Resources
Everything you need, in one place.
Straight answers on the process from both sides, buying and selling, so you know exactly what's happening at every step. No jargon, no fluff.
Buying
What actually happens at a home inspection
Arizona buyers get 10 days from acceptance to inspect at their own expense. Your inspector checks roof, HVAC, plumbing, electrical, and structure, not cosmetics, and every report reads scarier than it is because it lists everything, not just what matters. Order a separate termite inspection too, rather than relying on the seller's.
Read the full due-diligence chapter →Appraisals, explained
The appraisal exists to protect your lender, and you, from the deal being worth less than the loan. If it comes in under your offer price, you generally get to walk away with your earnest money, renegotiate with the seller, cover the gap yourself, or challenge the report with better comps. In a fast-moving Phoenix-metro market, a low appraisal is common, not a sign anything went wrong.
More on inspections and appraisal →How your purchase contract is actually worded
The Arizona REALTORS® purchase contract spells out far more than price: financing and inspection contingencies, what's included down to the shades on the windows, proration of taxes and utilities, and your target closing date. Waiving a contingency can strengthen an offer in a competitive market, but it puts your earnest money at risk, so we only do it with your eyes open.
See what a strong offer includes →What happens between offer and closing
Once your offer is accepted, expect roughly 30 days of inspection, appraisal, and loan underwriting happening in parallel, not one after another. Your earnest money sits with a neutral escrow company the whole time, not with the seller. I manage this stretch closely because it's where deals quietly fall apart if nobody's watching deadlines.
Read about escrow, title, and closing costs →Selling
How your listing price actually gets set
I price off closed comps from the last 90 days within your immediate area, adjusted for condition and upgrades, plus current absorption rate, how fast similar homes are actually selling right now, not six months ago. Overpricing to leave room to negotiate almost always backfires: it kills early showings, and the listings that sit tend to sell for less than if they'd been priced right from day one.
Get your home's estimated value →How to evaluate an offer beyond the price
The highest number on paper isn't always the strongest offer. I look at financing type and lender reputation, how many contingencies are attached, the buyer's proposed closing date against your timeline, and how much earnest money is actually at risk if they back out. A cash offer $10K lower with fewer contingencies often beats a financed offer that looks better on the surface.
Estimate your net proceeds →What's worth fixing before you list
Fresh paint, deep cleaning, decluttering, and fixing anything an inspector would flag, like a roof leak or an HVAC issue, consistently return more than they cost. Full kitchen or bathroom remodels almost never pay for themselves dollar-for-dollar at resale in this market, so I'd rather price around dated finishes than spend your money guessing at buyer taste. We'll walk the house together and I'll tell you honestly what's worth doing and what isn't.
See how I work with sellers →Financing
Choosing a lender that won't slow you down
A good lender responds same-day, gives you a real pre-approval instead of a soft pre-qualification, and doesn't disappear once you're under contract. Interview at least two before you commit, and ask each one directly how often their loans close on time. In a competitive offer situation, a flaky lender can cost you the house even when your offer was the best one.
Run your numbers first →Have a question that isn't covered here? Ask me directly.
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