Buying with Us

As your buyers' agents, we will work harder and smarter than anyone else to understand your story and get you into your dream home.

80% of our clients are under contract within 3 weeks of actively working with us.

We do this by understanding that home buying is an expensive, stressful, and unique process. Most people buy a home just once every 10 years, and many of our clients are first-time home buyers, so we take educating our clients on homes, and the home buying process, very seriously.

We pride ourselves on seeing every property our clients see, with them, and as a result we see dozens of homes every week. This gives us a uniquely thorough understanding of our clients' needs and wants, and the market, which makes us great negotiators on our clients' behalf. Our extensive knowledge of neighborhoods throughout Greater Boston, and our everyday work with construction and renovations allows us to provide our clients with unparalleled advice and insight.

Commitment to Our Clients
When you work with us, you become part of our family. Our Circle of Care extends beyond just buying and selling a home. Because we are local experts and well-connected to our community, we want and expect our clients to reach out to us for any problems large or small, be it two months, two years, or a decade down the road.

We Help Our Clients Submit Winning Offers
The Greater Boston area is notorious for being a high-growth seller’s market over the past several years. While it’s the norm for buyers to spend months searching and put in 10, 15, or more offers before finding a home or dropping out of the market, we pride ourselves on taking much of the pain and uncertainty out of the search and offer process, and advising on how to best position yourself in competitive scenarios.
 
Part of our success is due to a broad, skilled, and loyal team that we have built to serve our clients. From inspectors and contractors to lenders and attorneys, our recommended service providers go above and beyond for our clients and help them put their best foot forward when putting in an offer, and throughout the home buying---and owning---process.
 
As buyers’ agents, we have cultivated a reputation for being hard-working, straightforward, and knowledgeable (and hence, easy to work with), which makes our offers that much more appealing to seller’s agents, and up to 1/3 of our offers are accepted based on the fact that we represent the buyers.

MANDATORY DOCUMENTS FOR BUYERS

Real Estate Transfer Lead Paint Notification. Required by Massachusetts law for all properties built before 1978. Sellers will provide this form when listing a property for sale, and buyers will sign to acknowledge receiving this form. Buyers will have the opportunity to conduct, or waive, a lead paint inspection.

Residential Inspections and Home Inspectors Consumer Fact Sheet. In these documents, the Commonwealth of Massachusetts notifies buyers about the home inspection process.

Septic Systems and Title 5. A Title 5 Certificate will be required for all sales and most transfers of properties which have a septic system. This is not applicable for any property not on a septic system.

• Look at Homes- Our goal is to see every property with you, when you see it

  • Compass Collection

  • Property tours

  • Obtain a mortgage pre-approval

• Make Offer to Purchase

  • Comparative Market Analysis (CMA)

  • ​Town, neighborhood, transportation information

• Home Inspection (post-offer)

  • In today’s competitive market, inspections are less common. We work to educate you on houses, and work with long-established, knowledgeable inspectors before your offer

• Purchase & Sale Agreement

  • Remainder of 5% deposit

  • Formally apply for a mortgage within 1 business day

• Mortgage Process & Underwriting

  • Produce income and asset documents to loan officer

• Mortgage Commitment

• Final Details

  • Switch utilities

  • Walls-in condo insurance policy

  • Clear to Close from lender

  • Closing Disclosure

• Final Walkthrough

• Closing Day!

• We will introduce you to our recommended loan officer.

  • Medium-large regional lender with local expertise.

  • Understands Massachusetts-specific properties and title, as well as condo associations.

  • Thorough and responsive. We have a direct line so the ball is never dropped in getting fast pre-approvals or closing on time.

• Having a pre-approval from a respected local lender in hand is essential in today’s highly competitive market.

• Most offer contracts require that a loan is applied for no later than 1 business day after P&S. Simply communicate with your loan officer that you wish to apply for your loan by that time.

• A mortgage commitment date will typically be several weeks after Purchase & Sale, and at least a week or two before closing. By this time, to maintain the terms of your contract, your lender will need to produce a commitment to lend to you.

• During the period between Purchase & Sale and Mortgage Commitment, your loan will be processed and underwritten. You will need to produce income & asset documents, which can often feel repetitive and tiring. This is, unfortunately, the norm.

• In the days before closing, your lender will ensure all conditions in the mortgage commitment are met, so they can issue a Clear to Close.

• The day before, or the morning of, closing, you will get final numbers: where money is coming from and going to, and in particular, how much you will need to get in the form of a bank check, or arrange for a wire (*Be Alert for Wire Fraud. Never initiate a wire without verbally verifying with a trusted person at a trusted telephone number).

• We will introduce you to our recommended real estate attorney.

• Your attorney will negotiate your Purchase & Sale Agreement with the seller’s side.

• ​In most cases, your buyer’s attorney will also be the closing (i.e., represent the bank) but in some cases, banks will require a different attorney.

• Loan charges (underwriting, appraisal, tax transcripts, admin fees): $1,500 Government recording fees: $350-400

• Lender’s title insurance: $2,000-3,000 Settlement fees: $300

• Owner’s title insurance: ~$2.50/thousand Adjustments for seller-paid property taxes Escrow for property taxes and interest

The Ultimate Home Maintenance Checklist for Every Season

Owning and caring for a home is a big responsibility, but the right repair tools and maintenance tips allow for easy living. Smoothly navigate your home's seasonal upkeep with our home maintenance checklist and expert advice.

By Jessica Bennett Updated March 21, 2022 [Original Post]

Like a regular health check-up, a home maintenance schedule is important for every house's upkeep. Continuing to check on your exterior, appliances, heating and cooling, plumbing, security, and electrical systems will help prevent breakdowns, save money, and keep your home looking its best. Use this home maintenance checklist to help schedule your seasonal updates, repairs, and cleaning, along with a handful of monthly tasks. Revisit the list monthly and at the beginning of each season to keep your home in prime working condition. If any of the jobs go beyond your skill level or lead to more involved repairs, consider hiring a professional to help.

Monthly Home Improvement Checklist 

Inspecting your home and completing monthly home improvement projects will keep your maintenance schedule on track and easier to manage. Follow this comprehensive home maintenance checklist each month to help save time and money:

Checklist

• Clean the furnace filter to remove dust build-ups, make it easier to regulate your home's temperature, and ultimately decrease energy bills.

• Check the water softener and replenish salt if necessary.

• Clean faucet aerators and showerheads to remove mineral deposits.

• Inspect tub and sink drains for debris; unclog if necessary.

• Test smoke alarms, carbon monoxide detectors, fire extinguishers, and all ground-fault circuit interrupters.

• Inspect electrical cords for wear.

• Vacuum heat registers and heat vents.

• Check that indoor and outdoor air vents are not blocked.

• Flush out hot water from the water heater to remove accumulated sediment.

• Clean the garbage disposal by grinding ice cubes, then flushing with hot water and baking soda.

Fall Home Maintenance Checklist 

In many regions, fall is the perfect season to tackle general home maintenance projects because the weather is generally dry and temperatures are moderate. Before you start your seasonal home maintenance checklist, examine both the interior and exterior of your home. Most of these tasks can be accomplished without the help of a professional, but it's always better to be safe and call for assistance if a project is beyond your abilities. Here are our seasonal home improvement recommendations for fall:

Checklist

• Rake leaves and aerate the lawn.

• Have forced-air heating system inspected by a professional. Schedule an inspection in late summer or early fall before the heating season begins.

• Check fireplace for damage or hazards, and clean fireplace flues.

• Seal cracks and gaps in windows and doors with caulk or weather stripping; replace if necessary.

• Swap old, drafty windows for more energy-efficient models.

• Touch up exterior siding and trim with paint.

• Inspect roofing for missing, loose, or damaged shingles and leaks.

• Power-wash windows and siding.

• Remove leaves and debris from gutters and downspouts.

• Mend cracks and gaps in the driveway and walkway.

• Drain and winterize exterior plumbing.

• Have your fireplace professionally inspected.

• Tune up major home appliances before the holidays.

• Repair or replace siding.

• Replace the batteries in smoke and carbon monoxide detectors. Install a smoke detector on every floor of your home, including the basement.

• Clean the carpets.

• Clean window and door screens.

• Vacuum lint from the dryer vent.

• Inspect exterior door hardware; fix squeaky handles and loose locks.

• Check for frayed cords and wires.

• Drain and store hoses, and drain in-ground sprinkler systems.

• Wrap insulation around outdoor faucets and pipes in unheated garages.

• Check water heater for leaks.

Winter Home Maintenance Checklist 

Winter weather can be harsh on your home. The below-freezing temperatures can cause a number of problems, including frozen pipes and roof damage. To prevent winter harm and avoid calling a professional in the middle of a blizzard, be sure to check these winter items off your home maintenance checklist:

Checklist

• Cover your air-conditioning unit.

• Check basement for leaks during thaws.

• Inspect the roof, gutters, and downspouts for damage after storms.

• Vacuum bathroom exhaust fan grill.

• Vacuum refrigerator and freezer coils and empty and clean drip trays.

• Clean drains in sinks, tubs, showers, and dishwashers.

Spring Home Maintenance Checklist 

Once the ground has thawed and the trees begin to bud, it's time to prepare your home for spring. On top of your regular spring cleaning, you'll also want to consider these general upkeep tips. Use our spring home maintenance checklist to make sure everything in your home from the basement to the roof is in tip-top shape:

Checklist

• Inspect roofing for missing, loose, or damaged shingles and leaks.

• Change the air-conditioner filter.

• Clean window and door screens.

• Polish wood furniture and dust light fixtures.

• Refinish the deck.

• Power-wash windows and siding.

• Remove leaves and debris from gutters and downspouts.

• Replace the batteries in smoke and carbon monoxide detectors.

• Have a professional inspect and pump the septic tank.

• Inspect sink, shower, and bath caulking for deterioration.

• Vacuum lint from dryer vent.

• Inspect chimney for damage.

• Repair or replace caulking and weather stripping around windows, doors, and mechanicals.

• Remove insulation from outdoor faucets and check sprinkler heads.

• Have air-conditioning system serviced.

• Drain or flush water heater.

• Fertilize your lawn.

Summer Home Maintenance Checklist 

When the sun is out and warm weather is finally here to stay, the last thing you should worry about is home maintenance. Use our quick summer home maintenance guide to get the hard work out of the way at the beginning of the season. Don't worry if the weather is already heating up; most of these tasks are indoors:

Checklist

• Oil garage-door opener and chain, garage door, and all door hinges.

• Remove lint from inside and outside washer hoses and dryer vents.

• Clean kitchen exhaust fan filter.

• Clean refrigerator and freezer coils and empty and clean drip trays.

• Check dishwasher for leaks.

• Check around kitchen and bathroom cabinets and around toilets for leaks.

• Replace interior and exterior faucet and showerhead washers if needed.

• Seal tile grout.

• Prune trees and shrubs.

How to Invest in Real Estate? [Original Post]

1. Line Up Your Cash and Financing Options

Real estate is an expensive investing option, and you need some cash and access to funding. If you're purchasing a rental property, plan for:

• A minimum down payment of 20%. There is no zero down mortgage programs for investor properties. You should plan on a minimum down payment of 20% of the purchase price.

• The initial cost of upgrades and repairs. Buy below market value to get some instant equity, but be prepared that bargain-priced properties typically need repairs. You'll need to bring the property up to the point where it can be profitably tenanted.

• Licensing and inspection fees. Most states require rental properties to be inspected for safety hazards and licensed.

• The cost of vacancy. There'll be months, during tenant turnover, for example, where you won't receive a rental income. You still need to pay the mortgage, taxes, insurance, HOA, and other holding costs.

• Repair costs between tenants. It might be a minor paint touchup and a general housecleaning, or you might need to make extensive repairs and pay a junk service to remove an entire house full of left-behind tenant personal belongings.

• Maintenance costs. Tenants are paying your rent to provide a safe place with working appliances and systems. You need a budget to maintain and eventually replace major systems that keep the house in rent-ready condition.

Take an Active Role with Active Real Estate Investing

Many real estate investors like myself, take an active role to achieve higher gains. The most common strategies are:

Buy and hold for Rental Income

Owning rental property is where many investors who want to be a more hands-on start. The approach is to acquire and manage residential property for a profit. The most important considerations are the property location and market rental rates. You want to choose a location where market appreciation is likely. And you want to make sure you can charge enough rent to make a profit after covering all your expenses. Expenses include mortgage, interest, maintenance, HOA or condo fees, property taxes, insurance, vacancy, utilities, and other direct and indirect expenses.

Rental property investors typically look for properties that hit the “one percent rule.” This means that the monthly rent covers 1% of the acquisition price plus rehab costs. So, if your all-in cost to get the property “rent-ready” is $150,000, your monthly rent should be at least $1,500. Of course, this is a generality. In many locations, the numbers work out differently, based on a lot of factors that need to be carefully considered.

Buying a rental property requires a more sizable investment. You'll need 20% of the purchase price as a down payment. And you'll want to be sure you have the know-how and time to do it successfully. Even if you intend to hire a real estate agent to find the property and a property manager to run the month to month activities, there is still a lot to know before jumping in and purchasing a rental property.

Fix and flip

At the far end of the Passive/Active real estate investing continuum is fixing and flipping properties. Made popular by the HGTV reality shows, flipping has sparked a lot of appeal from would-be “do it yourself” investors.

• You buy a property that's undervalued, most often because it is in poor condition.

• You then repair and improve it and sell it for a profit a few months later.

• To be successful at flipping, you need a broad skill set, experience, and access to substantial money.

• You need to find and acquire properties below market value, manage a successful, swift, and cost-efficient rehab and resell quickly.

The transaction costs are high on both sides of the table.

• First, you have fees both when you buy the distressed property and when you sell the improved property.

• Then there are transfer taxes, title research and insurance, closing costs, and agent commissions.

• You're transferring the title of ownership twice in a short amount of time, but there are no price breaks.

• The county and state tax the transfer on both transactions.

• Title insurance has to be purchased both times.

• All costs, including acquisition, rehab, and transactional fees, need to be carefully estimated and factored into the initial property price.

Flipping is the riskiest real estate investing strategy. One oversight, such as a structural issue, could wipe out your profits and then some. Fix-and-flips also offer the potential to make a large profit fairly quickly. But flipping isn't for beginners or those looking for a smaller initial investment. To get the best deals, flippers need access to large sums of cash to purchase a distressed property outright, ample funds to do the rehab, and enough cash flow in their business to hold the property until it's sold.