Buying a home in the New River Valley

THE BUYER’S GUIDE

What to expect, start to finish

1. Start with the local market

   New River Valley neighborhoods can feel very different from one another, even a few miles apart. We’ll look at what has actually sold near where you want to live, how long homes are taking to sell, and how much competition you should expect.

2. Choose the communities worth your time

   Blacksburg, Christiansburg, Radford, Riner, Pulaski, Dublin, Floyd, and the Giles County communities each come with their own commute, utilities, and property considerations. We’ll narrow the list to places that fit how you actually live.

3. Understand the housing types available

   You may be comparing in-town homes, newer subdivisions, rural properties with acreage, lake properties near Claytor Lake, or land to build on. Each comes with different inspections, financing, and due diligence.

4. Walk through the buying process

   From first conversation to closing, you’ll know what happens next at each stage, who is responsible for it, and what deadlines matter.

5. Get preapproved for financing

   A lender will review income, assets, and credit, then tell you what you can comfortably borrow. Preapproval also tells a seller you’re a serious buyer when you make an offer.

6. Search with a purpose

   We’ll set up a search based on your must-haves and nice-to-haves. For rural or lake properties, we’ll also check access, utilities, well and septic records, and flood information early.

7. Schedule showings

   We’ll tour homes together or arrange private showings. Bring questions about the roof, HVAC, drainage, and anything you noticed in the listing photos.

8. Make an offer

   An offer covers price, closing costs, timelines, inspections, and contingencies. We’ll talk through the trade-offs before anything is in writing.

9. Complete home inspections

   Inspections give you information, not a verdict. We’ll review the findings and decide together whether to ask for repairs, credits, or to move forward as-is.

10. Appraisal and loan processing

    Your lender orders an appraisal, and underwriting reviews your file. We’ll stay on top of deadlines so nothing delays closing.

11. Plan for closing costs

    Beyond the down payment, buyers typically plan for lender fees, title work, recording fees, prepaid taxes and insurance, and any escrow amounts. Your lender will give you a loan estimate you can compare.

12. Close on your new home

    You’ll review and sign closing documents, fund the transaction, and receive the keys once the sale records.

13. Plan the move

    Utilities, mail forwarding, and scheduling movers are easier to line up once closing is confirmed. If you’re moving from out of town, we can coordinate showings and walkthroughs around your trip.

14. How I help buyers

    I handle the local detail work: comparing properties, coordinating showings and inspections, keeping lender and title deadlines straight, and telling you what I would ask if I were the one buying.

15. Stay in touch after closing

    I check in after you move, and I’m here for questions about your home, local services, or what your property might be worth later.