Buying
An honest read on every house.
Including the ones we tell you to walk away from.
How we work
We start with the search you actually want
Not a portal feed. A defined set of neighborhoods, price bands, and non-negotiables, so you stop scrolling and start seeing houses worth your Saturday.
We tell you what’s wrong with the house
Foundation, moisture, roof age, the addition nobody permitted. Jason has renovated and developed property across the Upstate for years, so the assessment comes from having paid for these repairs — not from reading about them.
We write offers that hold together
Terms, timing, and contingencies structured for the actual competition on that house — not a template with the price changed.
We manage the middle
Inspection, repairs, appraisal, financing milestones. You’ll see each one land in your portal as it happens, with what’s due next and who’s handling it.
New construction
The builder’s agent works for the builder.
New construction looks simpler than resale and usually isn’t. The contract is written by the builder’s attorney, the incentives come with deadlines, and the in-house lender has its own interests.
We review the contract, hold the timeline to what was promised, and make sure incentive deadlines don’t quietly expire. It costs you nothing to bring us — but you generally have to bring us on your first visit, so call before you tour.
Common questions
Buying, answered.
How much do I need for a down payment?
Less than most people assume. Conventional loans start at 3% down, FHA at 3.5%, and USDA and VA can reach zero in the right circumstances — much of the rural Upstate qualifies for USDA. We’ll connect you with lenders who will tell you the real number for your situation.
Do I pay you?
Buyer representation is negotiated in writing before we tour anything, and how it’s paid varies by transaction. We’ll put the terms in front of you up front, in plain language, before you commit to anything.
What’s the process from offer to keys?
Accepted offer, then due diligence and inspection, repair negotiation, appraisal, underwriting, and closing — typically 30 to 45 days with financing. You’ll track every step in your portal.
Should I use the builder’s lender?
Sometimes. Builder incentives can outweigh a slightly higher rate, and sometimes they don’t. Run both and compare the total cost, not the monthly payment. We’ll help you do that math.
Tell us what you’re looking for.
Where you want to be, what you need, and what you’d rather not deal with. We’ll take it from there.