Frequently Asked Questions

  • What items come with the property?

    The general rule is, “If it has to be removed with a tool, it stays.” However, some items are specifically included in the contract. The drapes, window treatments, & any pool equipment automatically stay. The refrigerator & washer/dryer do not come with the house, unless written into the contract. The stove, dishwasher, & any attached microwave or vent hood will stay, along with all light fixtures. If you have a question about a specific item, please don’t hesitate to ask!
  • How do we determine what to offer on a property?

    To determine Fair Market Value, we will run a Comparative Market Analysis (CMA) on the property. This shows you what comparable properties in the same or similar neighborhoods have sold for recently, so tells you what the property is worth. After we have that information, we will determine what to offer based on the time the property has been on the market, if they’ve made recent price reductions, whether it’s vacant or occupied, & whether or not there are other offers on the property.
  • What is an appraisal & how does it affect me?

    Your lender will require than an appraisal is performed to verify that your purchase price is the Fair Market Value of the property. The appraisal is usually performed after we’ve had the property inspected, costs roughly $500, and is paid for at closing. The appraiser will use the same process we did when we ran a Comparative Market Analysis, so we very rarely have appraisal issues. If, however, the property doesn’t appraise for value, you have the option to terminate the contract. In many instances, we will try to renegotiate the price of the property to the appraised value. Sometimes, we get a bad appraiser (we’ve had an appraiser sent from Waco to Austin before) and we contest the value in that case.
  • When is the best time to buy?

    In general, there is more inventory to choose from in the spring & summer, but there is more competition. During the fall & winter, prices are generally lower, but there is less inventory to choose from.
  • What happens if there is more than one offer on a home?

    There are no laws governing multiple offer situations, but there is an industry standard: Typically, the listing agent will notify all parties that there are multiple offers on the property and will ask for each buyer's "highest & best offer" by a certain time & date. We won't know what others are offering and they won't know what we're offering. You will want to put together your highest offer price & we will tighten up the offer terms to make the offer as attractive as possible, without compromising your protections. We have negotiated hundreds of multiple offers and have a strong track record of winning contracts for buyers.
  • Should I get pre-approved for a mortgage?

    While it’s not necessary to begin casually looking online, it’s definitely a good idea to get pre-approved before you begin physically looking at properties. Read more about pre-approval here.
  • How long does it take to buy a property?

    The searching process varies from buyer to buyer, but it takes 30-45 days to close on your property after you’ve gone under contract. Read more about the buying process here.
  • How much are closing costs?

    Most of your closing costs will be connection with your loan & pre-paid escrow charges (property taxes, insurance, & interest.) In general, closing costs are in the 1% to 2% range, but they do vary based on the type of loan you choose. This is one of the many reasons we recommend getting pre-approved early in the process. If you’re a cash buyer, closing costs are minimal; Generally less than $1000.
  • Are schools important for resale?

    It depends on the market. In the suburbs, where buyers value schools highly, school ratings are very important for resale. In central Austin neighborhoods, where schools have been poorly rated for years, school ratings don’t affect resale because the buyers for these homes don’t typically care about school ratings. If you do care about schools, GreatSchools.org is an excellent resource.
  • Should I get a home inspection?

    Absolutely! Your home inspector will go through the property with a fine tooth comb and tell you exactly what condition it’s in. You will find out if there are any repairs that need to be made immediately & what repairs you can expect in the future. Your inspector will check all major & minor systems: Foundation, plumbing, electrical, roof, HVAC, water heater, appliances, windows, structural integrity, & more. While not required by a lender, we do recommend getting a termite inspection at this time. While the price will vary based on the size of your home, the inspection is in the $500 range (and is paid at the time of inspection.) After we’ve reviewed the inspection, we will typically ask for the seller to make reasonable repairs or for a repairs credit.
  • Are the sellers required to make repairs?

    Sellers aren’t required to make any repairs, but reasonable sellers will agree to a reasonable repairs request or a credit for repairs. It’s important to view repairs in context. If you’re purchasing a newer home, you would expect it to be in near new condition. If you’re purchasing a 50 year old home, you would expect it to be safe & functional, but not to be new.
  • When and how much money do I need in order to make an offer & purchase a property?

    It doesn’t cost anything to make an offer on a property, but you need to be prepared to write a check for the earnest money & option fee. The earnest money deposit is usually 1% of the purchase price and the option fee will be dependent upon the sales price (usually $200-$500.)
  • What condition will the sellers leave the home in?

    Unfortunately, the standard contract is pretty fuzzy on this topic. Generally, sellers will have the property “broom clean” at closing. If it’s important to you that the property be professionally cleaned prior to closing, we can add that to special provisions.
  • What is a Home Warranty? Do I need one?

    In most transactions, a seller will credit you $400-$500 for a residential service contract (a home warranty.) If the property has a pool, they will credit you $700-$800, so that you get the additional pool coverage. A home warrant picks up what your homeowner's insurance policy doesn't cover. An insurance policy typically has a 1% deductible, so won't cover small items like a stove, dishwasher, or air conditioner. A home warranty does cover these items, and typically with a deductible in the $50-$75 range. Home warranties are great to have, but they're a hassle to deal with, should you call in a claim. They typically send a repairman out within 2 days, which can be a long time if your A/C goes out in the middle of August. Like any insurance or warranty company, they tend to try and cover as little as possible. So, when you Google different companies, you usually find bad reviews on all of them. If, after researching the home warranty, you prefer not to ask for one, we can always ask for a seller credit to your closing costs in the same amount a warranty would have cost ($400-$500.)
  • What is a Buyer's Representation Agreement? Do I have to sign one?

    A Buyer's Representation Agreement is a written agreement between you and an agent that you will use that agent's services to purchase a property for a certain period of time. Some agents require their buyer clients to sign an agreement, but we don't require this. A common sales pitch is that, "I only legally represent you if you sign a buyer's rep agreement." This is legally incorrect. As soon as we begin working together, we've created an implied agency, so we're obligated to act in your best interest (a fiduciary relationship.) Since we pride ourselves on our no pressure approach, we don't require buyers to sign a Buyer's Representation Agreement. However, if you would like to sign an agreement with us, we're happy to prepare and sign the agreement.

WE WOULD LOVE TO HELP YOU WITH YOUR HOME PURCHASE!

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1600+ Client reviews!

Lesley M.

Craig is truly great at what he does. We first worked with him as our buyer’s agent when moving to the Austin area. This time around, we chose him to be our listing agent when we we relocating away from the area and we are glad we did. Craig was always available for followup regarding processes and questions we had-from listing all the way to closing day. He always made sure to keep us up to date with any information we needed. Craig has a great understanding of the market and is straightforward & honest, which we valued. I couldn’t sing his praises more.

Jody Price

Ann Nye is wonderful to work with. We started with reviewing the many homes Ann found on-line for us. She spent all day taking us to properties and then ended up with us looking at new builds. She stuck with us from the start of negotiations to the end with the final walk through. Her extra set of eyes was great cuz she caught things we missed. All this was done during COVID times and with us being from out of state she was very gracious! I highly recommend Ann Nye!

Srihari Padmanabhan

Tyson Hombroek from Bramlett residential did a fantastic job and I had a great home buying experience. He understood my requirements and set up searches and gave me unbiased feedback on the properties , like how fiduciary does. He also understood that time is of the essence when it comes to finding property information such as surveys, plat map etc from the seller agent and writing offers. He met with me two times and even though I am purchasing the property from out of state I felt very comfortable about the area by leaning on his expertise. Overall very professional and nice to work with.

Chad Ryder

As a first time homebuyer, Lauren Yoder was the perfect agent to work with. She was always available to jump on a call and answer any questions I had about the process. Even though I was buying in a tough market, I never felt pressured to make offers I didn’t feel comfortable with. Lauren’s curated searches made it incredibly easy to find great properties, and her knowledge of things to look for, and avoid, in a house was incredibly helpful. Once under contract, Lauren helped make the closing process as stress-free as possible. She was always on top of the communication between myself and any party that needed to be involved. I am very grateful that Lauren was recommended to me, and I will definitely look to work with her in the future if I ever need to buy or sell in the area!

Cynthia Sumner

Where do I start?! I asked family for a recommendation and he couldn’t have hit the mark any better. Vicki Duran was responsive and on point from the first inquiry. I am one of those who likes to be conscientious of most things. So I reached out to her months before we were scheduled to fly in. She kept in touch during the waiting period and was ready to hit the “road” when we got into town. She had preowned and new builds ready, but in the climate of timing when we wanted to see homes… preowned were dropping and being picked up before you had a chance to view. So we went after new builds, she tirelessly called sales offices and showed us different communities. Vicki was taking notes somewhere because after the first community shown she knew what we wanted and didn’t want and didn’t waste time with the nots. We headed back “home” and two days later we were sending our earnest money to her. She did all the leg work for us. Every in person and zoom meeting she was there. She did the walk through with us and helped pick out areas that needed to be fixed. Vicki just knows the job, what we as new buyers should look for and what is expected of our new home. She is amazing. She was there from start to keys. I’m so grateful for all the time she spent on us. My hubby does NOT like change and she was good with him, gave him the space he needed while giving me the attention I needed. She can definitely read a room and is not afraid to speak up and advocate for her clients.

Bob and Laura Petix

We worked with agent Kristin Wellborn. This was our fifth house bought/sold over the past 28 years and Kristin is by far the best realtor we have ever worked with (not even close). In this case, we were buyers. Kristin possesses incredible knowledge about the Austin area. We resided in another state (1,400 miles away) and had to purchase our house without being able to visit in person. We completely relied on her understanding of the various towns and neighborhoods. She sent us many, many videos and frank assessments about the myriad properties for sale that she visited on our behalf. Kristin respected our wishes concerning the purchase process (no bidding wars!) and in the end negotiated a great deal on our behalf, below both list and the lender-appraised value. Our offer to the seller was based on well-researched comparables and was immediately accepted. (BTW: we were not “high-end” buyers; our purchase price was about average for Austin. Rest assured: Kristin will work tirelessly on your behalf regardless of your price level.) She kept in constant contact with us, seven days a week. Honestly, it would be impossible to find a more dedicated agent.

Leila Hanna

We have had the privilege of working with Eric Engberg ( with Eric Bramlett Real Estate) on more than one occasion and he is outstanding. We first met him when we began to relocate to the austin area from Seattle. It was a scary time, but he was so patient and informative ( what he does not know, he will make sure to find out!) he treated us more like family than clients and got us a great deal on a fantastic home that suited all of our needs. When it was time to get a bigger home that we wanted to build, he was right there for us and even helped us navigate while we switched builders early in the process. Most recently in 2020, we chose to sell our first home in Avery ranch and Eric got us the best price in record time just as Covid hit! He’s a miracle worker and a lifelong friend and realtor!

Jerod Honrath

We worked with Craig McGuire and he was phenomenal from start to finish with regards to selling our home. He was detailed and very thorough in how he navigated us through the selling process. I would most certainly recommend him to anyone that is looking to buy or sell their home and in fact we are using his vast expertise as well to build new future home over the next year.

Analisa Honrath

Every aspect of working with Craig McGuire and his team was positive. Highly recommend!

Ankit Paul

Vicki Duran is one of the best realtors out there. She is very knowledgeable, is always well prepared and thorough in her approach. She cares a lot about her clients and infact saved us $$ by helping us bid to the correct amount instead of over bidding. She is responsive and has great contacts to help us close the home. We were lucky to work with Vicki

Natasha Delatorre

Eric Engberg went above and beyond for me as my Realtor through the process of selling my home. He walked me through each step and he was always available to answer any questions, make suggestions and to give his professional opinion. Eric is very professional, thorough and knowledgeable in every aspect of Real Estate. I had a full price offer within 5 days and a backup offer shortly after that. I will most definitely use him as my Realtor in the search and purchase of my new home and I highly recommend him.

Erika G.

My boyfriend and I are first-time homebuyers, and had the pleasure of working with Tyson Hombroek! Tyson was fantastic – super helpful, knowledgeable, and exceptionally responsive. He walked us through the home-buying process step-by-step and always had great advice regarding red flags in homes and with builders. He really helped us feel confident every step of the way, which is saying a lot in this crazy market! We really couldn’t have hoped to work with a better agent, and would strongly recommend him to any other buyers.