1. Get pre-approved
Talk to a lender before you start touring. A pre-approval tells you what you can borrow, helps you set a comfortable monthly payment, and shows sellers your offer is serious. If you are paying cash, a recent bank statement or proof of funds does the same job.
2. Sign a buyer agreement
Before we tour homes together, we sign a written buyer brokerage agreement. It explains what we will do for you, how long the agreement lasts, and how and how much your agent is paid. Ask us anything about it before you sign.
3. Decide where and what
Charlottesville and the surrounding counties offer very different ways to live, from walkable city streets to farms, lakes and mountain land. We help you compare areas by commute, budget and the kind of property you want, then set up searches so you see new listings quickly.
4. Tour and compare
When we tour, we look past the staging: the age of the roof and systems, signs of water, the lot, and what similar homes have actually sold for. For rural property we also look at the well, septic and road access (see our land guide).
5. Write a strong offer
Your offer sets the price and the terms: earnest money deposit, closing date, and contingencies, the conditions that let you back out or renegotiate, such as financing, appraisal and home inspection. We help you decide which terms matter most to you and how to make the offer competitive without giving up the protections you need.
6. Review disclosures
Virginia sellers give buyers a Residential Property Disclosure Statement, which mostly reminds buyers to do their own research. That is why inspections matter. Homes built before 1978 come with a lead-based paint disclosure. If the home is in an HOA or condo association, you will receive a disclosure packet and a short window to review it and cancel if something is a problem.
7. Inspections and appraisal
Once your offer is accepted, you schedule a home inspection, and depending on the property, a radon test, a well water test, a septic inspection or a wood-destroying insect inspection. Your lender orders the appraisal. If something comes up, we negotiate repairs, a credit or a price change.
8. Settlement
In Virginia, closing is called settlement, and you have the right to choose your settlement agent (a title company or attorney). Before settlement you do a final walkthrough to make sure the home is in the agreed condition. At settlement you sign the paperwork, the funds are transferred, and you get the keys.