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 in 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 that 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 protection. 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 connected 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 repair 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 warranty 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!

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!

*Don’t worry, we hate spam as much as you and would never sell or share your information. Our privacy policy is available here.

Buyer Resources
First Time Home Buyers CLICK HERE
Relocating To Austin? CLICK HERE

2100+ Client reviews!

Stacy was wonderful to work with!! We moved back to Texas in early June and met with Stacy Zellner about what we were looking for. We did not want to live in Austin and were looking at smaller cities between Austin and Houston. Stacy was very straightforward about making sure we visited the cities first before making a decision. We had a specific timeframe to find a new home and Stacy kept in constant contact with us by setting up automated searches and responding right away to any requests we had about cities or specific property information. She took us to multiple small cities around Austin and gave us an abundance of information to help narrow down our decision. Her knowledge of Austin’s surrounding cities was exactly what we needed. Stacy was always available whenever we had questions big or small and her expertise was priceless during the closing process. We are new to Central Texas and are ecstatic to have found the professional real estate services we needed through Stacy. There is no doubt we will refer her to our friends and will definitely use her in our future property searches.

It sold ! The pictures were outstanding, like a work of art. I am convinced their staging and pictures contributed to it selling. Will, our realtor, was highly knowledgeable and great to work with.

I worked with Becky Welch for buying single home in Manor, TX. She is very friendly, knowledgeable and responsive. Really recommend her to work with her if you looking for buying/ selling or renting home property.

From our very first conversation, Linda Baddour established her credibility in the Austin market. Great insights from day one really helped us build comfort towards eventually making a decision in a very challenging environment. Linda always made herself available, promptly replied to all of our questions with pointed and useful advice (and we threw some quite difficult inquiries her way), and never pressured us into making moves at any point in the process. Even while we were early stage and apprehensive to explore buying further, when we did find a property we wanted to look at or had questions come up, Linda treated us with the same respect and devoted just as much time as if we were imminent buyers. After initial contracts were signed, she walked us through every step of the process each week, resulting in an early close. I was continually surprised at how smooth everything felt despite hearing about other friends/families challenges in that time window. Part of this brings me to yet another point, which relates to Linda’s connections in the marketplace. The lender we ultimately arrived upon was critical to the early close and have been great to work with so far – one of many excellent resources we tapped via Linda.

Stacy Zellner and the Bramlett Residential team are extremely helpful. Stacy will take note of your taste and make the house hunt mission a lot easier for you. Stacy was my trusted advisor throughout the entire journey of making my first home purchase.

My husband and I were a little concerned when we decided to buy a house, we have never done this before and mostly everyone finds it a very stressful process, but we were very lucky to have Vicki helping us through out this whole time. Vicki works for Bramlett Residential and was referred to us by a friend that she also helped a few years back. We were not living in Austin so we set up a call with Vicki where she explained us the whole process and referred us some local lending agencies we could reach out to in advance to make sure the process would go smoothly. I liked Vicki on the first call, she is very professional, has a good vibe and a genuine interest in helping people. We came to Austin for only a week and half to see some houses and Vicki made this whole process so easy and smooth for us. Vicki not only booked the viewings for all the places we wanted to see in a good order of location for us, she also provided a full background, details and specifications of each house.
She was always responsive and well informed to keep us updated. We landed an offer on our favorite house and this would not have been possible without Vicki to help us with the offer and negotiations. I’d highly refer Vicki to any friend/person looking to buy a house.

It was a real pleasure working with Becky. We weren’t sure what we were looking for since we are from out of town. Becky was extremely patient and made the process stress-free. She was extremely responsive.Becky truly understands how to put her clients at ease. She made the process incredibly easy and her thorough knowledge, not only of general real estate, but of the local market made it a great pleasure throughout the whole process.

Eric was instrumental in helping me purchase my first home. Eric is not only a responsive, informative, and knowledgeable agent – he is also a very patient and kind person. I never felt rushed, and I could at all times tell that Eric was first and foremost concerned with finding me the right home – which he did. Eric helped me navigate a difficult listing agent, an unprecedented market, and a lot of firsts. I couldn’t be more grateful to him. Thank you, Eric!!

I was referred to Crystal Hirst by a close friend who is a real estate agent in Dallas. Crystal is awesome – she immediately set up a call to discuss what I was looking for home wise, price ranges, and all other aspects. She was able to setup some immediate showings of places I was interested in and had a flexible schedule to make any time frame work for my schedule. She is incredibly responsive and has a great overall personality and demeanor. Additionally, she helped me look into new construction communities and we decided that was the route for me. She helped me thorough out the entire process, outlining important aspects to review during all stages, helped with lending details, and made closing incredibly easy. I’ll definitely recommend her to family, friends, and others who are looking to buy or sell!

Yolanda was amazing and kept me on top every step of the way! She is a beautiful soul and made me feel good about my home transition and ensuring I received top dollar for the sale of my home! I highly recommend her.

We can’t speak highly enough of our experience with Yolanda. We were first-time homebuyers with very little knowledge about how to find the right place. We met with a couple of realtors before Yolanda, but we knew instantly that she was the one for us. She is honest and she really helped to take the pressure off of us. In short, she was always on our side working to make our house purchase as simple and successful as possible.

My Fiancé and I have been in our house for 3 months now and we couldn’t be happier! Yolanda was amazing to work with throughout the entire house hunting and buying process. She was available anytime we needed her whether that be scheduling last minute home showings, answering questions or communicating with our construction team! As first time homebuyers, Yolanda was a dream to work with and helped us understand everything throughout the entire process, even past closing! We would highly recommend anyone to use Yolanda as your realtor! We couldn’t have done it without her!