The independent buyer's guide

Buy Your Home
On Your Terms

Skip the 3% buyer's agent commission. We walk you through every step of purchasing a home — from your first search to closing day — with no middleman required.

Start the Process How It Works →
$18K
avg. commission saved
12
steps to close
30+
days avg. process

On a $600,000 home, a 3% buyer's agent fee =

$18,000 out of your pocket

Represent yourself and keep that money.

Step by step

The Complete
Buying Process

Every step you need, in order. Hover each card for a deeper breakdown of what's involved.

01
💰

Get Pre-Approved

Before you search, know your budget. Contact 3–4 lenders and compare loan estimates side by side.

  • Gather W-2s, tax returns, pay stubs, bank statements
  • Check your credit score first (aim for 700+)
  • Compare APR, not just interest rate
  • Get a pre-approval letter, not just pre-qualification
02
🔍

Search Listings

Use Zillow, Redfin, and Realtor.com directly. You have the same MLS access agents do.

  • Set up search alerts for your target ZIP codes
  • Track price history and days on market
  • Research comparable sales (comps) yourself
  • Note flood zones and school district ratings
03
🏡

Tour Homes

Contact listing agents directly to schedule tours. They represent the seller, not you — stay neutral.

  • Visit at different times of day
  • Check phone signal, internet speed
  • Look for water damage, foundation cracks
  • Take photos and notes after each visit
04
📊

Research the Price

Run a comparative market analysis (CMA) yourself using recent nearby sales to determine fair value.

  • Look at sold homes within 0.5 miles, last 90 days
  • Adjust for sq ft, beds/baths, condition, lot size
  • Use Redfin's Estimate and Zillow's Zestimate as data points
  • Consider how long the home has sat on market
05
✍️

Make an Offer

Draft a purchase agreement. Use your state's standard contract form — most are available online free.

  • Include inspection and financing contingencies
  • Specify what stays (appliances, fixtures)
  • Propose a closing date 30–45 days out
  • Consider an escalation clause in competitive markets
06
🤝

Negotiate

Counter-offers are normal. Know your walk-away number before you start.

  • Negotiate price, closing costs, repairs, credits
  • Use inspection findings as leverage
  • Seller concessions can cover your closing costs
  • Stay emotionally detached — it's a transaction
07
🔎

Get an Inspection

Hire your own licensed home inspector — this is non-negotiable. Cost: $300–$600.

  • Attend the inspection in person
  • Consider separate sewer scope, radon, mold tests
  • Use report to negotiate repairs or price reductions
  • Know that cosmetic issues don't warrant credits
08
🏦

Secure Your Loan

Submit your full mortgage application now. Don't make major purchases or change jobs during this period.

  • Respond to lender requests within 24 hours
  • Don't open new credit accounts
  • Lock your rate when ready
  • Review the Closing Disclosure 3 days before closing
09
⚖️

Hire a RE Attorney

In most states, a real estate attorney reviews contracts and attends closing. Costs $500–$1,500 — worth every penny.

  • Required in some states (NY, MA, GA, etc.)
  • Reviews title and deed documents
  • Flags problematic contract clauses
  • Much cheaper than an agent's commission
10
📋

Title Search & Insurance

A title company ensures the seller actually owns the home and there are no liens or claims against it.

  • Order a title search through a title company
  • Buy owner's title insurance (one-time fee ~0.5–1% of price)
  • Lender will require their own title insurance too
  • Review the title commitment document carefully
11
🚶

Final Walkthrough

Do a final walkthrough 24 hours before closing. Verify agreed repairs were made and nothing was removed.

  • Test all appliances, outlets, faucets, HVAC
  • Confirm agreed-upon items are still there
  • Check for any new damage
  • Don't skip this — it's your last chance before you own it
12
🔑

Close & Get Keys

Sign a large stack of documents at the title company or attorney's office. Wire your funds in advance.

  • Bring government ID and any required cashier's checks
  • Wire funds 24–48 hours before (verify wire instructions by phone)
  • Review every document before signing
  • Congratulations — you're a homeowner! 🎉
Know before you go

Understanding
Your Costs

What you save
3%

The typical buyer's agent commission — paid from the seller but baked into the home price. On a $600K home, that's $18,000 you're effectively paying.

$400K home $12,000 saved
$600K home $18,000 saved
$800K home $24,000 saved
$1M home $30,000 saved

You still pay closing costs — but they're a fraction of the agent commission. Here's what to budget:

Home Inspection $300 – $600
Real Estate Attorney $500 – $1,500
Appraisal (required by lender) $400 – $700
Title Search & Insurance $1,000 – $3,500
Loan Origination & Fees 0.5% – 1% of loan
Property Tax Escrow (upfront) 2 – 3 months
Homeowner's Insurance (upfront) $800 – $2,000/yr
Radon / Sewer / Other Tests $100 – $400 each
Typical total closing costs
excluding down payment
2–5%
Stay organized

Your Buyer
Checklist

Print this out or bookmark it. Check off each item as you go.

Before You Search

  • Pull your credit report from annualcreditreport.com
  • Pay down credit card balances below 30%
  • Save 20% down + 3–5% for closing costs
  • Get pre-approval letters from 3 lenders
  • Define your must-haves vs. nice-to-haves
  • Research target neighborhoods and commute times

During the Search

  • Set up alerts on Zillow, Redfin, Realtor.com
  • Keep a spreadsheet of homes visited
  • Check flood zone status (FEMA flood map)
  • Look up property tax history
  • Research HOA fees and rules if applicable
  • Research school district ratings (GreatSchools)

Under Contract

  • Hire a licensed home inspector immediately
  • Attend the inspection in person
  • Order additional tests if needed (radon, mold, sewer)
  • Submit full mortgage application within 48 hours
  • Hire a real estate attorney to review documents
  • Order title search through a title company
  • Purchase homeowner's insurance
  • Review the Closing Disclosure document carefully

Closing Day

  • Do final walkthrough 24 hours before closing
  • Wire closing funds (verify instructions by phone!)
  • Bring government-issued photo ID
  • Bring cashier's checks if required
  • Read every document before signing
  • Receive keys and change the locks immediately
Common questions

Frequently Asked
Questions

Can I access MLS listings without an agent?
Yes. Sites like Zillow, Redfin, and Realtor.com pull directly from the MLS. You'll see the same listings agents see, usually with only a few hours delay.
Who writes the purchase contract?
In most states you use a standard state-approved contract form. A real estate attorney can prepare or review it for a few hundred dollars — far less than an agent commission.
Will sellers refuse to deal with me?
Rarely. Sellers want to sell. The listing agent may handle paperwork on both sides (called dual agency). Just make sure you have your own attorney reviewing documents.
What if the seller has an agent but I don't?
The listing agent represents the seller, not you. Be cordial but careful about what you share. Never tell them your maximum budget. Get all agreements in writing.
Is a real estate attorney really necessary?
Strongly recommended and legally required in some states. For $500–$1,500 they review all contracts and protect you from costly mistakes. It's cheap insurance.
What is a buyer's agent commission, exactly?
Traditionally 2.5–3% of the sale price, paid by the seller. However, as of 2024, new NAR rules mean buyers may need to negotiate this directly — another reason to skip the agent altogether.
How do I know if I'm overpaying?
Research recent "comps" — comparable homes sold nearby in the past 90 days. Adjust for size, condition, and features. Redfin and Zillow both show sold prices for free.
What is title insurance and do I need it?
It protects against claims against the property's ownership history (unpaid taxes, liens, fraud). Your lender requires it. You should also buy an owner's policy — it's a one-time fee and protects you permanently.
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