Buying a home with the Dylan Forde Real Estate Group!

At the Dylan Forde Real Estate Group, we are a youthful, dynamic team driven by results and a straightforward, no-BS approach. With a commitment to 100% transparency, we pride ourselves on keeping communication clear, consistent, and effective every step of the way. Our clients deserve respect and dedication, and we prioritize their goals as if they were our own. Our promise is simple: to get the job done with excellence, delivering 5-star service from start to finish. Let us guide you through your real estate journey with expertise, respect, and a relentless drive to exceed your expectations.

The Dylan Forde Real Estate Group has achieved remarkable success in under two years, driven by our dedication to exceptional client service. We proudly hold over 200 five-star reviews, a testament to our commitment to excellence. Ranked in the top 5% of Zillow teams nationwide, we are also honored to be a Dave Ramsey preferred agent. Our team has been recognized among the top 100 Latino agents and is ranked as a top 10 team on Fast Expert across Atascosa, Wilson, and Guadalupe counties. Each accomplishment reflects our passion, expertise, and results-driven approach for every client we serve.

We're committed to connecting our clients with the best in every aspect of their real estate journey. From our preferred mortgage lender, Crystal, and our trusted inspector, David, to our valued partnerships with top title companies and dedicated sales reps at local builders, we ensure that every step is covered with expertise and care. Additionally, our network includes trusted local vendors—HVAC companies, electricians, and more—providing clients with reliable professionals for any need. We only recommend those we trust to deliver the highest quality service, because nothing less than the best will do.

Our promise to you: to deliver the highest level of five-star service, communication, clarity, and results. We aim to do such an exceptional job that choosing us for all your future real estate needs—and referring friends and family—is the easiest decision you’ll make. Just like our 200+ happy clients, we’re confident that you’ll want to leave your own five-star testimonial.

The home-buying process with us starts with a few important steps to ensure everything is smooth, transparent, and straightforward from day one. Here’s what you can expect:

1st is to Connect with Our Preferred Lender to get the pre approval process rolling, Which you have already done!

2nd is having our Game-Planning Call which we are doing right now! 

Which brings us to step 3 which is reviewing the two changes that have recently taken effect in the real estate world:

1. The Buyer Representation Agreement: Legally, I’m required to have you sign a Buyer Representation Agreement before we view any properties together. I get it—no one loves paperwork, and the last thing I want is for you to feel pressured or locked into something. That’s why I’ve included a special provision allowing you to terminate this agreement at any time if you feel that I’m not delivering the level of service and confidence you expect (as long as we’re not under contract on a specific property). While I’ve never had a client want to end our agreement, this clause is here so that you always have peace of mind knowing you’re not locked in to something you do not want to be in.

Compensation: The Buyer Representation Agreement will indicate that our compensation is 3%, regardless of who ultimately pays it—whether that’s you or the seller. However, I am ensuring to you that my clients never pay out-of-pocket for our services on the buying side. For the 99% of homes currently listed, the seller is still covering commission fees, and out every single closing we have had since the changes, every builder or seller has paid our full compensation.

In the unlikely event you find a property where the seller isn’t offering to cover our commission, we’ll have a discussion about it then. While it’s rare, I want you to feel informed and prepared. To make things even clearer, our agreement will be flexible to reflect whatever percentage the seller or builder is offering. So if the seller is offering 2%, we’ll amend it to 2% in the agreement to ensure that you’re not paying anything out of pocket. If they’re offering more—say 5%—we’ll adjust it accordingly before moving forward.

Documentation: I’ll provide you with a separate document outlining these details, reinforcing that no funds will come out of your pocket for our commission and that our compensation can be adjusted depending on what the seller or builder offers. And, of course, in the rare event that we encounter a seller offering zero commission, we’ll discuss that scenario at the time so you have all the information you need.

Our goal is to make sure you’re fully informed, comfortable, and confident throughout this journey. By setting up clear expectations upfront, we can focus on finding your ideal property and achieving the best results. We’re here to give you a straightforward, no-stress home-buying experience from start to finish.

After we hang up on the call, I’ll add you to a group message with my amazing assistant, Misti. She’s going to be a fantastic resource for us moving forward, ensuring everything goes smoothly and that all your questions get answered. Misti will introduce herself and send out all the buyer agreements we need before we lock in any showings. And of course, if you have any questions about the documents, just let us know! We’re here to make this process as easy and enjoyable as possible!

Once all paperwork is signed we can lock in our Showing times! Our clients typically see 3-5 homes before making an offer. However, let's say we've viewed that initial batch and you're not quite sold on what you've seen. Not to worry! We'll take a deep dive into your tailored search, sourced from dylanforderealestate.com, to fine-tune any necessary adjustments before venturing out to see another 3-5 properties. Our primary aim is to optimize our time together efficiently, ensuring we only showcase homes that align closely with your criteria and have the potential to be genuine contenders. However, it's important to manage expectations; no home will ever tick every single box. Whether you're pre-approved for $200k or $1 million, aiming for a perfect 10/10 home isn't realistic. Instead, our goal should be finding homes that rank around 8 to 9 out of ten for what you're looking for, ensuring we find the best fit for you within your budget and preferences. Additionally, for our out-of-state clients, not to worry! Almost 50% of our clients are out of state, so we offer virtual tours to ensure you can pull the trigger from afar and not let your dream home get away.

Now that we've found the right home to make an offer on, let's discuss what to expect moving forward. If the home has recently hit the market, with less than 30 days on the market, there might be less negotiation room compared to properties that have been listed for longer, say 30+ days. However, what I want to stress, especially to our first-time homebuyers, is our approach to negotiations. Rather than solely focusing on reducing the purchase price, our priority is often centered around securing closing cost assistance. You might wonder why. Well, consider this: if we negotiate $5,000 off the price, it might only translate to a monthly savings of about $25-$35. However, if we can secure $5,000 in closing cost assistance, your potential monthly savings could amount to $200-$300. Our main goal is to save you the most amount of money, both in terms of cash to close and monthly payments. For the vast majority of our clients, opting for closing cost assistance proves to be the more advantageous route, ensuring maximum savings. 

At this juncture, you might be riding high on the exhilarating news that our offer was just accepted, and it's understandable to feel like the home is already yours. However, let me reassure you, this is just the beginning of the process! Once our offer receives the green light, the next significant steps entail delivering earnest and option money to the title company. Earnest money, typically equivalent to 1% of the sales price, serves as a deposit that demonstrates your commitment to purchasing the property. Rest assured, this amount will be credited towards your down payment and any closing costs at the time of closing. Additionally, there's the option money, typically around $100, which essentially buys you a specified timeframe, usually 7 days, to evaluate the property further. Should you decide to terminate the contract during this option period for any reason, you'll be entitled to the return of your earnest money, but the option money will be forfeited. Please note that you only have 3 days to turn in earnest and option period money. Misti, my assistant, will coordinate with the title company to provide you with instructions on how to turn in earnest or option period money, ensuring a seamless process as we move forward in securing your dream home.

While I understand the resemblance to a mugshot, rest assured, this is not one! Meet David Stanteen, our preffered home inspector with over 20 years of experience in the field. Despite his reluctance to update his headshot, his expertise is unmatched, and we proudly recommend him. Once our option period commences, typically spanning 7-10 days, David diligently examines every aspect of the property. Brace yourselves for his comprehensive inspection reports, which will be a minimum of 30 pages. From minor details like chipped paint to major concerns such as electrical, plumbing, roofing, foundation, HVAC, and termite issues, David leaves no stone unturned. However we will only address significant, big-ticket items during negotiations with the seller. Please note that we do not request repairs for minor or cosmetic issues. It's important to manage expectations; while we strive for the best outcome, seller agreement is not guaranteed. Furthermore, once the option period begins, we will reach out to you to schedule a convenient time for the inspection. I strongly, strongly, strongly recommend your presence for the last 30 minutes of the inspection. This allows the inspector to review any noteworthy items with you in person, providing a more comprehensive understanding than merely reading them in the report. Additionally, if you have a preferred inspector, by all means, we can use them. You do not have to use David under any circumstances. We just highly recommend him for his exceptional service and expertise.

Now that we've proceeded out of the option period, it's full steam ahead on the journey to the closing table. Exiting the option period signifies a commitment to moving forward with the purchase; should you choose to terminate on the home from this point forward, you're not guaranteed the return of your earnest money, so it's a significant step forward. From here on out, much of your focus will revolve around communication with Crystal and her team, or whichever lender you've chosen to finance with. They'll be requesting a plethora of documents, ranging from bank statements and W-2s to tax returns and other assets. Expect this process to be thorough and perhaps a bit overwhelming, but rest assured, it's entirely normal. Additionally, at this time, an appraisal will be ordered, typically costing between $500 and $800. The appraiser, an unbiased third party, will assess the true market value of the home to ensure that the mortgage company is lending money on a property that aligns with the contracted price. This step serves as a crucial safeguard to protect both you and the lender throughout the transaction process.

Once we receive the appraisal report, there are several potential outcomes to anticipate. The appraisal may come back "as is" with no repairs required, or "as is" with repairs. Alternatively, it may reveal that the property doesn't meet the agreed-upon value without repairs, or even with repairs. On the other hand, there's also the possibility that the appraisal will exceed the purchase price, resulting in instant equity for you. Should we encounter appraisal issues, my team and I will advocate for a reevaluation. However, if we're unable to convince the appraiser to justify a higher value, another negotiation period with the seller ensues. In the event that we can't reach a satisfactory agreement with the seller, you'll retain the right to terminate the contract and receive your earnest money back. This stage of the process requires careful navigation, but rest assured, we're here to guide you every step of the way.

Throughout the entirety of this process, the title company we've engaged will play a crucial role in ensuring a smooth and secure transfer of title, ready for completion by the closing day. Their expertise lies in meticulously examining the property's title history, verifying ownership, and resolving any outstanding issues or liens. Their goal is to provide you with the confidence that the property's title is clear and free of any encumbrances, ensuring a seamless transition of ownership. 

Once we receive the clear to close, it's time to celebrate! While you may still have a few loose ends to tie up with the underwriter and loan officer, we're almost at the finish line. Additionally, at this juncture, we'll schedule our final walkthrough, typically taking place the evening before or the morning of the closing. This walkthrough is crucial as it ensures that the property is in the same condition as when we initially went under contract and verifies that any requested repairs have been completed satisfactorily. It's a final opportunity to dot the i's and cross the t's before officially taking ownership of your new home.

Hooray! We've officially reached closing day! Today, we'll drive over to the title company where you'll find yourself faced with a mountain of paperwork to sign. While the majority of these documents have likely been signed electronically already, they now need your pen-to-paper signature. Once you've completed signing, the paperwork will be swiftly sent over to the lender for one final review. After their quick examination, they'll issue the necessary funding, and just like that – boom! – the home is officially yours! It's important to note, however, that even after you've signed everything, the home isn't yours quite yet. We'll need to wait for the lender to officially issue the funding before you can receive the keys to your new home. So, while we're almost there, a bit more patience is required before you can truly call it yours. Oh, and don't forget to be ready for a picture at closing! We make it a tradition to snap a photo with all our clients and share it on social media. You won't be the first to take a closing day picture – it's all part of the fun!

After the exhilarating closing day, there are a few essential tasks to tackle to ensure a smooth transition into your new home. Firstly, we highly recommend prioritizing the transfer of utilities into your name. If you're unsure where to begin or need guidance on this process, don't hesitate to reach out to our team for assistance. Additionally, a visit to the post office is in order to inform them of your new homeowner status and start forwarding your mail to your new address. Lastly, a trip to the DMV is necessary to update your ID address to reflect your new residence accurately. Once these crucial steps are completed, you'll be well-equipped to file for homestead exemption, potentially lowering your monthly payment and maximizing your homeowner benefits. Taking care of these tasks promptly will ensure a seamless transition into your new home and set you up for a comfortable and stress-free settling-in period.

After the exhilaration of closing day, remember that we're always here for you! Whether you need recommendations for a preferred HVAC technician, plumber, landscaper, pool maintenance expert, or any other service provider, don't hesitate to reach out. We're committed to continuing to serve you and your family long after the closing papers are signed. Maintaining a strong relationship with our clients is our priority, so expect to hear from us regularly, even years down the line from when you closed on your property. Additionally, we host quarterly client events and giveaways, which we'll keep you updated on. We hope you and your family, as well as your friends, can join us for these gatherings to celebrate our ongoing relationship and the joys of homeownership together. Your satisfaction and comfort in your new home are our utmost priorities, and we're dedicated to supporting you every step of the way.

The Dylan Forde Real Estate Group prides itself on delivering excellent service, transparency, and outstanding results to our valued clients. If you were satisfied with the services provided by my team and me, there are three things you can do that would mean the absolute world to us. Firstly, leaving us a review on our Google page and Zillow profile would greatly support our business and help others make informed decisions. You can expect us to send you a link for this via text or email shortly after closing or at the closing itself. Additionally, whether you're considering selling or buying in the future, or if you know someone who is, please send them our way. Whether it's an old high school friend interested in buying or your mom looking to sell her home, we're here to assist. The biggest thank you we could ever ask for is a 5-star review and repeat referral business. Your feedback and referrals are vital to our continued success and growth, and they play a significant role in how we continue to serve our community.