How to Use This Guide

This guide is your companion for the entire home buying journey — from "just thinking about it" to keys in hand. Here's how to get the most out of it:

Read the "New Rules" section first (pages 8–14) — the 2024 changes to how agents work with buyers affect every purchase, and ten minutes here will make you a smarter buyer.
Fill out the worksheets as you go — your wish list, target areas, and priorities. Bring them to our consultation and we'll turn them into a search.
Use the tour scorecard near the back to compare homes objectively when the showings start blurring together.
Ask me anything. Circle it, highlight it, text me a photo of the page. Former teacher — questions are my favorite part.

My Promise to You

I will listen to your needs, provide honest expert advice, never pressure you, negotiate tirelessly, be available when you need me, and celebrate with you when we find your perfect home.

Relocating to Austin? Start with my YouTube channel — @allysoncarterrealtor — for neighborhood tours and cost-of-living breakdowns you can watch from anywhere. Then book a video call: calendly.com/allysoncarter/30min.

EDUCATION FIRST. PRESSURE NEVER.

Table of Contents

Getting Started

Welcome to Your Home Buying Journey	04
Why Work With Me?	05
Your Trusted Partner — JPAR Real Estate	06
12 Real Estate Myths — Buyer Smart Guide	07

Understanding the New Rules

What Changed in Real Estate? (The 2024 NAR Settlement)	08
Working Together — Your Buyer Agreement	09
How Compensation Works	10
What If Sellers Don't Offer?	11
Seller Approaches — Understanding Your Options	12
Your Rights & Protections	13
Ready to Work Together?	14

The Home Buying Process

Your Home Buying Journey — 15 Steps	15
Getting Financially Ready	16
What Can You Afford?	17
Choosing the Right Mortgage	18

Finding Your Home

What Are You Looking For?	19
Where Do You Want to Live?	20
Finding Your Perfect Home	21
Ready to Make an Offer?	22
Offer Accepted — Now What?	23
The Finish Line! Closing Day	24

Market & Resources

Understanding Today's Austin Market	25
Rent vs. Buy Comparison	26
Making It Affordable — Texas Programs	27
Let's Get Specific — Worksheet	28
Home Tour Scorecard	29
Let's Stay Connected	30
Contact Information	32

YOUR PATH TO HOMEOWNERSHIP STARTS HERE

Welcome to Your Home Buying Journey

Dear Future Homeowner,

Congratulations on taking the first step toward homeownership. Buying a home is one of life's biggest milestones — and one of its biggest financial decisions — and I'm honored you're considering me as your guide through it.

Before I was a REALTOR®, I was a teacher. That background shapes everything about how I work: I don't just show you houses, I make sure you actually understand what's happening at every step, so nothing in this process ever feels like a mystery or a leap of faith.

This Guide Is Designed to Help You Understand:

The home buying process from start to finish — all 15 steps
The recent changes in real estate (the 2024 NAR settlement) and what they mean for you
How we'll work together to find your perfect home in the Austin area
What to expect — and what it costs — at every stage

My Commitment to You

I will work tirelessly to protect your interests, negotiate the best possible terms, and make this experience as smooth and stress-free as possible. You'll always know where you stand, what happens next, and why.

Let's find your home together.

Warmly,

Allyson Carter

REALTOR®, JPAR Real Estate
Austin & Surrounding Markets, Texas

EDUCATION FIRST. PRESSURE NEVER.

Why Work With Me?

Allyson Carter

REALTOR® • JPAR Real Estate

Experience & Expertise

Specialized in the Austin and surrounding markets — from downtown condos to Hill Country master-planned communities
Relocation specialist: I help out-of-state buyers navigate a market they can't drive through, with video tours, neighborhood breakdowns, and honest long-distance guidance
Former teacher — I explain, I don't pressure; you'll understand every document before you sign it
Tech-forward: video content, virtual showings, and modern search tools that keep you ahead of other buyers

My Approach

I believe in education-first consulting. My goal isn't just to show you houses — it's to equip you with real knowledge of the Austin market so you can make confident, informed decisions. I'll tell you the truth about a house even when it's not what you want to hear, because you're making a six-figure decision and you deserve straight answers.

What Sets Me Apart

Deep local knowledge of Austin and its surrounding markets
Strong, calm negotiation — backed by data, not drama
Video tours & virtual showings for long-distance buyers

Fast, reliable communication — you'll never chase me for an answer
Full-service support from first call to closing table (and after)
Clear, teacher-style explanations at every step

"Home expert with a personal touch."

Relocating to Austin?

This is my specialty. I've built an entire process for buyers moving from out of state — video walkthroughs, cost-of-living breakdowns, school and commute guidance, and coordination across time zones — so you can buy with confidence before you've even landed. Check out my relocation content on YouTube: @allysoncarterrealtor.

Your Trusted Partner

JPAR Real Estate

Excellence in Real Estate

About JPAR

JPAR Real Estate is one of the fastest-growing brokerage brands in the country, with a strong footprint across Texas. When you work with me, you get the personal attention of a dedicated local agent backed by the resources, technology, and standards of a national brokerage.

Our Resources & Support

When you work with me, you gain access to a full team of vetted professionals:

Preferred Lenders Pre-vetted mortgage professionals who close on time and communicate clearly — including lenders experienced with relocation buyers.	Title & Escrow Trusted Texas title companies that keep your closing smooth and your earnest money safe.
Home Inspection Experienced, thorough inspectors who know Central Texas homes — foundations, HVAC, and all.	Insurance Agents who can quote Texas homeowner's coverage quickly so your loan stays on schedule.

Technology Advantage

Advanced MLS search with instant alerts the moment a match hits the market
Real-time listing updates — price drops, status changes, back-on-market homes
Video tours and virtual showing capabilities for out-of-town buyers
Digital document signing — sign from anywhere, on any device

LOCAL EXPERTISE. NATIONAL RESOURCES. YOUR ADVANTAGE.

12 Real Estate Myths

Buyer Smart Guide

What today's buyers should know before making a move

120% Down Is Required Many buyers put down far less. Conventional, FHA, VA, USDA and assistance programs may offer lower-down-payment paths.	2Online Values Are Exact Automated estimates miss condition, upgrades, views and hyperlocal demand. An agent's market analysis adds the context algorithms cannot see.
3Every Renovation Pays Off Not every upgrade returns dollar for dollar. Practical improvements and market-appropriate updates often outperform highly personal projects.	4Renting Is Always Smarter Rent may cost less today, but fixed-rate mortgage payments offer stability while ownership can build equity and long-term wealth.
5The Lowest Rate Is the Best Deal Compare APR, lender fees, points, loan terms and service — not just the advertised interest rate.	6You Need Perfect Credit Perfect credit is not required. Multiple loan programs serve different credit profiles, though stronger credit may improve your terms.
7Student Loans Disqualify You Student debt is considered with your other monthly obligations. It does not automatically prevent mortgage approval.	8Bidding Wars Are Over Well-priced, move-in-ready homes in desirable locations can still receive multiple offers — even in a more balanced market.
9New Homes Always Cost More Builder incentives, rate buy-downs and changing inventory can make new construction competitive with resale homes.	10Affordability Is Only a Coastal Issue Higher prices and borrowing costs affect buyers nationwide. Affordability depends on your local market, income and full monthly payment.
11Prequalification = Preapproval Prequalification is an estimate. Preapproval includes financial verification and can make your offer more credible to a seller.	12A 2008 Crash Is Coming Today's lending standards, homeowner equity and low levels of distressed sales make current conditions fundamentally different from 2008.

YOUR BEST MOVE STARTS WITH THE RIGHT INFORMATION.

Let's build a buying strategy around your goals, budget and the Austin-area market.

Loan programs and market conditions vary. Consult qualified real estate and lending professionals for guidance specific to you.

What Changed in Real Estate?

Understanding the 2024 NAR Settlement

Before August 2024 ⟶ After August 2024

The Basics You Need to Know

In August 2024, new industry rules took effect that changed how real estate agents are compensated when working with buyers. Here's the plain-English version.

What Changed?

Written buyer agreements are required before touring homes
Agent compensation is clearly disclosed upfront
Buyer-agent fees are no longer advertised on the MLS
More transparency across the board

What Didn't Change?

You have full control over your representation
Sellers can still pay buyer-agent fees — and often do
Everything remains negotiable
Professional representation is still available to every buyer

Why This Is Good for You

MORE TRANSPARENCYYou know exactly what representation costs before you start	🎯 MORE CONTROLYou decide the services and terms that fit your situation
MORE OPTIONSMultiple compensation structures to choose from	MORE PROTECTIONWritten agreements spell out exactly what you get

"These changes put YOU in the driver's seat. Let's talk through how to structure an agreement that works for your situation — no jargon, no surprises."

Working Together

Your Agreement With Me

What Is a Buyer Representation Agreement?

A contract between you and me that spells out the services I'll provide, how I'm compensated, how long we'll work together, and both of our rights and responsibilities. In Texas, we use the standard Texas REALTORS® buyer representation forms — and I'll walk you through every line before you sign.

The 4 Required Components

1Specific Compensation Disclosure

Exactly how much I'll be paid (for example, a percentage of the purchase price or a flat amount).

2Objectively Ascertainable Amount

A clear, defined amount — never open-ended. You'll know your exact cost before we ever tour a home.

3Services Provided

Home search, market analysis, showings, offers, negotiation, contract-to-close management, vendor coordination, and advocacy at every step.

4Duration & Terms

How long the agreement lasts and how it can be ended. Typical term: 30–90 days, customized to your timeline.

Important to Know

Everything is negotiable — we customize the agreement to your needs
You're protected by contract, not left guessing
Agreements can include reasonable termination clauses
This is now standard practice for all buyers, with every agent, everywhere

How Compensation Works

Multiple Options for You

The Old Way (Pre-August 2024)

Seller pays listing agent ⟶ listing agent splits with buyer's agent ⟶ buyer pays $0 directly.

The New Way — Three Options

Option 1: Seller Pays

The seller offers buyer-agent compensation
We negotiate it as part of your offer
You pay nothing out of pocket
Functionally similar to the old way — and still the most common outcome

Option 2: You Pay Directly

You pay my fee at closing
It can sometimes be negotiated into the transaction or reflected in the price
You keep full control over the amount
May give you leverage to negotiate a lower purchase price

Option 3: Hybrid

Seller pays part, you pay part (for example: seller 2%, you 1%)
Flexible negotiation tool that we customize to fit the deal

All Compensation Is 100% Negotiable

"In my experience, sellers covering buyer-agent compensation is still the norm in most Austin-area transactions. But having options gives us negotiating power — and we'll build the strategy around your budget, not mine."

What If Sellers Don't Offer?

Navigating Different Scenarios

Don't worry — we have strategies for every one.

SCENARIO 1Full Compensation

The seller's offer covers my fee completely. No out-of-pocket cost to you. This is the most common scenario.

SCENARIO 2Partial Compensation

Example: the seller offers 2% and our agreement is 3%.

Options: (A) You pay the 1% difference (B) We negotiate the seller up as part of the offer (C) We negotiate a price reduction to offset it

SCENARIO 3No Compensation Offered

Less common, but it happens — especially with some builders and for-sale-by-owner listings.

Options: (A) You pay the fee (it can often be financed or offset) (B) We make it part of the offer negotiation (C) We request a seller concession (D) We factor it into which homes we prioritize — your call, always

How I Protect Your Interests

I disclose what the seller is offering before we tour, every time
We factor compensation into the offer strategy from the start
I will never steer you away from a home you love based on what it pays me
I run the numbers so you see total costs side by side
You make the final decision with full information

Good news: Most Austin-area sellers still offer buyer-agent compensation — it helps them sell faster by keeping their home attractive to the widest pool of buyers.

Seller Approaches

Understanding Your Options

How Sellers Handle Compensation

Path A: Offer Compensation

"I'll pay the buyer's agent 2.5–3%."

Marketing advantage for the seller — attracts more buyers
Your out-of-pocket: $0
Most common scenario

Path B: Buyer Concessions

"I'll contribute $10,000 toward the buyer's costs."

A flexible credit that can help cover closing costs and/or my fee
We structure how it's applied — within lender limits
Moderately common scenario

Path C: No Compensation

"The buyer pays their own agent."

We factor it into the price negotiation
You pay at closing — often offset through the deal structure
Less common scenario

Example: $500K Home

Scenario	Price	Agent Fee	Your Total
Seller pays 3%	$500,000	$0 (covered)	$500,000
Seller pays 0%	$485,000 (negotiated)	$15,000 (3%)	$500,000

Simplified illustration — actual outcomes depend on negotiation, lender rules, and market conditions.

MY COMMITMENT: I will NEVER steer you based on compensation. Your needs come first — always.

Your Rights & Protections

As Your Buyer's Agent, I Must:

FIDUCIARY DUTYAct in YOUR best interest — legally and ethically	CONFIDENTIALITYKeep your information and strategy private
FAIR DEALINGAccurate information and full disclosure	LOYALTYAdvocate for you and protect your position

Anti-Steering Commitment

I pledge that I will:

Show you ALL homes that meet your criteria
Never avoid homes based on commission
Present every option objectively
Let YOU decide what's best
Give honest advice — even when it means less money for me

Fair Housing Compliance

You have the right to:

View any property regardless of race, color, religion, national origin, disability, familial status, or sex
Receive equal professional service
Fair, honest treatment throughout the transaction

Code of Ethics Protection

As a REALTOR®, I'm bound by the National Association of REALTORS® Code of Ethics — a higher standard than a real estate license alone requires. In Texas, I'm also regulated by the Texas Real Estate Commission (TREC), and you'll receive the TREC Information About Brokerage Services notice explaining exactly how representation works.

Ready to Work Together?

Next Steps: Signing Our Agreement

I'm excited to partner with you. Here's what happens next:

STEP 1Review the Agreement

I'll provide the Buyer Representation Agreement covering services, compensation terms, duration, termination clauses, and your rights.

STEP 2Ask Questions

Common ones: "Can I end early?" "What if we don't find a home?" "Can we modify terms?" "What if I find a home on my own?" Ask me anything — that's what I'm here for.

STEP 3Customize to Fit You

We can adjust the compensation structure, duration, services, geographic area, and any special terms.

STEP 4Sign & Start!

Sign agreement ⟶ activate your custom MLS search ⟶ schedule showings ⟶ begin!

Common Questions

"Not ready to commit?" That's okay! We can start with a single-showing touring agreement, a shorter 30-day term, or a non-exclusive arrangement.

"Can I get out?" Yes. My agreements include reasonable termination terms. If we're not a good fit, we part ways — my goal is a happy client, not a trapped one.

"What if the agreement expires?" We renew if we're still working together, or part ways with no obligation.

Your Home Buying Journey

Complete Roadmap — 15 Steps

STEPS 1–2Getting Started (Today – 5 days)

Initial consultation ✓ | Get pre-approved for financing

STEPS 3–5The Search (2–8 weeks)

Define criteria | Activate MLS search | Tour homes (in person or by video)

STEPS 6–9Making an Offer (1–3 days)

Find "the one" | Make offer | Negotiate | Under contract!

STEPS 10–12Due Diligence (7–21 days)

Home inspection | Request repairs | Appraisal | Finalize financing

STEPS 13–14Closing Prep (21–30 days)

Clear all conditions | Final walk-through | Secure insurance

STEP 15Closing Day!

Sign documents | Receive keys | Move in & celebrate!

Typical Timeline

From first consultation to keys: 60–90 days
(Can be faster or slower based on your needs — relocation timelines get special handling!)

Where the time goes: Search (~40%) ⟶ Offer & Negotiate (~10%) ⟶ Under Contract to Close (~50%)

Getting Financially Ready

Your First Priority: Pre-Approval

Why Pre-Approval Matters

Without It:

Sellers won't take you seriously
You might tour homes you can't actually afford
You move slower than competing buyers
Financing surprises can derail the purchase

With It:

You know exactly what you can afford
Sellers see a serious, credible buyer
You can move fast on the right home
A lender has verified your finances

Pre-Qualification vs. Pre-Approval

	Pre-Qualification	Pre-Approval
Verification	Stated income	Full financial review
Strength	Rough estimate	Conditional commitment
Market Value	Low	Strong in competitive offers

Documents You'll Need

Income: Last 2 years of W-2s, recent pay stubs, tax returns (if self-employed)
Assets: Bank statements (2 months), investment accounts, gift letter if applicable
Personal: Driver's license, Social Security number, employment verification
Credit: The lender pulls your report — aim for a 620+ score (higher = better rate)

Pro Tip: Get pre-approved BEFORE house hunting. It takes 1–5 days. Let's connect you with a great local lender this week — and if you're relocating, one who's comfortable with out-of-state employment and timelines.

What Can You Afford?

More Than Just Purchase Price

The Complete Picture of Home Costs

Down Payment

How much: 3–20% of purchase price | When: At closing

Example: $500K home = $15K–$100K | Options: 3.5% FHA, 3–5% conventional, 20% to avoid PMI

Closing Costs

How much: 2–5% of purchase price | When: At closing

Example: $500K = $10K–$25K | Includes: lender fees, title, appraisal, inspection, prepaid taxes & insurance

Earnest Money + Option Fee (Texas)

How much: ~1% earnest money + a small option fee | When: Within 3 days of contract

Shows you're serious. Held in escrow and applied to your costs at closing. The option fee buys your Texas "option period" — more on that on page 23.

Ongoing Monthly Costs

Mortgage Payment (P&I): Principal & interest on your loan
Property Taxes: A big line item in Texas (often ~2% of value annually) — usually escrowed; the trade-off: no state income tax
Homeowner's Insurance: Required by your lender; Texas premiums have risen, so we'll quote early
HOA Fees: $30–$150+/month in many Austin-area communities (if applicable)
Maintenance: Budget 1–2% of home value annually
Utilities: Electric, gas, water, internet

Affordability Formula

Monthly Gross Income × 28% = Max Housing Payment

Example: $8,000/month × 28% = $2,240 max payment (including mortgage + taxes + insurance + HOA)

Choosing the Right Mortgage

Understanding Your Loan Options

Conventional Best for: Strong credit, 3–20% down Credit: 620+ (best rates 740+) Down: As low as 3% Pros: No PMI at 20% down, competitive rates Cons: PMI if under 20% down, stricter credit standards	FHA Loans Best for: First-time buyers, lower credit Credit: 580+ Down: 3.5% Pros: Easier to qualify, low down payment, flexible credit Cons: Upfront + monthly mortgage insurance, loan limits
VA Loans Best for: Veterans, active military & eligible spouses Credit: No official minimum (620+ typical) Down: $0! Pros: No down payment, no monthly MI, competitive rates Cons: VA funding fee, service requirements	USDA Loans Best for: Rural/outer-suburban areas, low-moderate income Credit: 640+ Down: $0! Pros: No down payment, low rates, low MI Cons: Location restrictions, income limits

Quick Comparison

Loan	Down	Credit	Best For
Conventional	3–20%	620+	Strong finances
FHA	3.5%	580+	First-time buyers
VA	0%	No min	Veterans & military
USDA	0%	640+	Eligible rural areas

First-Time Buyer Programs: Texas offers down payment assistance, below-market rates, and mortgage credit certificates through TSAHC and TDHCA. See page 27 for the details — and ask me which programs fit your situation.

What Are You Looking For?

Let's Get Specific

Property Type

☐ Single-Family Home
☐ Townhouse
☐ Condominium
☐ Multi-Family
☐ New Construction
☐ Other: ____________

Size

Bedrooms: ☐ 2 ☐ 3 ☐ 4 ☐ 5+

Bathrooms: ☐ 1 ☐ 1.5 ☐ 2 ☐ 2.5 ☐ 3+

Sq Ft: Min _____ | Max _____ | Ideal _____

Parking

☐ 1-car garage
☐ 2-car garage
☐ 3+ car garage
☐ No garage needed

Must-Have Features

☐ Updated kitchen
☐ Open floor plan
☐ Home office space
☐ Primary suite on main floor
☐ Hardwood / hard-surface floors
☐ Fireplace
☐ Fenced yard
☐ Deck or patio / covered porch
☐ Pool (or room for one)
☐ Hill Country / greenbelt view

Condition

☐ Move-in ready
☐ Minor updates OK
☐ Fixer-upper
☐ New construction

Nice-to-Have (Not Deal-Breakers)

1. ________________ 2. ________________ 3. ________________

Absolute Deal-Breakers

1. ________________ 2. ________________

Dream home inspiration: Send me your saved Zillow favorites, Pinterest boards, or Instagram saves — they tell me more about your taste than any checklist.

Where Do You Want to Live?

Location, Location, Location

Target Areas

Top 3 neighborhoods/cities:

1. __________ Why? __________

2. __________ Why? __________

3. __________ Why? __________

Areas to AVOID: ____________

Commute

☐ Work from home
☐ Commute to: ______ Max time: ___ min
☐ Partner commutes to: ______

Neighborhood Character

☐ Urban — walkable, lots of activity
☐ Suburban — family-friendly, quiet
☐ Rural / Hill Country — spacious, private, nature

Lifestyle

Rate importance (1–5):

Walking/Biking Trails: ___

Parks & Recreation: ___

Shopping & Restaurants: ___

Grocery Stores Nearby: ___

Gyms & Fitness: ___

Medical Facilities: ___

Lake / Outdoor Access: ___

Schools

Importance:

☐ Not applicable (no kids)
☐ Somewhat important
☐ Very important
☐ Absolutely critical

Local Expert Tip: I can provide detailed neighborhood reports with sales data, school ratings, commute times, future development plans, and walkability scores — for Austin, Leander, Cedar Park, Georgetown, and beyond. Relocating? My YouTube channel (@allysoncarterrealtor) has neighborhood tours you can watch from anywhere.

Finding Your Perfect Home

How We'll Work Together

My Search Process

STEP 1Set Up Your Custom MLS Portal

Instant alerts for new matches
Save favorites and add notes
24/7 access from any device

STEP 2Daily Monitoring

I review all new listings personally
I pre-screen homes against your criteria
I send top matches with my honest notes — including the drawbacks

STEP 3Schedule Showings

You tell me which homes to tour
I coordinate all showing times
We tour 3–6 homes per session (the sweet spot) — or I'll walk them on video for you if you're out of state

House Hunting Tips

Bring to Showings:

Your phone (photos & video)
Comfortable shoes
Your list of questions
Tape measure

Look For:

Overall condition & foundation clues
Natural light & flow
Storage space
Potential repairs & age of big systems

Managing Expectations

Homes Viewed: 10–15 avg | Time Frame: 4–8 weeks | Offers Made: 1–3

"You'll know 'the one' when you see it. My job is to give honest feedback so you can make confident decisions. No pressure, ever."

Ready to Make an Offer?

Strategy & Winning

Offer Strategy Session

Before we write the offer, we'll discuss:

Market Analysis

Comparable sales
Current competition
Days on market
Seller motivation

Pricing Strategy

Full price vs. below/above asking
Escalation clause — yes or no?
Appraisal gap risk
Your true max budget

Writing a Winning Offer

The offer packet includes:

Purchase & Sale Agreement (the main contract — in Texas, the TREC One to Four Family Residential Contract)
Pre-Approval Letter (proof of financing)
Proof of Funds (bank statement)
Buyer Agency Agreement (our signed agreement)
Earnest Money + Option Fee (typically ~1% + a small option fee)
Optional: personal letter, pre-inspection report

Making It Competitive

Financial Strength

Larger earnest deposit
Larger down payment
Strong local pre-approval

Flexible Terms

Match the seller's closing timeline
Offer a lease-back if they need time
Respond quickly at every stage

Escalation Clause: "I offer $480K, but will increase in $5K increments up to $500K if there are competing offers." A tool for competitive situations when you can't lose the home — we'll decide together whether it fits.

Offer Accepted — Now What?

Your Due Diligence Period

CONGRATULATIONS! HERE'S WHAT HAPPENS IN THE NEXT 21–30 DAYS:

Week 1: Immediate Action

✓ Sign the Purchase & Sale Agreement (all parties execute)
✓ Deliver Earnest Money + Option Fee (within 3 days, to the title company)
✓ Order the Home Inspection (schedule within your option period; typical cost $400–$600)
✓ Open Escrow/Title (title search begins — ensures a clean title)
✓ Provide Documents to Your Lender (formal application & uploads)

The Texas Option Period — Your Superpower

In Texas, a small option fee buys you an "option period" (typically 5–10 days) during which you can terminate the contract for any reason and keep your earnest money. This is when we inspect, evaluate, and renegotiate. It's one of the strongest buyer protections in the country — and we'll use every day of it wisely.

Week 2: Inspection & Evaluation

Home Inspection

The inspector evaluates: roof, foundation, HVAC, electrical, plumbing, appliances, windows, exterior, water damage, pests.

You should attend! You'll receive a detailed report within 24–48 hours — and we'll review it together, line by line.

Negotiating Repairs — Your Options:

(1) Seller repairs before closing (2) Seller credit at closing (3) Price reduction (4) Split the costs (5) Accept as-is if minor/expected

Week 3: Appraisal

Lender orders appraisal ⟶ appraiser visits & measures ⟶ compares to recent sales ⟶ provides value.

Outcome	What Happens
At/Above Price	Great! The loan proceeds as planned.
Below Price	Options: renegotiate price, pay the difference, challenge the appraisal, or walk away.

"I'll guide you through every step. My job is to make this stress-free. You focus on getting excited — I'll handle the details."

The Finish Line!

Closing Day — What to Expect

YOU'RE ALMOST HOME!

The Closing Appointment

Where: Title company's office (or with a mobile notary — common for relocating buyers)

When: Typically morning (10am–12pm)

Who: You, the agents, the escrow officer (sellers usually sign separately in Texas)

How Long: About 1 hour

Bring:

✓ Government-issued photo ID
✓ Cashier's check or wire confirmation for funds due
✓ Proof of insurance
✓ Your excitement!

Don't Bring:

✗ Personal checkbook (funds must be certified/wired)
✗ The entire family (keep it simple)
✗ Expectations of last-minute changes

Documents You'll Sign

Promissory Note — your promise to repay the loan
Deed of Trust — secures the loan against the property
Closing Disclosure — the final, itemized costs
Deed — transfers ownership to YOU!
Title insurance policy — protects your ownership

Ask questions! If anything is unclear, speak up BEFORE signing. (Remember: former teacher. I love questions.)

Post-Closing Checklist

Days 1–3

Change the locks
Update your mailing address
Transfer utilities

First Month

Change HVAC filters
Deep clean
File your Texas homestead exemption — it lowers your property taxes; I'll send you the link

Understanding Today's Austin Market

What You Need to Know

Seller's Market ⟵●————⟶ Buyer's Market
The Austin area is currently in its most balanced, buyer-friendly territory in years — more inventory, more negotiating room, more time to decide.

Key Market Metrics (Austin metro, as of mid-2026)

Metric	Austin Metro	National Avg
Median Home Price	~$440,000 (metro) / ~$595,000 (city of Austin)	~$417,000
Avg Days on Market	~60 days	~60 days
Inventory Levels	~5–5.5 months supply (balanced)	Varies
List vs. Sale Price	~93–96%	98–100%

Figures are approximate, drawn from Unlock MLS and public market reports; the market changes monthly — I'll pull current numbers for your exact price range and area when we meet.

Interest Rate Environment

30-year fixed: ~6.5% | 15-year fixed: ~5.75% | Rates change daily — your lender will lock your actual rate.

Impact on Your Purchase

Example: $400K home, 20% down, 30-year fixed

At 6.5%: Monthly P&I = $2,023 | At 7.0%: Monthly P&I = $2,129

Difference: ~$106/month (~$38,000 over the life of the loan) — which is why we get you pre-approved and rate-ready early.

Why Now Could Be Your Opportunity

✓ Negotiating Power: With balanced inventory, Austin buyers are winning price reductions, repairs, and rate buy-down credits again
✓ Build Equity: Home values historically appreciate 3–5% annually over the long term
✓ Lock in Costs: Rent rises yearly — a fixed mortgage payment doesn't
✓ Tax Benefits: Mortgage interest & property tax deductions (plus no state income tax in Texas)
✓ Pride of Ownership: It's YOURS — renovate as you wish

Rent vs. Buy Comparison

Building Wealth Through Homeownership

Renting

Monthly: $2,200

Annual: $26,400

5 Years: $132,000

Equity Built: $0

Wealth Created: $0

Buying

Monthly: $2,400 (mortgage + taxes + insurance)

Annual: $28,800

5 Years: $144,000

Equity Built: ~$60,000

(principal paydown + appreciation)

NET BENEFIT OF BUYING: ~$48,000+ OVER 5 YEARS
Illustrative example — we'll run YOUR numbers with your actual rent, price range, and rate

Local Market Breakdown (approximate medians, mid-2026)

Area	Approx. Median	Days on Mkt	Vibe
Leander	~$415–435K	~55–80	Fast-growing, new construction, Leander ISD, commuter rail to Austin
Cedar Park	~$490–520K	~55	Established, mature amenities, top-rated schools
Georgetown	~$415K	~60	Historic square charm, strong value, 55+ options
Austin (city)	~$595K	~60–90	Urban energy, culture, walkability — price varies widely by neighborhood

"These numbers are current as of mid-2026 and shift monthly. Let's discuss the most up-to-date conditions for your specific price range — I track this market every single day."

Making It Affordable

Financial Strategies & Texas Resources

Mortgage Math Quick Reference

Loan Amount: $______ (price − down payment)

Interest Rate: ___% | Loan Term: 30 years

Estimated Monthly Payment: $______

Remember to ADD: property taxes + insurance + HOA + PMI (if under 20% down). In Texas, taxes are the big one — I'll estimate them per property.

Texas Down Payment Assistance Programs

TSAHC

Texas State Affordable Housing Corp. — "Home Sweet Texas" & "Homes for Texas Heroes" (teachers, nurses, first responders, veterans)

Benefit: Down payment grants or forgivable second liens, typically 2–5% of the loan; no first-time-buyer requirement on some options

TDHCA

My First Texas Home / My Choice Texas Home — state agency programs with below-market rates

Benefit: Down payment & closing cost assistance up to ~5%, plus a possible Mortgage Credit Certificate (federal tax credit) for first-time buyers

Income and price limits apply and program details change — I'll confirm current eligibility with your lender.

Federal Programs

FHA loans (3.5% down)
VA loans (0% down for veterans & eligible military)
USDA loans (0% down in eligible outer areas)
Fannie Mae HomeReady / HomePath programs

Closing Cost Strategies

Seller Concessions: Ask the seller to cover 2–3% of closing costs — very achievable in today's balanced market
Lender Credits: Accept a slightly higher rate in exchange for a closing credit
Roll Into Loan: Some costs can be financed
Negotiate Fees: Shop lenders and ask for waivers
Rate Buy-Downs: Seller-paid 2-1 buy-downs are a popular Austin-market tool right now

Affordability Tips

Improve Credit Score: Every ~20 points can mean a better rate
Increase Down Payment: Save aggressively; put tax refunds to work
Reduce DTI: Pay down credit cards; avoid new loans before closing
Buy with a Co-Borrower: Combine incomes to qualify for more

Let's Get Specific

Complete This Together

Your Must-Haves

TOP 5 non-negotiable features:

1. ___________________________________________

2. ___________________________________________

3. ___________________________________________

4. ___________________________________________

5. ___________________________________________

Your Nice-to-Haves

Features you'd love but could live without:

1. ____________ 2. ____________ 3. ____________

Absolute Deal-Breakers

1. ____________ 2. ____________ 3. ____________

Prioritize Your Budget

If you had to choose, which is more important?

☐ Larger home in a less desirable area or ☐ Smaller home in a highly desirable area
☐ Newer home that needs no work or ☐ Older home with character needing updates
☐ Perfect location, compromise on size or ☐ Perfect size, compromise on location

Long-Term Plans

How long will you live in this home?

☐ 2–5 years (starter home)
☐ 5–10 years (medium term)
☐ 10+ years (forever home)
☐ Unsure

Vision for Your Home

Close your eyes and imagine walking into your perfect home… Describe what you see:

___________________________________________________________

Home Tour Scorecard

Keep the Showings Straight

After 5+ homes, they blur together. Rate each one 1–5 while it's fresh.

	Home 1	Home 2	Home 3	Home 4
Address
List Price	$	$	$	$
Kitchen	/5	/5	/5	/5
Primary Suite	/5	/5	/5	/5
Layout & Flow	/5	/5	/5	/5
Yard & Outdoor Space	/5	/5	/5	/5
Location & Commute	/5	/5	/5	/5
Condition / Repairs Needed	/5	/5	/5	/5
Natural Light	/5	/5	/5	/5
Storage	/5	/5	/5	/5
Gut Feeling	/5	/5	/5	/5
TOTAL	/50	/50	/50	/50

Quick Notes

Home 1: _______________________________________________

Home 2: _______________________________________________

Home 3: _______________________________________________

Home 4: _______________________________________________

Tip: Snap a photo of something memorable in each home (the front door works) before you start walking through — your camera roll becomes a visual index. And tell me the gut-feeling score honestly: it's usually the number that matters most.

Let's Stay Connected

How We'll Work Together

Your Communication Preferences

Best way to reach you:

☐ Phone call
☐ Text message
☐ Email
☐ Video call (great for relocations!)
☐ All of the above

Phone: ___________________

Email: ___________________

Best times to contact:

☐ Morning (8am–12pm)
☐ Afternoon (12pm–5pm)
☐ Evening (5pm–8pm)
☐ Anytime is fine

Different time zone? No problem — tell me yours and I'll work around it.

Immediate Action Steps

☐ STEP 1: Connect with Lender ⟶ Get pre-approved ⟶ This week
☐ STEP 2: Finalize Search Criteria ⟶ Complete the worksheets ⟶ This week
☐ STEP 3: Sign Buyer Agreement ⟶ Review & execute ⟶ Before first showing
☐ STEP 4: Set Up MLS Portal ⟶ Custom search & alerts ⟶ Within 24 hours
☐ STEP 5: Schedule First Showings ⟶ Tour homes ⟶ As soon as you're ready!

What Happens Next

Timeline	Action Items
TODAY	Review this guide, ask questions, share with family
THIS WEEK	Contact lender, finalize criteria, sign agreement
NEXT 2–4 WEEKS	Tour homes, refine wish list, stay in contact
FIND "THE ONE"	Offer strategy, write offer, negotiate, under contract!
30–45 DAYS LATER	Inspections, coordinate closing, keys to YOUR home!

MY COMMITMENT: I will respond within 24 hours — usually much faster. Your search is a priority.

Notes & Questions

Jot down questions as they come up — we'll cover every one at our consultation or along the way.

Questions between now and then? Call or text 512-740-7723 • allysoncarter.realtor@gmail.com • calendly.com/allysoncarter/30min

Let's Find Your Home

Your path to homeownership starts with one conversation.

Allyson Carter

REALTOR® • JPAR Real Estate

Phone 512-740-7723

Email allysoncarter.realtor@gmail.com

Website allysontxrealtor.com

YouTube @allysoncarterrealtor

Book calendly.com/allysoncarter/30min

MY PROMISE TO YOU
I will listen to your needs, provide honest expert advice, never pressure you, negotiate tirelessly, be available when you need me, and celebrate with you when we find your perfect home.

★★★★★
"Highly Recommend!" — Happy Homeowners
✓ ALIGNED WITH CURRENT NAR PRACTICE RULES

Licensed in Texas | License #: [Number] | Member: NAR, Texas REALTORS®, Unlock MLS
"Home Expert with a Personal Touch" • Serving Austin & Surrounding Markets

Your Path toHomeownership

How to Use This Guide

My Promise to You

Welcome to Your Home Buying Journey

This Guide Is Designed to Help You Understand:

My Commitment to You

Why Work With Me?

Experience & Expertise

My Approach

What Sets Me Apart

Relocating to Austin?

Your Trusted Partner

About JPAR

Our Resources & Support

Preferred Lenders

Title & Escrow

Home Inspection

Insurance

Technology Advantage

12 Real Estate Myths

What Changed in Real Estate?

The Basics You Need to Know

What Changed?

What Didn't Change?

Why This Is Good for You

Working Together

What Is a Buyer Representation Agreement?

The 4 Required Components

Important to Know

How Compensation Works

The Old Way (Pre-August 2024)

The New Way — Three Options

Option 1: Seller Pays

Option 2: You Pay Directly

Option 3: Hybrid

All Compensation Is 100% Negotiable

What If Sellers Don't Offer?

How I Protect Your Interests

Seller Approaches

How Sellers Handle Compensation

Path A: Offer Compensation

Path B: Buyer Concessions

Path C: No Compensation

Example: $500K Home

Your Rights & Protections

Anti-Steering Commitment

Fair Housing Compliance

Code of Ethics Protection

Ready to Work Together?

Common Questions

Your Home Buying Journey

Typical Timeline

Getting Financially Ready

Why Pre-Approval Matters

Without It:

With It:

Pre-Qualification vs. Pre-Approval

Documents You'll Need

What Can You Afford?

The Complete Picture of Home Costs

Down Payment

Closing Costs

Earnest Money + Option Fee (Texas)

Ongoing Monthly Costs

Affordability Formula

Choosing the Right Mortgage

Conventional

FHA Loans

VA Loans

USDA Loans

Quick Comparison

What Are You Looking For?

Property Type

Size

Parking

Must-Have Features

Condition

Nice-to-Have (Not Deal-Breakers)

Absolute Deal-Breakers

Where Do You Want to Live?

Your Path to
Homeownership