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A happy family in front of the home they just bought

The best way to buy a home

A clear plan for buying the right home — without worrying what you missed, in six simple steps.

Six simple steps, walk me through Let's talk about your home plans
A clear plan, start to close

The best way to buy a home — not the only way.

This is the path I walk every Home Buyer through. It isn't rigid, and it isn't one-size-fits-all — you always get to choose your own way. Think of it as six simple steps, with me beside you at each one, so you always know what's next and never wonder what you missed.

1Strategy Session 2Know Your Money 3The Search 4Winning Offer 5Under Contract 6Close & Go Home
A couple mapping out their home-buying plan at the kitchen counter
Step One

Strategy Session

Before you start looking at houses, know what you're looking for — and how you're going to get it. It's easy to start scrolling listings and touring homes before you've worked out the big decisions. Then you walk into a house you love and suddenly you're trying to figure out budget, location, timing, priorities and compromises while your heart is already saying, “this is the one!” That's when costly mistakes can happen. My job is to help you work through your priorities, logistics, and wish list before you're standing inside a house you desperately want, wondering if it's a smart decision.
What are your Deal Breakers?

Must Haves · choose 3–5 essentials

such as Location • Size • # of Bathrooms

Really Wants · choose 4–8 priorities

such as Walk-In Pantry • Fenced Yard • Double Vanity

Nice to Haves · everything else

such as Closet Systems • Outdoor Entertaining • Extended Garage
A calculator and cash — working out what the home will really cost
Step Two

Know Your Money

The questions get very real when you find the house you love: Can we afford it? What will the payment actually be? How much cash will we really need at closing? Getting approved and knowing what you can comfortably spend are not the same thing. Before you fall in love with a house, you need to know what the payment will really be, how much cash you'll need to close, and whether the financing fits the life you want after you get the keys. My job is to help you and your loan officer connect those numbers to the buying strategy we built in Step One — so you know what you can comfortably spend and are ready when the right home comes along.
The 2 critical numbers
1

Estimated Monthly Payment

What purchase price will get you a comfortable monthly payment?

2

Cash Needed to Close

How much will you need to bring to closing to get the loan terms you want?

Ask your Realtor®
“Will you talk with my loan officer before we write my offer?”
Your financing and your offer strategy should work together.
Katharine guiding a family through a home they're touring
Step Three

The Search

You already know what you like — and house hunting should be fun. But with hundreds of listings, imperfect information, and homes that look very different online than they do in person, the challenge quickly becomes making sure you don't overlook something great… or miss something important in the house you love. My job is to give you the insider tricks, shortcuts and second set of eyes that help you search smarter, spot hidden opportunities, and make sure your favorite really is the best choice.
Ask your Realtor®
“How many homes will we see?”
It's okay to be efficient. It's not okay to let time constraints keep you from seeing your options.
Assume the seller can hear you
Let's save the negotiating strategy for when we're away from the security cameras.
See it in a new color
Paint is the easiest change that makes the biggest impact. Can't picture it? Just ask ChatGPT to show you the room repainted.
Look past the bad photos
Bad house photos online can turn out to be great homes — that no one else is looking at.
A couple building their offer together at the laptop
Step Four

Submit a Winning Offer

You found the house. Now it's time to build an offer that works in real life — not just on paper. A lower sales price may barely change your monthly payment, while a few thousand dollars toward closing costs can make a big difference to your savings account right now. So we start with what you need to close, then build the offer around those numbers. My job is to balance the price, concessions and terms so the offer works for you — and gives the Home Seller a bottom line they can feel good about saying yes to.
The 4 D's of a purchase contract
D

Details

How we legally agree everything will happen.

D

Dates

Deadlines — what must be done, and by when.

D

Dollars

More than price — who pays for everything else.

D

Deals

All the extras and goodies you need negotiated.

A home inspector at work while the family tours with their agent
Step Five

Under Contract — Now What?

Your offer was accepted. Congratulations! And then comes the thought almost every buyer has: “Okay… now what?” Suddenly there are inspections, deadlines, lender requests, title work, insurance, repairs, and people asking you questions you may not fully understand yet. My job is to tell you what happens next, what needs your attention, what can wait, and when something deserves a closer look — so you can keep moving toward closing without wondering what you missed.
Your To-Do List for day one

Mark your calendar with the critical dates

Send your earnest money deposit

Give your lender a copy of the signed contract

Schedule your home inspection

Put a pin in itWait until after the home inspection for the next steps.

Ask your Realtor®
“Will you attend my home inspection?”
Ask what your Realtor's role will be during the inspection. I'm there with you for this important step.
A couple signing at the closing table with Katharine double-checking every detail
Step Six

Close the Deal & Go Home!

There will be lots of papers to sign, money to transfer, keys to collect, and a few final details to handle. My job is to be right beside you, making sure everything is exactly as it needs to be. And then…
Happily Ever After!
The family moving happily into their new home
One less thing to do…
Order dinner the day before. You'll be so happy when it just shows up.
Katharine Davis, your Jacksonville HomeGirl
Ready to take Step One?

Let's talk about your home.

Every home purchase is unique. Your dreams and what you need are different from everyone else's. Figuring out how your plans fit into a successful home-purchase strategy is my job.

Tell me where you are, where you want to be, and we'll figure out what comes next.

Katharine Davis, Realtor® · Jacksonville HomeGirl
Call or text (904) 489-9813 Email Katharine

Ready to take Step One?

Whether you're six months out or six days out — let's talk. No pressure, no commitment. Just a conversation about you.

Schedule a free strategy session Call or text (904) 489-9813
If I don't pick up, I'm giving someone else my undivided attention. I'll do the same for you as soon as I can get back to you.