evans helped us find our perfect home. She was friendly, hard working and communicative! Overall fantastic! We are remote buyers, which can be challenging, but Katie made it so easy! She sent us videos of properties we were interested in and was always keeping us in the loop. We couldn’t have asked for a better experience! Thank you Katie!!

Ryan P.

I had a great experience with Bramlett Residential. I worked with Vicki Duran for a remote home purchase. She was exceptional! She is incredibly on top of her email and following up on crucial parts of the home buying process. In a market that is this hot, you need a realtor like Vicki. She goes above and beyond when it comes to these time sensitive communications. Also as a remote buyer she was helpful touring places and offering to show me them via video calling. Overall would recommend Vicki and Bramlett residential to anyone purchasing in Austin.

Shelley G.

Working with Kasey has been the best part of my home buying process. She answered my every call and question as a first time home buyer. She was careful, thoughtful, and totally straightforward with me throughout the entire process which I deeply appreciated. Thank you Kasey and thank you Bramlett Residential! I can’t recommend you enough!

Jennifer M.

Craig McGuire has been phenomenal to work with. We were moving from out of state and needed an agent that would show up, work hard, and be our eyes and ears. Throughout our entire buying process, Craig was exactly what we needed. He is super thorough and super knowledgeable about Austin and the surrounding area. We look forward to working with him again in the future and HIGHLY recommend him to anyone looking to buy in this incredibly hot (and sometimes difficult) market!

Sam S.

I have been calling firms randomly to see how quick they would respond. Linda picked up the phone and right away she did the research on the property that I was interested in. The property was complicated, It was TOD zoned property which was new for everyone. But we wanted to know if this place can be turned into a commercial property and after she and I researched together I can do what I wanted to do with that property. I was impressed that the agent would go this far to research with me for this small of a property.

First we didn’t offer high enough to get the place but AMAZING LINDA kept in touch with the seller’s agent and kept us updated. When the other party’s deal fell through we were the first to make an offer. we offered what she had recommended and got the place. Seriously If it wasn’t for her proactiveness I doubt that we would have gotten this place.

This was the most responsive firm/agent we have ever worked with. Thanks again Linda for your amazing communication skills!

Dacio R.

Katie was really helpful with understanding the housing market of the Austin area. She helped me along the whole process from finding the right house in the different suburbs of Austin, getting a good rate on my mortgage, is even helping me after purchasing the home. Very professional service; would recommend!