Your advocate through every detail.
Buying is one of the bigger decisions you'll make, and most of the work happens in the details. My job is to walk you through them — contracts, contingencies, comps, negotiation strategy, what to ask the inspector, when to push and when to move on. You'll get tips along the way, not pressure to act.
Local fluency matters too. The right home in the wrong neighborhood is the wrong home — so we start with how you actually want to live. Coffee, commute, weekend pace, where the morning sun hits, which streets feel quiet at 7 a.m. on a Tuesday. I know the trends street-by-street and I'll save you real money on price and terms.
- · Pre-approval guidance and lender intros (no kickbacks)
- · Neighborhood matchmaking based on how you actually live
- · Home tours with a contractor's eye on what matters and what doesn't
- · Comp-anchored offer strategy — price, terms, contingencies
- · Inspection negotiation that actually saves you money
- · Off-market awareness through the Your Castle 750-agent network
No surprises on what it costs to work with me.
As of August 2024, the rules for buyer representation changed nationwide. Here's what it actually means for you in plain English.
Before we tour any homes — a written agreement
Federal rules now require that you and I sign a short buyer-broker agreement before we walk a property together. It spells out the services I'll provide and exactly what my compensation will be — usually a percentage of the purchase price or a flat fee we agree on up front. No mystery, no fine print, no commitment beyond what you sign.
Who pays my fee
Historically, the seller's listing agreement included a commission that was split with the buyer's agent. That still happens frequently — many sellers continue to offer compensation to buyer's agents because it makes their property more appealing — but it's no longer automatic and it's no longer published in the MLS.
When we look at a property, I'll find out before we tour what (if anything) the seller is offering to a buyer's agent. The three common outcomes are:
- Seller covers the full fee: nothing comes out of your pocket. Most common in the Denver market right now.
- Seller covers part of the fee: we can ask the seller to cover the rest as a contract term, or you can cover the gap. We negotiate this into the offer.
- Seller offers nothing: we negotiate buyer-agent compensation directly into the offer terms, often as a seller concession at closing. You're not writing me a check separate from your home purchase.
My promise
Before we look at any home, you'll know exactly what working with me costs and how it gets paid. If a property's compensation structure doesn't work for your budget, we'll talk through options or skip it — your decision, never pressure from me. Transparency is the whole point of the new rules, and it's how I prefer to work anyway.
Questions about how this works for your situation? Ask me directly. There's no version of this conversation where I'm not happy to walk you through the math.