How I work
You'll always know where things stand.
Every Monday you hear from me in writing. Once you're under contract, you also get a private page. It updates every weekday morning: where we are, what I need from you, and the dates that matter.
Honest, even when it's not what you want to hear.
If a house has a downside, I'll tell you. Before you make an offer, I'll show you what similar homes recently sold for, so you decide with real numbers.
Plain words.
Real estate has its own language. When a term comes up, I'll explain it. Ask the same question twice if you need to. That's what I'm here for.
From first call to keys
You don't need to memorize this. I'll walk you through each stage when we get there. This is the whole trip on one page, so nothing catches you off guard.
- ConsultWe sit down and talk it through: what you need, what you'd like, your timeline, and your budget. I explain how buying works here and go through the buyer agreement with you.
- SearchI build your search around what you told me. Every Monday you get a short note: up to three homes worth a look, or an honest word that nothing fit.
- ShowingsWe narrow first, then tour the homes that fit. I point out what's easy to miss and take notes on each one.
- OfferI pull recent sales to see what the home is worth. We decide price and terms together. I write the offer on the Arkansas contract and negotiate for you.
- Under contractInspection, appraisal, financing, and title work all move at once. I track every date in the contract. You hear from me every Monday, and your private page updates every weekday morning.
- ClosingA final walkthrough, then signing at the title company.
Nothing about your purchase should surprise you halfway through.
Programs worth asking your lender about
Most of these go through the lender, not me, so the lender decides what you qualify for. Here's what each one says about itself, with a link to the source.
ADFA StartSmart
A first mortgage from the Arkansas Development Finance Authority at a rate ADFA describes as approximately 1% below market. First-time means you haven't owned your home in the last three years. Veterans and their spouses don't have to meet that, and neither do buyers in the 30 counties ADFA lists as federally targeted (around here: Crawford, Conway, Perry and Scott). ADFA lists a 640 minimum credit score, a $500,000 purchase price cap, and household income limits that depend on your county and family size. It works with FHA, VA, USDA and a Freddie Mac conventional loan.
ADFA Down Payment Assistance
From $1,000 to $15,000 toward your down payment and closing costs. It's a second mortgage with a 10-year term, and it only comes with an ADFA StartSmart or ADFA Move-Up first mortgage.
ADFA Move-Up
For buyers who have owned before. ADFA lists a $142,000 income cap and a 640 minimum credit score, and the home has to be your primary residence. It pairs with the same down payment assistance.
USDA Guaranteed Loan
No money down for buyers who qualify, on a home in an eligible rural area that will be your primary residence. Household income can't exceed 115% of the area's median. Check any address on USDA's eligibility map before you rule it out.
VA Loan
No down payment as long as the price isn't higher than the appraised value, and no private mortgage insurance.
FHA Loan
A smaller down payment than most conventional loans and more room on credit. Your lender will give you the exact numbers for your situation.
Program details from ADFA, USDA and the VA, checked September 2026. Programs and rates change; your lender confirms what you qualify for. I'm a Realtor, not a lender.
What would the payment be?
An estimate of principal and interest only. Property taxes, homeowners insurance and any mortgage insurance come on top. Use the rate your lender quoted you; rates change daily. Want a real number? Ask me for a few lender names.
Get the Buyer's Guide
Rather just talk it through? Call or text 903-824-2018. I answer.