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Buying a property.

Buying a home is a major milestone, and it naturally comes with a lot of questions. We believe the path to your next property should be transparent, straightforward, and easy to navigate. Here are simple, jargon-free answers to the most common questions buyers ask.

  • Before we view the first property. A pre-approval letter does two vital things: it gives us an exact, realistic budget so we don't waste time on the wrong homes, and it proves to sellers that you are a serious, qualified buyer the moment we write an offer. Visit our Buying with Acorn page for more information about the pre-approval process,

  • No, that is one of the most common real estate myths. While putting 20% down eliminates private mortgage insurance (PMI), there are many loan programs available that require much less. FHA loans often require just 3.5% down, and VA or USDA loans can even offer 0% down for qualified buyers. We can connect you with trusted local lenders to figure out the best financing strategy for your situation.

  • Think of earnest money as a "good faith deposit." It is typically 1% of the purchase price, paid within a few days of your offer being accepted. This money is held securely in an escrow account and goes directly toward your down payment or closing costs at the closing table.

  • From the day your offer is accepted to the day you get the keys, a typical closing takes about 30 to 45 days. This timeline gives your lender time to process the loan, allows for the home inspection, and ensures the title work is completely clean.

  • Yes, this happens all the time. We can structure your offer with a "sale-of-home contingency," meaning your purchase is protected until your current home successfully closes. We will coordinate the timelines of both transactions so you can smoothly transition from one front door to the next.

  • An inspection is for your protection—a licensed inspector checks the physical health of the home (roof, plumbing, HVAC) to find hidden issues. An appraisal is for the lender's protection—an independent appraiser evaluates the home’s market value to ensure the property is worth the amount you agreed to pay.

  • We negotiate. You are never stuck with a money pit. If structural, safety, or mechanical issues turn up, we can ask the seller to repair them before closing, request a financial credit so you can fix them yourself later, or walk away from the deal entirely with your earnest money protected.

  • We believe in total transparency from day one. Before we start touring homes, we will sit down and clearly agree upfront on the compensation for our specialized representation, market research, and contract negotiation. While this is ultimately a buyer expense, everything in real estate is a negotiation. When we structure your offer, we will actively work to get the seller to cover a portion, or even all, of your buyer representation costs at the closing table.

Selling a property.

Selling a property comes with plenty of questions too. Here are the clear, honest answers you need to get started.

  • While spring and summer are traditionally the busiest moving seasons with the highest volume of buyers, the "best" time depends entirely on your specific goals and local inventory. Listing during the fall or winter often means less competition from other sellers, making your property stand out to highly motivated buyers who need to move quickly.

  • Focus on high-impact, low-cost preparations: decluttering, deep cleaning, and maximizing curb appeal. First impressions are everything. Check out our detailed Selling with Acorn page for our step-by-step process.

  • The timeline depends on three main variables: pricing, property condition, and current market demand. A competitively priced home in excellent condition often receives offers within the first few weeks of hitting the market. Once an offer is accepted, the standard escrow and closing process typically takes another 30 to 45 days for the buyer's financing and inspections to clear.

  • It is completely normal for an inspector to find a few items. If major structural, safety, or mechanical issues are uncovered, the buyer will likely ask for repairs, a financial credit at closing, or a price reduction. We handle these negotiations strategically, protecting your bottom line while keeping the deal on track to close successfully.

  • Brokerage Compensation typically is a percentage of the final sales price. During our pre-listing appointment we will provide a detailed "Seller's Estimated Net Sheet" so you see exactly what you should walk away with at the closing table.

  • Closing costs associated with the purchase are typically paid by the buyer at closing. It is not uncommon for a buyer to ask for closing costs assistance from a seller, but that concession is totally negotiable during the offer period.

    The seller will pay the agreed upon brokerage compensation at closing.

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