Home Buyer's Agent

As of August 2024, how buyer's agents are compensated changed as part of the National Association of Realtors settlement. Buyer agent compensation is no longer advertised on the MLS. Instead, compensation is negotiated and clearly outlined in a written Buyer Representation Agreement, which you will sign before we begin working together.

In practice, compensation can be covered in a few ways: the seller may offer a concession to cover it, the buyer may pay it directly, or it can be negotiated as part of the overall transaction. What matters most is that you understand exactly what you are agreeing to before we take a single step. I walk every client through this clearly during our initial consultation. Broker commissions are not set by law and are fully negotiable.

Pre-qualification is a quick, informal estimate of what you might be able to borrow based on information you self-report to a lender. No documents are verified. It gives you a general ballpark but carries very little weight with sellers.

Pre-approval is a formal process where the lender verifies your income, employment, credit, assets, and debt. You receive a conditional commitment letter stating how much you are approved to borrow. In Houston's competitive market, a pre-approval letter is essential before making an offer. Sellers take pre-approved buyers seriously. Pre-qualified buyers, not so much. I always connect my buyers with a reputable lender to get fully pre-approved before we start touring homes.

From the moment you start your search to the day you close, most Houston home purchases take between 60 and 90 days. Here is how that typically breaks down: getting pre-approved takes about one to two weeks, the active home search can range from a few weeks to a few months depending on your criteria and the market, and once you are under contract, most Houston closings take 30 to 45 days.

That said, every transaction is different. A cash buyer in a less competitive price range may close faster. A buyer financing a home in a high-demand neighborhood like The Heights or Montrose may need to move quickly on offers and may face a longer search. I help you set realistic expectations from day one so there are no surprises.

Buyers in Houston should budget between 2% and 5% of the purchase price in closing costs. On a $350,000 home, that is roughly $7,000 to $17,500 on top of your down payment.

Common buyer closing costs include loan origination fees, appraisal, title insurance, home inspection, survey, prepaid homeowners insurance, and prepaid property taxes. In Texas, it is customary for sellers to cover the owner's title insurance and survey, which can reduce your out-of-pocket costs. In a buyer-friendly market, sellers may also offer concessions to cover a portion of your closing costs. I help you negotiate strategically so you are not leaving money on the table. Your lender is required to provide a Loan Estimate within three business days of your application so you know exactly what to expect before closing day.

Yes, and more Houston buyers should be taking advantage of them. Texas has two primary state-level programs worth knowing about.

The Texas State Affordable Housing Corporation (TSAHC) offers down payment assistance between 2% and 5% of the loan amount, available as either a grant you do not have to repay or a forgivable second lien loan that is forgiven after three years. Their Homes for Texas Heroes program is specifically for teachers, first responders, veterans, and correctional officers. Their Home Sweet Texas program is open to low and moderate income buyers regardless of profession. Both require a minimum credit score of 620.

The Texas Department of Housing and Community Affairs (TDHCA) offers the My First Texas Home program for first-time buyers and veterans, which pairs a 30-year fixed rate mortgage with down payment assistance. Their My Choice Texas Home program is open to all buyers, including repeat buyers, with no purchase price limit.

Eligibility and program terms can change, so the best first step is to get pre-approved with a lender who is familiar with these programs. I connect my buyers with lenders who know how to navigate Texas down payment assistance so you do not miss out on money you qualify for.

Yes, and this is one of the most important things first-time buyers in Houston get wrong. The sales agent at a new construction community represents the builder, not you. Their job is to protect the builder's interests and sell homes at the highest price possible.

Having your own buyer's agent costs you nothing in a new construction transaction but gives you someone in your corner to review the contract, negotiate upgrades or closing cost contributions, flag red flags in the builder's terms, and guide you through the inspection process. Houston has dozens of active new construction communities across Katy, Cypress, Pearland, Sugar Land, and beyond. I work with buyers in all of them and know which builders have a strong track record and which ones to watch closely.

Houston is a large and diverse city, so the right neighborhood depends on your budget, lifestyle, and priorities. That said, here are some areas that consistently work well for first-time buyers.

East End and Greater Hobby offer more affordable price points with improving infrastructure and strong community character. Acres Homes and Inwood are seeing renewed interest from buyers looking for value within the 610 loop. For buyers with a slightly higher budget, Oak Forest, Garden Oaks, and Spring Branch offer established neighborhoods with good schools and solid resale value. If you are open to the suburbs, Katy, Pearland, and Friendswood consistently rank among the best places for first-time buyers in the Greater Houston area for their school districts, safety, and new construction options.

I help you evaluate neighborhoods based on your specific criteria, including flood history, school ratings, commute times, and long term appreciation potential.