Buying a home is a journey. Here's your map.
A clear, step-by-step look at how the home-buying process actually works in Pennsylvania today — from the first conversation to the keys in your hand. Plus what the new commission rules mean for you as a buyer.
From first call to front door, at a glance.
Most owner-occupant buyers move from "thinking about it" to closing within 60 to 120 days. Here's how the time tends to break down — though every buyer's pace is their own, and a thoughtful, unrushed timeline is almost always the better one.
What to expect at every stage.
The buyer consultation — before we tour anything.
We sit down (in person, by phone, or video) for about 30 minutes. I want to understand what you're looking for, what your budget really feels like, your timeline, and any constraints — schools, commute, multi-generational living, pets, anything that matters. I'll walk you through how the process works, explain the new written buyer agreement and how compensation is handled, and answer every question you have.
- An honest conversation about your goals and the current market — no pressure, no contract yet.
- A clear explanation of the buyer agency agreement and what compensation will look like.
- A recommendation on a lender (or two) if you don't already have one — getting pre-approved comes next.
Mortgage pre-approval & the buyer agency agreement.
Before we tour homes, two things need to happen. First, you'll get pre-approved with a lender — this isn't just paperwork; it's how we know what you can comfortably afford and what your monthly payment will look like at different price points. Second, we'll sign a written Buyer Agency Agreement, which is now required under Pennsylvania practice rules before I can show you a home. The agreement spells out exactly what services I'll provide and how my compensation works (more on that below).
- A pre-approval letter from your lender, typically within 1–3 business days of submitting documentation.
- Documents your lender will ask for: 2 years tax returns, recent pay stubs, 2 months of bank statements, ID.
- A signed buyer agency agreement that clearly states scope of services, length of relationship, and compensation.
The search — and how to tour smart.
I'll set up a personalized search across the BrightMLS so listings come to your inbox the moment they hit the market. We'll tour homes together, usually in batches of three to five. After each one, I want your honest reaction — what worked, what didn't, what surprised you. That feedback sharpens what we look at next. Most buyers I work with see between 8 and 20 homes before finding the right fit.
- Real-time listing alerts customized to your criteria — including off-market and coming-soon homes when available.
- Honest feedback from me about each property — including the issues that aren't obvious in photos.
- Insight into the neighborhoods themselves: schools, taxes, commute patterns, future development.
Writing the offer — strategy matters here.
When you find the right home, we'll write a competitive offer based on the comparables, the listing's days on market, and what we know about the seller's situation. Price is only one piece — terms (deposit, contingencies, closing date, seller assist, possession) often matter as much. In a multiple-offer situation, smart structure beats blind overbidding. Your offer will also specify how my compensation is paid, which is typically requested as a seller credit.
- A comparative market analysis of recent sales to ground your offer in real data.
- Strategic guidance on contingencies (inspection, mortgage, appraisal) and how each protects you.
- Negotiation handled directly — counters, concessions, and timing pushed in your favor when possible.
Inspections, appraisal & protecting your investment.
Once your offer is accepted, the clock starts on a series of contingency periods. You'll have a defined window — typically 10 to 15 days in PA — to have the home inspected by a licensed inspector. We'll review the report together and decide whether to request repairs, ask for a credit, renegotiate, or walk away. The lender will also order an appraisal during this period to confirm the home's value supports your loan.
- Recommendations for trusted inspectors, including specialists for radon, termite, sewer scope, or oil tank if needed.
- A written reply of inspection issues with my guidance on what's worth pushing on and what isn't.
- Clear understanding of your contingency rights — your earnest deposit is protected if you exit properly.
The home stretch — underwriting to clear-to-close.
While inspections and appraisal are happening, your lender is also pulling everything together for final underwriting. They may ask for additional documentation, updated paystubs, or letters explaining specific items. The goal is "clear to close" — the lender's official confirmation that your loan is fully approved and ready to fund. During this period, do not make any large purchases or open new credit lines, as it can delay or jeopardize your loan.
- A title search and title insurance ordered to confirm the property has a clean title.
- A final walkthrough 24 hours before closing to confirm the home's condition hasn't changed.
- Your Closing Disclosure delivered at least 3 business days before closing — review it carefully with me.
Closing day — and the keys are yours.
Closing usually takes 60 to 90 minutes at the title company. You'll review and sign the loan documents, the deed, and a stack of closing paperwork I'll walk you through. Bring a state-issued photo ID and the wired funds or cashier's check for your closing costs and down payment. When the documents are recorded and the loan funds, the home is officially yours and the keys are handed over.
- I'll be at the closing table with you to review every document before you sign.
- Your wire instructions confirmed verbally with the title company — never trust emailed wire changes.
- A complete copy of every signed document, plus guidance on next steps: utilities, mail, homestead exemption.
What buyers should know about commission & compensation.
As of August 2024, buyers must sign a written buyer agency agreement before touring a home — and that agreement must clearly state how the buyer's agent will be paid.
This change came out of the National Association of REALTORS® settlement and applies nationwide. It's intended to make compensation transparent and to confirm that real estate fees are — and have always been — fully negotiable. They are not set by law.
Written agreement, up front
Before I show you any home, we'll sign a buyer agency agreement spelling out my services, the length of our relationship, and a specific, objective compensation rate — a fixed percentage or dollar amount, not a range.
The seller often still pays
While buyer agent compensation can no longer be advertised on the MLS, sellers in this market routinely offer to cover it as a concession. We typically request that the seller pay my fee as part of your offer — and most sellers agree, because it broadens their pool of qualified buyers.
Negotiable. Always was.
Real estate commissions are fully negotiable and not set by law. We'll discuss what's fair given the home, the market, and the work involved — and put it in writing before any showings begin. There are no surprise fees later.
Direct, personal representation from Jim Marks.
When you reach out, you reach Jim. Every showing, every negotiation, every closing-day signature — handled by the same person who took your first call. No handoffs to junior agents. No "let me check with my team."
As a Pennsylvania Associate Broker with Springer Realty Group, Jim brings sixteen years of full-service real estate experience to homebuyers across the Philadelphia metro and Southeastern Pennsylvania. His approach is plainspoken and patient: he'll explain every document, push back on inflated asking prices, flag the issues you couldn't see in the photos, and only move forward when you understand what you're committing to.
For first-time buyers, that means more time on education and the steady hand that turns a stressful process into a confident one. For experienced buyers, it means a sharp negotiator who knows the market and respects your time.
What buyers most often ask.
How much money do I need to buy a home?
Less than most people think. Conventional loans can require as little as 3% down, FHA loans 3.5%, and VA and USDA loans offer 0% down for those who qualify. You'll also want to budget for closing costs (typically 2–4% of the purchase price in PA), an inspection ($400–$800), and an earnest money deposit (usually 1–3% of offer price, which goes toward your down payment at closing). I'm happy to introduce you to a lender who can give you specific numbers based on your situation.
Why do I need to get pre-approved before we tour homes?
Three reasons. First, it tells us your real budget — not what a bank's online calculator says, but what you actually qualify for and feel comfortable paying. Second, sellers in this market expect a pre-approval letter with any offer. And third, pre-approval flushes out any surprises (credit issues, documentation gaps) before they become deal-killers. The process takes 24–72 hours and costs nothing.
Do I have to sign a buyer agency agreement before touring?
Yes. Under Pennsylvania practice rules and the NAR settlement that took effect in August 2024, a written buyer agency agreement is required before any agent can show you a home — including the listing agent at an open house if you want them to represent you. The agreement must specify the services provided, the duration, and exact compensation. We'll review and sign it together at our consultation, and the term and scope are negotiable.
Will I have to pay my agent's commission out of pocket?
In most cases, no. While buyer agent compensation can no longer be posted on the MLS, sellers in this market overwhelmingly continue to offer it through concessions in the purchase contract. When we write your offer, we typically request that the seller pay the buyer's agent commission. If the seller declines, we have several options: negotiate it as part of the price, structure it into the loan in some cases, or look at other properties. You'll always know the situation before you commit.
How long does the whole process take?
From our first conversation to the keys in your hand, most buyers take 60 to 120 days. Pre-approval takes a few days; the home search varies most (some buyers find their home in week one, others in month three); the period from accepted offer to closing is typically 30 to 45 days. I'll give you a realistic timeline based on your specific situation at our consultation.
What's earnest money and is it refundable?
Earnest money is a good-faith deposit you put down with your offer — typically 1–3% of the purchase price. It goes into an escrow account (usually with the title company) and is credited toward your down payment at closing. It's refundable if you exit the contract through a contingency you have the right to use (failed inspection, mortgage denial, low appraisal, title issues). It's at risk only if you walk away outside the contract terms.
Should I get a home inspection?
Yes — always. Even on new construction. A licensed inspector will spend two to four hours examining the home's structure, roof, electrical, plumbing, HVAC, and major systems. The report tells you what you're really buying. In Southeastern PA, I also often recommend specialty inspections for radon (very common in our area), termites, sewer lines (especially on older homes), and oil tanks (where underground tanks may still exist). The cost is minor compared to what an inspection can save you.
What about first-time homebuyer programs?
Pennsylvania offers several programs through PHFA (Pennsylvania Housing Finance Agency), including down payment and closing cost assistance, lower-rate loans, and grants for qualified buyers. There are also federal programs (FHA, VA, USDA) and lender-specific first-time buyer products. The right fit depends on your income, location, credit, and the home itself. I'll connect you with lenders who specialize in these programs.
What areas do you serve?
I serve the Philadelphia metro area and surrounding Southeastern Pennsylvania counties — including Chester, Delaware, Montgomery, Berks, Bucks, and Lancaster. My office is in Exton, PA, and I'm available beyond that footprint when the situation calls for it.
Ready to start? Let's have a real conversation.
Whether you're a first-time buyer trying to figure out where to begin, or you've done this before and want a steady, experienced agent in your corner — start with a no-obligation consultation. We'll talk through your goals, the market, and what comes next.