The Power Of Generational Wisdom At Your Service
Ruhl&Ruhl Realtors is a winning combination of people, service and experience that positions buyers to succeed. You are Never On Your Own when you work with a Ruhl agent.
For home buyers, Never On Your Own means a Ruhl agent is there to help navigate a comprehensive home search, offer strategy, negotiation, and transaction details so you can move through the process with confidence.
Step 1
Buyer Counseling Session
During the initial counseling session, we will go through a series of questions that will help us find you the right property. We'll show you a process we use to make sure you don't miss anything, you don't pay too much, and you don't end up with a house that has major problems.
What to expect & how to prepare
By educating yourself about the real estate process, you will feel more in control and have a better handle on the situation.
How to Prepare Yourself
There are a lot of emotions, decisions and questions that you need to answer before discovering your home. One of the best ways to start your home search is to take a moment to identify what is important to you. Check out our checklist of 16 tips to consider before buying a home.
Determine What is Important to You
Next you’ll need to weigh the features vs benefits. When most people start this process, they think of the number of bedrooms or bathrooms or have a specific area or neighborhood in mind. All of these factors are necessary to discuss. We suggest you write them all down (or type them out) in a column, because they are just a starting point. However, the next - and very important step - is to identify the “why” behind each of these features. Use our template to determine your wants vs needs.
Additional Guides for Buyers
Timing & the market
Consider your specific time-line
The buying process takes anywhere from 9-22 months. In addition, it takes 45 days on average to close on your home purchase after an accepted offer. That means that it will be very important to understand when you would like to be in your new home and then work backwards.
Also consider what the market is currently doing
The real estate market is affected by supply and demand. When there are multiple buyers trying to buy the same house, prices will be higher, and in some cases the winning bid is above asking price. However, the longer a house sits on the market without an offer, the more likely the seller will need to negotiate a lesser price.
In most of our markets, a house that is on the market for 30 days or more will sell between 95-98% of the last asking price. Rarely does a seller accept an offer for less than 90% of the asking price. In all cases, your Realtor is your advocate and will help you make good decisions.
Would you rather speak with an agent in person?
Schedule a meeting today with one of our agents.
Step 2
Determine your buying power
The home buying process involves several different people who can help you make the right decisions. One of the most important people is your mortgage loan officer. A knowledgeable loan officer will ensure getting your mortgage is a smooth and easy process, especially if this is your first home purchase.
Getting pre-qualified with a lender will speed up the process.
It’s important to set up a meeting with a lender to determine a comfortable price range through pre-approval. A knowledgeable loan officer will also be able to advise you on special loan programs, loan products, tax incentives and other financial considerations.
There are many benefits to pre-qualification. You don’t waste time looking at homes outside your budget, and you speed up the final loan approval. Also, you have power in negotiations because sellers often show preference to the buyer with “assured” financing.
Once you complete the process, your Loan Officer should give you a pre-approval letter that you can share with your agent. The Loan Officer should also give you a better idea of your upfront expenses and answer any of your financing questions.
Your Ruhl Mortgage loan officer can find the right home loan for you and your specific needs. Contact them directly or call us at 563-441-1862.
Pre-approval & determine your price range
Pre-approval can help you move faster, and with greater confidence. Learn about all the advantages here.
Types of loans and mortgage calculator
There are many types of loans available to fit your specific situation. Different loans have different up-front costs, interest rates, payment schedules and incentives. Read more
Other costs involved
In addition to your loan, you will want to discuss closing costs as well as other costs that should be considered. Read more
Do you understand the 1%=10% rule?
A buyer tends to focus on the total sale price, but you want to focus on what you will pay each month. Read more
Step 3
Maximum Exposure
We will increase your opportunities to find the best available house by looking at not only everything that is available on the market but also what is available off the market.
We use a process of elimination we call “the Funnel Process”.
We start with all on the possible properties and then narrow down the options by eliminating any that don’t meet your needs/requirements.
We’ll go from potentially thousands of properties in the funnel to hundreds and then to dozens, as we begin to eliminate those that don’t work. Some of them you will simply look at online. The ones you like the best, we will drive by or make an appointment to go inside. You will always be in control of the decisions.
As we go through this process of elimination, our goal will be to find your top three favorite homes that could work for you. This can be a rolling top three, so if you find a home you like better than one in your current top three, you can substitute.
To get a sense of what is on the market now, you can start your search here. Your Ruhl&Ruhl Realtor will help you narrow down your choices.
Your rolling top 3 homes
Having two to three homes to choose from increases your negotiating power with the seller. They need to sell, but you don’t need to buy. This shifts the power/need dynamic. You can then use this to your advantage by letting the seller know you have another option. Purchasing your first choice is your preference, but having a second home to fall back on will make your negotiations less stressful.
Guide to narrowing down your top three
A Market Analysis of your choices
Once you have identified your three favorites, we do a comparative market analysis (CMA) on each one to show you other similar properties that have sold, and to help you get a feel for their value. Our goal is to make sure you don’t pay too much.
Step 4
Offer Strategy
We'll help you craft an offer strategy that allows you to be comfortable purchasing the home you want at the best possible price and terms.
What to expect & how to prepare
Before you are ready to make an offer, be sure you understand the road ahead. You want to think through everything that happens after you make the offer, prepare for negotiations and learn about the paperwork. These next steps are worth investing time to understand because they often go quickly but are crucial to your success in the process.
The paperwork can be lengthy and complicated. Negotiations and understanding different negotiation tactics can be difficult. However, both hinge on five points that the buyer and seller must agree on:
- The price
- The terms (earnest money, down payment, financing or cash)
- The dates (closing and possession)
- Inclusions and exclusions
- Contingencies (loan, inspections, attorney approval, etc.)
To learn more about the offer process download our guide below, but the best preparation is to have a trusted real estate advisor who will advocate for you and protect your best interests. Contact us to connect with an agent.
Step 5
Manage Your Transaction
We are your transaction managers. There are a lot of moving parts in a real estate transaction. Our job is to keep you informed and handle those parts, so your contract closes on time.
Congratulations, but you’re not done yet.
Your offer was accepted, but there is plenty of work to do between now and the closing table. Please feel free to reference some of the resources below to learn more about what you can expect and how to prepare.
Appraisals
The appraiser will visit the property and do a detailed study to determine its estimated value. This estimate will help the underwriter determine the amount of the loan. Keep in mind the appraiser will not do a detailed inspection - that is the inspector’s job.
Contingencies
Your offer is subject to passing contingencies. They are put in place for your protection and allow you to walk away from the deal without legal consequences.
Get ready for the move!
You don’t want to forget the basics like turning on the lights in your new home and lining up contractors to make any necessary repairs.
Don’t worry! We have resources to help. Find out the companies to contact to turn on your utilities. Identify the local companies for home improvements that have our agents’ trust.
Organizing your current items for the move is always a good idea, and you may want to think about when you plan to make the move. Some people do upgrades to their home before they move in and others wait until they are settled. Your Realtor can help you through this transition.
What to expect during inspections
At Ruhl&Ruhl Realtors, we always advise our buyer clients to have their prospective home inspected. As part of the purchase agreement, we recommend that buyers request a whole house inspection to be completed soon after an offer is accepted.
Most purchase contracts state that the inspection will focus on major mechanical, structural, health or safety issues. Another way to look at it is the inspection will help you identify items you may not easily recognize.
Keep in mind that your inspector is a "generalist". The report provided to you will have a lot of information and can be overwhelming or scary! The inspector is pointing out a wide-range of items from suggestions for future maintenance to items that warrant further review by a specialist.
You may want to walk along with the inspector or meet with them at the end of the inspection to review the findings. Your Realtor can help you work through options to address concerns. The seller is not obligated to make any additional repairs or compensate for deficiencies, however, your Realtor will help you negotiate a satisfactory resolution.
Step 6
After Closing
You have a lot on your mind as you prepare to move into your new home, plan updates and get to know your new area. There are a few things you don’t want to forget in all of the excitement, and we’ve included some helpful resources below. We are here to help you, so please don’t hesitate to reach out if there is anything we can do to get you settled in.
Our goal is to make your move as easy and stress-free as possible.
Ruhl&Ruhl Realtors is proud to recommend these trusted partners who are known for their expertise and service. They have been recommended by satisfied Ruhl&Ruhl clients and associates, and have proper insurance and licenses. With these, and other resources you consider, you should be sure to compare their qualifications,fees and other references before making your final decision. Visit RuhlHomes.com/Vendors to view all our service providers or contact me more information.
Client Survey
The Client Surveys are brochures sent to every client that closes a transaction with Ruhl&Ruhl Realtors. This feedback form allows you to explain how the real estate experience was for you, where you heard about us, how you found your agent and any comments you wish to share. Your feedback is valued as Caroline Ruhl (CEO) personally reads every survey. Information collected from these surveys gives insight into what areas Ruhl&Ruhl Realtors should be focusing on, and helps determine company service awards and our marketing. Client Surveys are mailed out two weeks after your closing. The survey will be mailed in a bright yellow envelope. An electronic survey will be sent 30 days after closing if you prefer this option.
Real Estate Reviews
A Real Estate Review is our annual service that will be provided to you after closing. Your agent will give you updates on the market, the state of your real estate investments, and much more. As one of your largest financial investments, it is important to stay current on the value of your home.
Get started now
Ready to get started? Contact us today to guide you through the home buying process.
