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The Smart Buyer Plan · Killeen · Fort Hood · Harker Heights · Copperas Cove · Belton · Temple
Seven steps, in an order that protects you.
Most buyers get hit with lender stress and house stress at the same time, then find out what the contract says after they’ve signed it. Our plan separates those. Money first, then the house, then proof the house is right. This is the same plan every agent on our team runs, on every purchase, whether it’s a $180,000 starter home in Killeen or a $450,000 new build in Belton.
The Seven Steps
What happens, in order, and why the order matters.
1. Full approval first
Not a prequalification. A prequal is a lender saying “probably.” Full approval means your documents are in, your file has been through underwriting, and the only thing missing is the address. Two reasons we insist on it. A seller in Harker Heights looking at two offers takes the fully approved one more seriously, and sometimes that is the whole difference. And the paperwork stress is behind you before you fall in love with a kitchen. We’ll show one or two homes early if the timing calls for it, then this gets locked in.
2. A market analysis on every offer
Before we name a number, we pull what actually closed on that street and in that subdivision, adjust for square footage, garage, lot, and condition, and show you where the house sits. A listing in Belton that has been on the market 254 days with a $100,000 price cut gets a different offer than one that listed Tuesday. You see the math before you decide.
3. An inspection on every home
A top-rated local inspector goes through the house roof to foundation, plumbing and electrical included. Your inspector or ours; most of our buyers use the one we’ve worked with for years. You read the report, we read the report, and if it calls for a roof or foundation specialist we schedule that too. Typical cost is around $450, more for a larger house or add-ons like sewer scope.
4. We negotiate the repairs
We pull the items that matter from experience and build the repair request with you. We’re conservative with the ask because a reasonable list gets more done than a long one. If the seller won’t fix something and you don’t know what it costs, we send it to our contractor for a number so you know exactly what you’d be taking on.
5. Appraisal after repairs are settled
Your lender orders the appraisal once the option period is over and repairs are agreed, so the home is proven worth what you’re paying. If it comes in low, that is a second negotiation and we tell you so on day one. Usually the seller lowers the price. Sometimes they want to meet in the middle. It’s your call, with the numbers in front of you. On a VA loan the appraisal typically runs around $680.
6. A complimentary reinspection
When repairs were part of the deal, we send the inspector back before closing to confirm the seller actually did them. Our cost, not yours. The walk-through acceptance form doesn’t get signed until the house matches the agreement, and if something isn’t done we set the fix timeline with the listing agent and re-walk.
7. Close from anywhere
Overseas, another state, or down the street. Final walk-through on FaceTime or by video two to three days before closing. Mobile notary where you are. Someone from our team at the closing table. If you’re local, your closing gift is at the table; if you’re arriving later, it’s waiting in the house with a lockbox on the door.
No Surprises
The money you’ll need before closing.
Typical figures for a Central Texas purchase. Yours will vary with the price and the lender, and we go over your actual numbers on the orientation call.
| Cost | Typical amount | What it does | Comes back at closing? |
|---|---|---|---|
| Earnest money | $500 up to 1% of the price | Shows the seller you’re serious. Held by the title company. | Yes. Credited to you at closing. |
| Option fee | $200 to $500 | Buys you the right to walk away for any reason during the option period you negotiate. This is your way out. | Yes. Credited to you at closing. |
| Inspection | Around $450 | A licensed inspector goes through the house. More or less depending on square footage and add-ons. | No. The inspector works for you, not the deal. |
| Appraisal | Around $680 on a VA loan | Paid to your lender. Confirms the house is worth what you’re paying. | Sometimes. We’ll ask your lender to credit it. Some do, some don’t. |
Our fee: in most of our recent purchases the seller paid it at closing. You’ll see what you’d owe in each scenario before you sign anything.
The Part Nobody Explains
How you get out of a contract, and who is in default when.
Before you sign
We walk through the price, the upfront money, the contract timeline, how you get out, and who is on the hook if the deal breaks at each stage. Texas also requires a buyer representation agreement and the Information About Brokerage Services form before any agent opens a door, even for a single showing. We explain what each one says. We don’t just collect signatures.
During the option period
This is when the inspection happens and when you have the most leverage. If the house isn’t what it appeared to be, you can terminate and lose only the option fee, which is typically $200 to $500.
After the option period
Your remaining protections are the financing contingency and the appraisal. If the loan falls through for reasons outside your control within the contract’s deadlines, you can still terminate with your earnest money. We track every one of those dates so nothing lapses.
Common Questions
Questions about the plan.
Does the plan change for a new build?
The steps stay the same; the people on the other side change. Builders have their own contracts and their own timelines, so our new construction specialist runs the walk-throughs and holds the builder to the agreement. The market analysis still happens, because builder pricing drifts from what the same floor plan closed for last month.
Can we skip the inspection on a newer home?
We won’t recommend it. We’ve found roof damage on three-year-old homes and plumbing issues on brand-new ones. The inspection is around $450 against a purchase in the hundreds of thousands.
How long does the whole thing take?
From an accepted offer, 30 to 45 days is typical in Bell County. Full approval before the search is what makes that timeline hold.
I’m PCSing and won’t be here. Does the plan still work?
That’s most of who we work with. Steps one and two happen before you arrive, showings happen on FaceTime, and steps three through seven run the same way with video walk-throughs and a mobile notary. See the Fort Hood PCS guide.
What does it cost me to use you?
In most of our recent purchases the seller paid our fee at closing. How that works is part of the orientation call, and you’ll see what you’d owe in each scenario before you sign.
Start With Call One
Tell us what you need.
We’ll tell you what’s realistic.
One text. Where you’re headed, when, and what you’re looking for. We’ll map out the plan for your situation and what it’ll cost up front. If it doesn’t make sense, no hard feelings.