Making an offer
Follow the instructions below. We will send the offer to the listing agent (and c.c. you on all emails).

  1. We will need specific information from you on the property you're interested in and information on you  We'll use that information to write up the offer then send it to you to review and sign electronically.  Once you have signed the offer electronically we will send it to the listing agent and copy you.  

INFORMATION NEEDED TO MAKE AN OFFER:  email me the information below at

  1. Your full name and names you wish to appear on the offer
  2. Your current address
  3. Address of property and MLS # (if you have that)
  4. Offering price
  5. Amount you wish to put down
  6. An estimated closing date
  7. Any contingencies?: do you have a home to sell before you can purchase, etc
  8. Possession, do you want possession at closing or how many days after closing
  9. Amount of the escrow deposit or good faith deposit (this money will be deposited in the listing agents escrow account till closing)
  10. How long do you want to give the buyer to responde to your offer? We usually give them 24 hours!!.
  11. How are you financing? Conventional, FHA, VA, etc?  
  12. How much is your down payment going to be?
  13. Do you want a Home Warranty? Do you want to ask the seller to pay or do you want to pay for this?
  14. I will need a copy of your Pre-qual letter from your lender. Most listing agents require this with the offer.
  15. I will need a copy of the EMD (Earnest Money Deposit) if your offer is accepted - I will let you know who to make it out to.

Email me the above and I'll put the offer together for you!
When the offer is accepted:

  1. VALID CONTRACT:  We verify the contract is valid and legally binding to all parties
  2. EARNEST MONEY DEPOSIT: You will need to mail the Earnest money deposit so it can be deposited into an escrow account. We will tell you who to mail it to. By Kentucky law we must have the check within 48 hours on an accepted offer.   Take a picture of the check and text it to me before you mail it.  I will let you know who to make the check out to and where to mail it to.
  3. INSPECTION: We are off and running! Generally, the first thing to do will be the home inspection. You'll need to call and hire a home inspector which may be around $350 - $400. Typically the inspection will take 4 hours as they'll check every part of the home. It's critical you attend this so you can see and understand everything about the home. The seller is usually not there during the time of the home inspection.
  4. INSPECTION ISSUES/Repair Request: Most homes will have some inspection issues. You will need to determine if you "Accept" the inspection and the condition of the home. If so then we proceed to the appraisal. If not, we need to determine what we want the seller to "Fix" or repair so we are satisfied with the inspection. If there are issues, there are several options: 1) Ask the seller for a price reduction and you assume the issues / repairs, 2) Submit a repair request and ask that the seller correct some of the items in question so we can move on. 3) A combination of both, asking for a price reduction and have the seller fix some of the items in question. NOTE: The inspection results are not meant to renegotiate the offer. The negotiations need to be reasonalble. It is meant to come to a fair solution to issues at hand. Once this phase is completed and both parties as satisfied then there is no getting out of the sales contract. You must have the home inspection and repair request completed in a timely manor according to what is stated in the sales contract. This is VERY IMPORTANT.
  5. Appraisal: The Lender orders the appraisal. You are responsible to pay for the appraisal. It is a good idea to stay on top of your loan officer to prevent delays! You don't want the ball dropped here and end up with a delay. If the appraisal comes in at or above the agreed upon price you should be able to close without any issues. Just make sure you work closely with your lender to get them any outstanding conditions.

We have a vested interest in getting you the best terms and lowest price for your home. Please feel free to call anytime to discuss any offer situation.

A few things to keep in mind

  • The less homes we show you - the more you get back from us. So drive by and check outside of home and neighborhood before asking us to show you a home.
  • You will use our title company unless we don't have one close to your area as we know how they work and know they will be by your side through this transaction.
  • We'll guide you through the home buying process to make it as hassle free as possible
  • If you need a lender, we have several for you to contact.