BuyingWith Delia
Buy the house, not the staging.
I trained as an architect, so I tour homes differently: structure first, light second, paint colors never. Here’s how buying with me works, and a calculator to see where you stand.
From my tour notes: what I look at in every house.
The guideSix steps
From first call to front door keys
Most of my buyers close 45 to 75 days after our first coffee. Here is what happens along the way.
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11–2 weeks
Get pre-approved
Before we tour anything, talk to a lender. A pre-approval letter tells sellers you’re serious, and tells you what monthly payment you’re comfortable with, which is not always the same as what the bank will lend.
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21 hour
Book a buyer consult
An hour at my favorite coffee shop or on video. We talk neighborhoods, must-haves and deal-breakers, and I explain the buyer agreement and how I’m paid before you sign anything.
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32–8 weeks
Tour with an architect’s eye
I’ll point out the things photos hide: foundation cracks, rooms that don’t get light, the addition that wasn’t permitted. You’ll see fewer houses and better ones.
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41–3 days
Write a winning offer
Price is only one lever. Timing, inspection terms and a short, clean contract often beat a higher number. I call the listing agent before we write, every time.
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52–3 weeks
Inspect, appraise, negotiate
You get ten days or so to inspect. I read every page of the report with you and negotiate repairs or credits on what actually matters.
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6Closing day
Close and get the keys
Final walkthrough, a stack of signatures at the title company, and then the keys. I’ll bring the lightbulbs for the porch.
CalculatorAffordability
What can you afford?
Uses the common 28/36 rule: housing up to 28% of gross monthly income, and housing plus other debts up to 36%. Your lender will give you the real answer.
Less than many people think. Conventional loans start at 3% down for first-time buyers, FHA at 3.5%. Put down less than 20% and you will usually pay mortgage insurance until you reach 20% equity. Tennessee also has first-time buyer programs worth asking your lender about.
We agree on my fee in writing before we tour, in a buyer agreement. Often the seller offers to cover some or all of it, and I negotiate for that, but you will always know the number up front.
It depends on the price point. Well-priced homes under $900K in East Nashville and Sylvan Park still draw multiple offers in the first weekend. Above $1.2M, buyers usually have room to negotiate.
Yes. About a quarter of my buyers are relocating. I do live video tours, send you notes on the street and the neighbors, and can handle closing remotely.