Your first home in Cumming, without the guesswork.

Nobody is born knowing how this works

Buying a home is the biggest purchase most people ever make, and the first time, almost everything about it is new: the loan, the contract, the deadlines, the vocabulary. It's easy to feel like everyone else in the room knows something you don't.

My job is to make sure you're never the one in the dark. Here's the whole process, start to finish.

1. Talk to a lender before you look at homes

Pre-approval tells you what you can actually borrow, what your payment would be, and how much cash you'll need at closing. It also makes your offer believable to a seller. I'll introduce you to a lender I work with often, and you're always free to compare.

2. Sign a buyer agreement

Since August 2024, agents need a written agreement with a buyer before touring a home together. Mine spells out what I'll do for you, how I'm paid, and how long it lasts, in plain English. We'll go through it line by line.

3. Tour homes, and learn what you really want

The list you start with is rarely the list you buy with. Seeing homes in person changes what matters. I'll tell you what I see that the photos don't show, good and bad.

4. Make an offer

Your offer is more than a price. It sets your earnest money, your closing date, who pays which costs, and how long your due diligence period runs. I'll show you what similar homes actually sold for, so the number you write is one you can stand behind.

5. Use your due diligence period

In Georgia, most contracts start with a due diligence period we negotiate up front, usually a week or two. This is when you get the home inspected, check anything that worries you, and ask for repairs. During it, you can walk away for any reason and keep your earnest money. After it ends, you mostly can't. I keep the deadline in front of you every day.

6. Appraisal and final loan approval

Your lender orders an appraisal to confirm the home is worth what you're paying, and finishes underwriting. If something comes back low or a document is missing, we work it out with the lender right away.

7. Close at the attorney's office

Georgia closings are handled by a closing attorney. You'll do a final walkthrough, sign the paperwork, and leave with the keys.

8. File your homestead exemption

Once you own and live in the home, file your homestead exemption with your county. It lowers your property taxes, and in Forsyth County it has to be in by April 1 for that tax year. I'll remind you.

Help with the down payment

The State of Georgia runs a program called Georgia Dream for first-time buyers. It pairs a fixed-rate mortgage with down payment assistance through participating lenders. Income and purchase price limits apply and vary by county, and buyers complete a homebuyer education course. Your lender can tell you whether you qualify, and it's worth asking before you decide how much you need saved.

Do I really need 20% down?

No. Some loans let first-time buyers put down as little as 3% or 3.5%, and some programs help with the down payment itself. Your lender will tell you which ones you qualify for. Less down usually means mortgage insurance and a higher payment, so it's worth seeing the numbers both ways.

How much cash will I need besides the down payment?

Plan for earnest money when your offer is accepted, the home inspection, and closing costs at the end. Sometimes the seller agrees to cover part of the closing costs as part of the deal. Your lender's estimate shows the real numbers before you commit.

How do I pay a buyer's agent?

We agree on it in writing before the first tour. In many sales the seller covers it as part of the deal, and when that's the case it doesn't come out of your pocket at closing. I'll walk you through every possibility up front, so there are no surprises.

What if the inspection finds problems?

Almost every inspection finds something, even on newer homes. The question is what's normal wear and what's serious. I'll help you sort the two, and then we decide together whether to ask for repairs, ask for a credit, or walk away while the due diligence period still protects you.

No question is too basic

Text or call me at 678-679-8531, even if you're a year away and just want to know where to start. Or browse homes for sale to get a feel for prices. For the bigger picture on buying here, read buying a home in Cumming.