Buying a Home

What's the first step in buying a home?

Start with getting preapproved by a lender. This gives you a clear budget, shows sellers you're serious, and helps us move fast when the right home pops up. I work with trusted local lenders in the Dayton area — including bilingual options — and can connect you with the right fit for your situation.

🇪🇸 ¿Prefieres hablar en español? Trabajamos con prestamistas bilingües en el área de Dayton.

What's the difference between prequalification and preapproval?

Prequalification is a quick estimate based on what you tell the lender. Preapproval is the real deal. It involves submitting documents and a credit check, and it tells us exactly what you can afford. In the Dayton market — where well-priced homes in Yellow Springs and popular Dayton neighborhoods can move in days — having a preapproval letter ready isn't optional, it's your entry ticket.

How much do I need for a down payment?

It depends on the loan type. Some loans require as little as 3 percent down, and there are even 0 percent options for qualified buyers. Ohio also has state and local assistance programs worth exploring. I'll connect you with a lender who knows what's available in our market right now.

Do I need a buyer's agent? Can't I just go directly to the listing agent?

You can — but it's not in your best interest. The listing agent represents the seller. Their job is to get the best deal for their client, not you. A buyer's agent represents you, protects your interests, negotiates on your behalf, and catches things you'd never think to ask. In a nuanced market like Yellow Springs — where properties are unique, inventory is tight, and pricing requires real local knowledge — having someone in your corner matters even more.

What does it cost to work with you as a buyer's agent?

Since the NAR settlement changes in 2024, buyer agency compensation is now negotiated upfront and put in writing before we tour any homes. In many transactions, the seller still offers to cover the buyer's agent fee — but not always. I'll be completely transparent about compensation before we start so there are no surprises. What I can tell you is that I work hard to earn it and you'll know exactly what you're getting.

What's the difference between an inspection and an appraisal?

An inspection is for you. It checks the condition of the home — roof, HVAC, plumbing, all of it — so you know what you're buying. An appraisal is for the lender, to make sure the home is worth what you're paying. Both are part of the process, and I'll help you navigate them. I have a network of trusted inspectors in the Dayton and Yellow Springs area I'm happy to recommend.

I'm buying from out of state. How does that work?

Completely doable — I work with relocation clients regularly, including international buyers coming into the Dayton region. I can handle everything virtually: video tours, digital paperwork, neighborhood walkthroughs on your behalf. Yellow Springs in particular attracts a lot of out-of-state buyers who discovered it and never looked back. I'll be your boots on the ground.

🇪🇸 ¿Estás comprando desde otro país? Me especializo en compradores internacionales con certificación CIPS.

Can I buy with an ITIN instead of a Social Security number?

Yes, it's possible — and more common than people think in the Dayton area. Not all lenders offer ITIN loans, but I work with professionals who specialize in helping ITIN buyers navigate the process. We'll walk through your options together and get you connected with the right team. You don't need to have all the answers before you call me.

🇪🇸 Sí se puede comprar con ITIN. Tengo contactos especializados en préstamos para compradores con ITIN en Ohio.

How long does the home buying process take?

On average, 30 to 45 days from contract to close. In the Dayton market, things can move quickly — especially in high-demand areas like Yellow Springs, Oakwood, and Beavercreek. I'll keep things moving and make sure you know what's coming next at every stage.

What are closing costs, and how much should I budget for them?

Closing costs usually run about 2 to 5 percent of the purchase price. In Ohio, that includes lender fees, title insurance, transfer taxes, and more. I'll give you a realistic estimate early so there are no surprises at the closing table.

Can I buy a home if I have student loans or other debt?

Absolutely. Lenders look at your debt-to-income ratio, not just the debt itself. This comes up a lot with first-time buyers in the Dayton area. I'll connect you with a lender who can break it down honestly and help you understand what's possible right now — and what might be possible in six months with a little planning.

Do I need a 20 percent down payment?

Nope. That's one of the biggest myths in real estate. There are plenty of loan programs with lower down payment options, and Ohio has assistance programs for qualifying buyers. We'll find what works for your situation.

What happens if the home doesn't appraise for the offer price?

If the appraisal comes in low, we have options — renegotiate the price, the buyer makes up the difference, or both sides meet in the middle. This happens more than people expect in unique markets like Yellow Springs where comps can be tricky. I'll guide you through it so you're not flying blind.

What if I change my mind after making an offer?

There are built-in contingencies in most Ohio contracts that give you outs during the inspection or financing periods. I'll make sure you understand your rights and timelines before we sign anything — no pressure, no rushing.