Expertise
95% of my business is PCS moves to and from Northern Virginia, Maryland and Washington DC.
My commitment has always been to curate an exceptional experience for my military clients – one that is characterized by excellence, integrity, and professionalism. Whether you are embarking on their first home purchase, transitioning from another region or country, exploring real estate options, or seeking out-of-state opportunities, it is essential to align yourself with a military real estate expert.
As an experienced military realtor, I've developed streamlined processes to ensure smooth transitions. With my extensive network of military-friendly professionals, you can rest assured that you're in capable hands, no matter where your journey takes you. My goal is to inform and guide you through each phase of this journey.
Buyer Consultation
An initial meeting is important to understand your home-buying needs and to develop a strategy to help you make a purchase. This initial consultation can be conducted via Zoom Video. It will last approximately 20-30 minutes, during which we will cover the following points:
Understanding your real estate goals
Purchase time frames
Costs involved
Lenders & Loans
Desired location and neighborhood
Price range
Size of home, style, and amenities
Specific requirements and non-negotiables
Condition of home and flexibility to make improvements
School districts, commute, walkability, public transportation, etc.
Address your questions
Buyer Representation
A Buyer Agent represents only the buyer and promotes their best interest throughout the transaction, keeping all information confidential. As your exclusive broker, I will guide you through the home purchase experience by providing the following services:
Create a personalized purchased experience.
Provide an overview of the current market dynamic and challenges.
Evaluate purchase price range.
Recommending mortgage lenders.
Setup MLS listing alerts.
Schedule property tours, both privately and of open houses.
Map out and tour properties.
Provide access to off-market and office-exclusive listings.
Review disclosures on selected homes.
Evaluate and negotiate offers.
Recommend home inspectors.
locating & touring homes
Finding a new home can be daunting, especially during a relocation. That's why I've developed strategic methods designed to support military buyers like you as you plan and relocate to Northern Virginia, Maryland, and Washington DC. These methods have been refined to suit your situation and to facilitate a smooth transition in your home buying experience.
Video Tours:
Military families find buying a home from a distance much more manageable with video tours. I conduct video tours almost weekly during PCS season. Around 90% of my contracts involve video tours, with clients often not visiting the home physically. Buyers can also utilize Google Street View on Google Maps to survey the neighborhood, offering an excellent way to explore the area virtually without leaving home.
House Hunting Trip:
A PCS house hunting trip is a crucial step for many families relocating due to military orders. This trip allows families to visit their new location, explore neighborhoods, and view potential homes in person. The goal of the house hunting trip is to find a suitable home within a limited timeframe, typically ranging from a few days to a week. By the end of the trip, families aim to secure a home that meets their needs and preferences, ensuring a smooth transition to their new PCS location.
Remote Closings:
Whether you're purchasing a home through virtual tours or an in-person house hunting trip, you can opt for a remote closing using an online notary. This allows you to sign the closing documents without being physically present in Washington DC, Maryland, or Northern Virginia.
The Journey of purchasing a home
Initial Consultation: Getting to know you and your goals.
Pre-approval: Defining your budget and price range.
Property Search: Finding the perfect home.
Offer Submission: Understanding market conditions.
Negotiation: Delivering the best price and terms for your purchase.
Home Inspection: Examining the condition of the home.
Insurance: Obtaining home owner’s insurance.
Appraisal: Valuating your future home.
Mortgage Financing: Obtaining lender commitment.
Pre-settlement Walk-Through: Confirming of property condition prior to closing.
Settlement: Reviewing and signing of final purchase documents.
New Home Waits: Welcome home.
Writing Competitive Offers
Once we find your dream home, I will help you determine an offer price and terms, and then negotiate on your behalf. I'll also communicate with the listing agent to gather the best information about competing offers and the seller's preferences regarding terms and the deadline for offer submission.
I will draft a competitive offer along with the relevant addenda and disclosures, and submit it with a copy of your pre-approval letter and/or proof of funds. I'll ensure all offer documents are fully signed and initialed to provide a complete offer.
Contract Ratification
This is just the start of the transaction process. Your offer becomes a ratified contract when it is accepted and signed by the seller. I will guide you through the requirements that are contained in your ratified contract by:
Delivering the ratified contract to the Title Company and your Lender.
Providing information so you can send your deposit to the Title Company.
We will maintain a secure transaction file with all the ongoing required documentation.
Home Inspection & Other Contingencies
There may be various contingencies associated with your contract, including a home inspection. I will help you navigate this process by:
Recommending home inspectors.
Coordinating and scheduling the home inspection.
Attending the home inspection.
Negotiating repairs or credits.
Communicating with your lender, if credits are provided.
Helping the appraiser with access to the home and providing comparables as needed.
Recommending home insurance brokers.
Guiding you through any remaining contingencies.
COmpleting the closing process
After your offer is accepted and you go under contract, you can expect to close in about 30 days or less. For example, if you go under contract on March 1st, you'll close and receive the keys to your new house on March 30th. This timeframe is based on the time your lender will need to approve your loan.
The lenders I work with can typically close a loan in 21 to 30 days. In competitive markets where multiple buyers are making offers for the same house, it's crucial that your lender can close quickly. If your lender needs 45 days to close (very bad!), it puts you at a disadvantage compared to buyers whose lender can close in 30 days or less. Sellers prefer quick closings so they can receive payment and move on to their next project.
First Mortgage payment
During your first month of homeownership, your first mortgage payment will be skipped. For instance, if you close on April 1st, your first mortgage payment will not be due on May 1st; instead, it will be due on June 1st. I recall when I moved last year, I had to spend money on movers and new furniture. Skipping that first mortgage payment was incredibly helpful, as it gave me time to breathe after the significant expense of buying a home.
Schedule a Consultation
Please, complete the form below so we can start working together. You can also contact me by text at +1-571-230-9686 or email at Diana@BestHomesByDiana.com If you are stationed abroad, we can arrange a video appointment via Zoom.