by
Kathy Smith.
© 2025 Homes © 2025 Homes by Kathy
Smith.
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meetKATHY SMITH
Kathy Smith, Broker[in[ChargegandgOwnergofgHomesgbygKathygSmith, proudly serves Clients across the Greater Charlotte Area. With over 22gyearsgofgexperience in both North and South Carolina, Kathy brings deep market knowledge, strategic insight, and a highly personalized approach to every transaction.
Before launching her own brokerage, Kathy was a top producing Broker with Berkshire Hathaway HomeServices, earning numerous awards for performance and Client service. Her accolades include Circle of Excellence, President’s Club, Honor Society, and membership in the Leading Edge Society, placing her among the top 9gofgAgentsgnationwideK
Kathy holds several respected professional designations, including: Accredited Buyer’s Representative (ABR) Seniors Real Estate Specialist (SRES) At Home with Diversity certification (AHWD) In 2025, Kathy launched a community centered initiative: bFreegDog withgEverygHomegSoldKcgThrough partnerships with local shelters, she
01 prepare STEP 1:
SAVE UP AND GET YOUR FINANCES IN ORDER
As you probably already know, buying a home is not cheap. Not only will you have to save for a downpayment, but you will also have to calculate additional expenses, such as closing costs, earnest money deposit, and moving costs. We recommend you save for a healthy down payment (at least 5-20% of the sale price), plus a sum to cover the extra fees you will incur during the home buying process. Based on all this information, come up with a maximum sale price, you would feel comfortable purchasing.
HIRE KATHY AS YOUR REAL ESTATE BROKER
Buying a home will be one of (if not the most) the most significant purchases you will make in your life. Therefore, it is essential to have an experienced Realtor representing your best interests during the home buying process (after all, the Listing Broker's allegiance is to the Seller).
As a Buyer's Agent, I offer unique and customized services to my Buyer clients, including neighborhood expertise, handling challenging conversations and negotiations, guiding your through all the paperwork, and helping you enjoy the home buying process as much as I can!
GET A MORTGAGE PRE-APPROVAL
Before you start shopping around for homes, it is crucial to get a mortgage pre-approval if you are not making a cash Offer. We recommend you choose a mortgage broker to find the best loan options for you.
During a mortgage pre-approval, expect to fill out lots of paperwork, provide proof of income, bank statements, etc. Most importantly, lenders will be checking your credit report, so make sure you are informed of your score and try to improve it if the number is too low. If your credit score is good, maintain it that way by avoiding credit and making any large purchases until closing day.
02find your home STEP 2:
TELL YOUR BROKER WHAT YOU'RE LOOKING FOR
Every Buyer is completely different. Each person has their own style, needs, desires, and budget for purchasing a property. Therefore, let us know what you're looking for in a home to narrow down our searches and only show you properties suitable for you.
Before you tell ME what you're looking for, make a list of things you require and things you desire to have in your new home. Then, discuss the list with your Co-Buyer(s) (if applicable) and make sure you all agree to have everyone on the same page and make the house-hunting process run much smoother.
FIND HOMES THAT INTEREST YOU AND ASK YOUR BROKER TO BOOK SHOWINGS
After narrowing down a list of what you're looking for, I will start looking at homes for you in my internal databases and external sources. I also invite you to look for listed properties that look appealing to you and send them to me for further screening. After selecting various properties, you will let me know a convenient date and time to view the homes in person. At that point, I will schedule showings, and we will repeat this process until you have picked a property you would like to call home!
WRITE AN OFFER AND NEGOTIATE PRICE & TERMS
Once you would like to make an Offer on a property, it's essential to act fast!
First, we will sit down and look at the neighborhood's trends and comparable market values. Based on this information and the subject property's features and overall condition, we will determine the price you would like to offer.
Next, I will write an Offer based on your directions on the Offer price and contingencies. While you may offer what you wish, please keep in mind of the following components that make an Offer more appealing to a Seller: a strong Offer price, a larger Due Diligence Fee and/or Earnest Money Deposit, a shorter inspection period, no financing conditions, and a closing day that is convenient for the Seller.
Once an Offer is submitted, the Seller can: accept the Offer, decline the Offer, or Counter-Offer.
03post-offer tasks STEP 3:
If you decide to add a home inspection contingency in your Offer, you will have a deadline for appraisals, inspections and whether or not to proceed with the purchase. This is called your Due Diligence Period.
As a Buyer, you will have to incur the cost of the home inspection. As it depends on the company and its services, you should expect to pay anywhere from $600-1000.
The Home Inspector is a professional who will do a thorough investigation of the property you want to purchase (this part typically takes around 2-5 hours). Once complete, the Inspector will provide a full report of what they found and give you some tips on how to maintain the home should you proceed to purchase it. If any issue is found inside the property, you can accept them as-is, or you can try to negotiate with the Seller to get the problems fixed or lower the price. It's important to note that we have to be careful not to be overly picky about smaller issues. Still, we will also take necessary precautions on potentially significant problems.
Lenders will typically request an appraisal to ensure that the value of the property is justified.
Additionally, an appraisal typically helps homebuyers by bringing in a third party to make sure they don't overpay for a home.
Lenders typically hire an Appraiser, but Buyers incur their fees when applying for the mortgage.
TITLE SEARCH
In simple terms, a title is a legal document that identifies the registered owner(s) of a property.
A title search is the process of researching public records to determine a property's legal ownership and find out if there are any claims (such as liens) on that property. An Attorney must complete a title search before closing day, and a clear title must be obtained to transfer ownership.
04closing prep
STEP 4: HOMEOWNER'S INSURANCE
One of the principal tasks includes getting homeowner's insurance, which protects you against events such as floods, fires, and storm damages. We recommend you start shopping early to compare rates and get the best deal possible.
CHANGE ADDRESSES AND
UTILITIES
Another task you will have to complete before closing is changing all the addresses on your subscriptions, bills, banks, etc. Additionally, a few weeks before closing, you should call all utilities to have your name changed and schedule them to service your new home in time for when you take possession.
START PACKING
While organizing for the big move, you will have to start packing! If you have lots of items to move out, we recommend you start by sorting through all your belongings and donating or selling items that you no longer use. As for things you plan to keep, try dedicating a few minutes or hours every day leading up to move to pack. Additionally, hire a moving company and/or rent a storage unit if you require these services.
05
moving in STEP 5:
PRE-CLOSING WALKTHROUGH
A few hours or a day before closing, we will go to your new home together and make sure that the property is in the same condition (minus minor wear and tear) as the inspection. If there are any significant issues, we can bring it up to the Seller's representative before closing on the property. This allows you to have peace of mind during the move. CLOSING DAY REFERS TO THE DAY THAT FINALIZES YOUR
AFTER CLOSING, YOU WILL RECEIVE THE DEED + KEYS FROM YOUR LAWYER; YOU ARE OFFICIALLY A NEW HOMEOWNER!
At closing, you will be reviewing and signing many documents to finalize the transaction.
Make sure you bring:
Valid government-issued ID
Cashier's check or wire transfer to pay for closing costs
Any outstanding documents requested from your Attorney or Lender. A rested hand
Both the Buyer and the Seller will incur closing fees. For the Buyer, these fees typically include:
Underwriting fees
Escrow fees
Homeowner's insurance
Title search/Title insurance fees
Land transfer taxes (Deed Stamps)
Attorney fees
Mortgage Application fees
Appraisal fees
Homeowner's Association (HOA) or condo fees, if applicable
Congratulations on the purchase of your new home! It was a lot of hard work, but now you can relax and throw a party to celebrate! Also, if you have any concerns after closing, I am always here to assist you.
COMMON BUYERmistakes
WHEN PURCHASING A PROPERTY, AVOID MAKING THESE MISTAKES!
SHOPPING AROUND BEFORE GETTING A MORTGAGE PRE-APPROVAL
To ensure that your financing doesn't fall through, make sure you receive a commitment from your Lender. Shopping around without a mortgage pre-approval may result in heartbreak if you find out you cannot afford or put an Offer on properties you love. To do a mortgage pre-approval, your Lender will check your credit, verify your employment and down payment, so start collecting all the paperwork necessary for your qualification. I know great local Mortgage Brokers and Lenders, so if you need help, I'd love to put you in touch with people that I trust.
USING UP ALL YOUR SAVINGS AND NOT ANTICIPATING COSTS
Closing costs are typically 2-3% of the purchase price, and while many fees are found in every transaction (e.g., taxes, Attorney fees, etc.), you may incur extra costs depending on the type of property you purchase and the area. Additionally, keep in mind that you may need to upgrade or fix certain areas of your new home, or you will need an unexpected repair not long after your purchase. Therefore, make sure you don't use up all your savings and budget to pay for closing costs, the down payment, moving expenses, and some extra money in case of urgent repairs.
BUYING A HOME WITH THE LISTING AGENT
Although the Listing Agent often knows more about the property you want to purchase, they are still working for the Seller. This means that their job is to get the best purchase price and contingencies for the Seller, not you. Therefore, purchase a house with a different Agent who will work for YOU. Best part? In most cases, you don't pay anything for a Buyer Agent's services!
NOT COMPARING OR APPLYING WITH MULTIPLE LENDERS
Just like you will most likely call multiple moving companies to compare services and fees, do the same with Lenders! Mortgage interest rates and other costs vary from Lender to Lender, but many don't bother to shop around. By comparing different Lenders, you will most likely save hundreds of dollars, so shop until you find the best Lender!
CLIENT reviews
"Kathy was very helpful and patient with my home purchase. I never felt she was pushing me to make a decision and she stuck with me through the process even when another Agent might have given up. I trusted her opinion and she made me feel important."
-Shailja
"Kathy Smith helped us to find the perfect home in our move from Alabama to Charlotte. She is extremely knowledgeable about the area. She worked well with us. She listened to what we wanted, and helped us buy during the beginning of the COVID-19 pandemic! We were happy with her expertise and her extensive knowledge of real estate. She was very responsive and communicated well. We highly recommend Kathy as a Realtor."
"Kathy is a delightful and professional person. I appreciated the privilege of working with her in the sale of my previous home and purchase of my new one. Her professionalism, care & concern made the transition smooth. She is on the top of my list in selling and purchasing. She will forever be in my heart."
-Joanne
"Kathy was great during our home buying experience. We were having difficulty finding the right home & location prior to working with Kathy. However, within a week of working with her, she had several properties (one of which ended up being our new home) for us to see and all were aligned with our needs and wishes. It was obvious she truly listens to her clients when they describe the home they're looking for and works diligently to find homes that match the description Over a year later, we are very pleased with our new home and still impressed with how excellent our experience was with Kathy.
-Rob & Lauren
-Micah & Emily
