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 Rep Agreement” is the agreement between you and your agent that you’re working together in a certain area, for a certain period of time. These are required, due to the NAR Settlement of 2024, but they’ve been a good idea that many agents and buyers use for a long time. The Texas Asociation of REALTORs provides a promulgated form and we have our own form that we use that we’re happy to provide you at any time.

WE WOULD LOVE TO HELP YOU WITH YOUR HOME PURCHASE!

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2300+ Client reviews!

I highly recommend Kiel if you’re looking to rent a place in Austin. We originally met him to look around a particular unit, and when it was not to our satisfaction, he was able to quickly take us around many more units that day. He also set up a whole day of viewings for the very next day! Within 48 hours we had done enough viewings to be confident in choosing a new home. The landlord accepted our offer and Kiel handled all of the paperwork, even stopping by our hotel to pick up the needed checks. We couldn’t be happier.
Kiel is highly organized and unlike some realtors in the Austin area, he is responsive and ready to move quickly. We were always able to contact him and never left waiting.

Kiel has your BACK!! We are so grateful to have had his guidance and knowledge while navigating the intense, frustrating and way competitive Austin rental market. He quickly picked up on our taste and designed a game plan to help us push through the clutter and get to the properties that best suited us. He was ALWAYS available to us and answered our emails, calls and texts with great speed. We’re so grateful to have had him on our search team. Because my goodness, it really is a crazy market out there!

Kiel was amazing to work with! He walked us through everything, explained anything we didn’t understand, and he is is just a great guy to work with. As a first time home buyer, his knowledge was invaluable. 10/10 would recommend!

Kiel was referred to me by a friend, and we were so pleased with his services. He jumped in and guided us through the entire process, made himself readily available for us during the whole process, checked in with us via text every step of the way, and provided any and all information we requested. As a first time home buyer, I was not totally familiar with the process. Kiel helped me through the lending process, walk through inspection and closing procedures. It was such a pleasure to work with him, and we look forward to hiring him again when we purchase our next property.

I’ve never met anyone as knowledgeable and hard working as Kiel. Everything he said he was going to do, he did it. Kiel is a very easy person to get along with. He made us comfortable with the process and also made it fun. In 5 words…HE GETS THE JOB DONE!

It was great working with Kiel. He understood what we really wanted in a home. When it came to the process of the contract, it was obvious how knowledgeable he was. He did exactly what we wanted while giving great advice.

We had the pleasure of working with Will Mackintosh as our agent, and couldn’t be happier with the experience. From start to finish, the process was incredibly smooth and easy, thanks to Will’s expertise and professionalism. He guided us every step of the way making what could have been a stressful experience surprisingly enjoyable. Will’s attention to detail and dedication to finding the perfect property for us truly stood out. We couldn’t have asked for a better agent. I highly recommend Will and Bramlett Residential to anyone buying or selling a home in the Austin area.

Danny is amazing. We are first time home buyers and knew almost nothing going in other than what we could afford. Danny is patient and had references for mortgage companies, home inspectiors and specialty inspectors. He was able to negotiate on our behalf and guided us every step of the way from our staring offer to the day of move in. Didn’t matter the time of day, Danny was always available and made sure we understood everything we were signing. Buying a home is scary especially during pandemic but Danny made it seemless and went above and beyond to take care of us. Cannot speak highly enough of Danny.

Linda is very knowledgeable in the area and really helped me (out state buyer) to learn the important facts about the home locations that I was interested in. She provided great advice as part of the negotiation. She is very professional and dedicated to taking care of her customer. She even replied to one of my texts at 2AM in the morning! I highly recommend Linda if you are looking for a very knowledgeable and experienced agent who delivers results. After the closing date she is still following up with me to answer any questions and help me with finding services to take care of my new home.

We had a great experience with agent Kasey Gilliam, both coming and going! Kasey helped us find our lovely home five years ago, then helped us sell it again when we moved back east. She knows the market and has broad experience with Austin neighborhoods and homes. We trusted her advice — and she was always available when we had questions. She and her team kept our house safe and managed what felt like a million showings. We would happily work with Kasey again if we ever return to Austin, and are happy to sing her praises!

First, Carol is warm and helpful in every way. With Carol’s help, we bought our house remotely. She gave us great guidance: “This house would be great for you. The neighborhood is good.” Her office staff was also supportive – picking up the key from the closing company; going out to the property when a workman was there. It also must be said that after so many years in the business, she knows the market very well. Carol knows her stuff.
Carson, is an outstanding Realtor. He has been our agent for the past 7 years and we have purchased two houses utilizing his expertise.. Carson is very professional and courteous always thinking of his clients needs. I strongly recommend him and know that you will be very satisfied with his services.
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