Buy the right home in Greater Seattle.

Start with a short consultation before you tour anything. In 30 minutes we map your budget, timeline, financing status, and the cities that actually fit your commute and school needs, then send you a written plan. Buyers who begin with a plan instead of open houses write far stronger offers later — book a call and we will build yours in English or Mandarin.

Not for the first conversation, but yes before serious touring. A fully underwritten pre-approval tells you your real budget and tells listing agents your offer will close, which matters when several buyers compete for the same home. We introduce two or three local lenders and review the letter with you before your first showing.

Plan for three buckets: earnest money (typically 1–3% of price, due within days of mutual acceptance and credited back at closing), your down payment, and closing costs such as lender fees, title, escrow, and prepaid taxes and insurance. We build a cash-to-close worksheet with your own numbers before you write an offer, so nothing is a surprise.

Consultation and financing, home search and tours, offer and mutual acceptance, inspection, appraisal plus title and HOA document review, loan underwriting, final walkthrough, then closing and keys. Most purchases run 30–45 days from mutual acceptance to closing. You get a written timeline at the start so you always know what comes next.

Beyond layout and finishes we look at what costs money later: drainage and grading, roof and siding age, signs of past water intrusion, permit history on additions, the health of the HOA, and how the location will affect resale. We tell you what is a negotiating point, what is a reason to walk away, and what is simply normal for a home of that age.

We pull comparable sales, review the seller disclosure plus any pre-inspection or title report, then decide price, contingencies, escalation, and closing date together. The offer is drafted, signed electronically, and presented with a lender call to the listing agent. When timing matters, all of that can happen within a few hours.

The common ones are inspection, financing, appraisal, title and HOA document review, and sometimes the sale of your current home. Each is a defined right to renegotiate or exit within a deadline. Waiving contingencies to win a bidding war raises your risk, so we explain exactly what each waiver exposes you to before you sign.

You generally have three options inside the inspection period: ask the seller to repair, ask for a credit or price reduction, or terminate and recover your earnest money. We review the report with you, get contractor estimates where the numbers matter, and negotiate from real repair costs rather than a wish list.

The lender only lends against the appraised value, so the gap has to be covered — by you in cash, by a price reduction, or by splitting the difference. We can also challenge the appraisal with stronger comparables. This is exactly why we discuss appraisal risk before you write an aggressive offer.

Before closing: keep your finances unchanged, sign at escrow, wire funds only with verified instructions, and complete the final walkthrough. On closing day the deed records with the county and you receive keys once recording is confirmed, usually the same afternoon. We confirm each step with you as it happens.

Yes. We hand off vetted vendors for repairs, remodeling, and property management, answer the first property-tax and insurance questions, and send an annual value update on your home. Most of our business comes from past clients, so the relationship does not end at the closing table.