The market doesn't wait. Neither should you.
An Edge Most Buyers Don't Have
I'm part of the Top Agent Network, which means I see off-market inventory before it hits MLS. When the right property doesn't exist yet on paper, I go find it. For buyers who know exactly what they want, I'll cold call owners on specific streets and mail target properties directly. Beyond access, I bring a different analytical lens to every property — zoning, construction quality, renovation potential, encroachments. Things that affect value but don't show up in the listing description.
My Approach
Every buyer searches differently. Some want me to filter everything and bring them three options. Some send me Zillow links at 9pm, which is fine. I work around how you actually search, not how a process chart says you should.What doesn't change is who shows up. I do every showing myself: no third-party showing agents, no handoffs. When we walk a property I'm looking for things that don't show up in the listing description. I'll tell you what I think, including when something doesn't add up.I'm also available in a practical way. If you have a question that feels too small to ask, ask it anyway. That's the job.How I Negotiate
My edge in negotiation isn't aggression. It's the opposite.
Before we write an offer I call the listing agent. Not just to check on status, but to understand what the seller actually needs. Price matters, but so does timing, certainty, and terms. Sellers have circumstances that don't make it into the listing description. I find out what they are.I treat every listing agent like a future partner rather than an opponent. When a problem comes up, and one usually does, I frame it as something for both of us to solve. That approach has resulted in over $1M in negotiated concessions for my buyers. Not by drawing lines in the sand, but by finding solutions that work for both sides.
My Process
Buyer Consultation
A 15-minute call to understand your situation. Timeline, budget, what you've already seen, and what you're actually looking for. No commitment, no pressure.
Buyer Presentation
We meet in person before we look at homes together. I walk you through the market, how I work, and what the process looks like. This is also where we cover the buyer agreement. I'll explain it clearly so nothing comes as a surprise.
Active Search
Search begins. I monitor MLS daily, tap my off-market network, and adapt to how you want to search. When we find something worth writing on, I call the listing agent before we draft the offer.
Frequently Asked Questions
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Yes. This is a new national requirement that took effect in 2024. Before we tour any properties together I'll ask you to sign a Buyer Employment Agreement. It formalizes that we're working together and outlines how I'm compensated. I walk through it in detail during our buyer consultation so nothing comes as a surprise. It's similar to a listing agreement on the seller side: standard, straightforward, and designed to protect both of us.
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In almost every transaction the listing agent's commission covers my fee, meaning it costs you nothing out of pocket. In my 12 years in this market I have never had a buyer client pay my commission directly. That said, the buyer agreement requires me to disclose my fee upfront, which I do. If a situation arises where the seller isn't covering it, I'll tell you clearly before we write anything.
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A lender pre-qualification letter is the most important thing. It tells us what you can actually buy and makes any offer we write credible immediately. Beyond that, a realistic budget, a sense of your timeline, and a list of your must-haves versus nice-to-haves. That said, you don't need to have everything figured out before we talk. The earlier we connect the better. I can help you think through timing and positioning before you're actively searching.
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Both markets are currently favoring buyers. Inventory is up and days on market have extended compared to recent years. That said, move-in ready homes and anything priced above $5M remain competitive and can move quickly. The strategy shifts depending on what you're looking for. I track both markets closely and will give you an honest read on what to expect for your specific criteria before we start looking.
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Escrow opens and a 10-day inspection period begins immediately. During that window we complete all inspections: general, sewer, pool (if applicable) and negotiate any repairs or credits based on what we find. Closing typically follows 20 days after the inspection period ends, putting most transactions at a 30-day escrow. I walk through the full timeline in detail during the buyer consultation so you know exactly what to expect at every stage.
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It varies more than you'd think. Some buyers know what they want and make an offer after two or three showings. Others need to see fifteen or twenty homes before the right one clicks. I work around your pace, not the other way around. What matters is that when you're ready to write, we're positioned to move quickly and competitively.