Buying in Dallas–Fort Worth
You should see the homes worth seeing.
Not every listing that matches a filter — the ones that match what you actually said you wanted. Plus the ones that never reach the public market.
What happens after we talk
Thirteen steps. You handle three of them.
Consultation
YouWe define the target before we look at a single house.
Financial strategy
HandledPre-approval, or a conversation with a lender who moves quickly.
Representation agreement
HandledIn writing, explained line by line, before we tour.
The curated search
HandledA short list, not a firehose. Including off-market where it exists.
Touring
YouWe see the ones worth your Saturday.
Offer strategy
HandledPrice is one term. We build the whole offer.
Negotiation
HandledWhere the transaction is actually won.
Option period
HandledTexas gives you a window to walk. We use it properly.
Inspection
HandledFindings become leverage, not panic.
Appraisal and financing
HandledManaged against the calendar so nothing slips.
Title and closing prep
HandledSurvey, title commitment, insurance, funds.
Final walkthrough
HandledBefore you sign, not after.
Closing
YouYou sign. You get keys.
One more that lands in the final week: homeowner's coverage has to be arranged and bound before closing, and your lender needs the binder in the file before they fund. I'm licensed in Texas for insurance and can handle it alongside the closing timeline if you'd rather not run a separate process — you are never required to, and you're free to shop. If you'd prefer your own providers, the vendor network is who I work with.
No surprises
What a buyer's agreement actually is.
Before touring homes with an agent who participates in the MLS, you sign a written buyer representation agreement. That is now the rule, and it is a good one: it puts in writing what you are getting, for how long, and what it costs — before anyone spends a Saturday together.
The agreement commits me to specific work: defining the target, running the search including off-market outreach, arranging and attending showings, building the offer, negotiating every term of it, coordinating lender, inspector, title and vendors, and tracking every contract deadline through closing.
Compensation is stated in the agreement and it is negotiable. In many transactions the seller or listing brokerage offers to cover some or all of it, and that is applied toward the agreed amount rather than added on top. If it does not cover the full amount, you will know the difference before you write an offer, not after.
It runs for a defined term over a defined area. It is not an open-ended commitment, and it is not a trap. If it is not working, tell me — the agreement can be ended by mutual agreement, and I have no interest in holding a client who would rather be somewhere else.
If any of this is unclear when you read it, I haven't explained it properly yet.
Complimentary
The Dallas–Fort Worth Buyer's Guide
What the process actually looks like, what representation means for you, and what it costs to get to the closing table.
Considering a new build? The person in the model home works for the builder — how new construction representation works, and why registering on the first visit matters, is set out in full. To see what the tax line does to a monthly payment, use the property tax estimator.
Buying from out of state? The relocation process is built around a search that happens before you land. At the top of the market, see luxury representation, and where privacy matters most, private representation.
Buyer questions
Asked and answered.
- What does it cost me to have you represent me as a buyer?
- Buyer representation compensation is negotiable and is agreed in writing in a buyer representation agreement before we tour homes. In some transactions the seller or listing broker offers compensation; in others it is negotiated as part of the offer. I walk you through the agreement line by line, in plain language, before you sign anything.
- What does it cost to close on a home in Texas beyond the down payment?
- Beyond the down payment there are closing costs and prepaids. Closing costs are the one-time charges to complete the transaction — lender fees, title and escrow charges, recording, survey and inspections. Prepaids are money you would owe anyway, collected early: the first year of homeowners insurance, and property taxes and insurance held in escrow. Your lender issues a Loan Estimate with the actual figures for your loan, and I read it with you line by line before you commit.
- What is a T-47 and why does the seller sign one?
- A T-47 is a sworn affidavit in which the seller states that the existing survey still reflects the property and that nothing has changed since it was made — no new fence, pool, deck or structure. When the seller provides an acceptable existing survey with a T-47, the title company can usually rely on it instead of requiring a new one. If the seller will not sign it, or the property has changed, a new survey is ordered, and who pays is negotiated in the contract.
- How does a buyer representation agreement work?
- It is a written agreement that says I represent you, for how long, in what area, and how my compensation is handled — and it is required in writing before I tour homes with you. Everything in it is negotiable, including the term and the compensation. I go through it with you before you sign, and I would rather explain it twice than have you sign something you have not read.
- Should I get pre-approved before we start looking?
- Yes, if you are financing. A pre-approval sets your real range and makes your offer credible when a seller compares it against others. I can introduce you to lenders, but I do not give lending, legal or tax advice — those come from the licensed professionals in each field.
- Can you help me buy a new-construction home?
- Yes. The on-site representative works for the builder, not for you. As long as I register with you on your first visit to the community, I can represent you through contract review, upgrade decisions, inspections and the walkthrough at no additional cost to you.
- What actually happens during the option period?
- The option period is your negotiated right to terminate for any reason within a set number of days for a fee. It is when inspections happen and when repair negotiations are handled. We schedule inspections immediately so you keep as much of that window as possible for decisions.
- How do you find homes that aren't publicly listed?
- Through direct agent-to-agent outreach and relationships across the market. Availability varies by area and price point, and I will not promise off-market inventory that does not exist — what I will do is ask, consistently, on your behalf.
- How long does the process take from first showing to closing?
- It varies with your search, your financing and the terms you negotiate. Once a contract is executed, financed transactions in Texas commonly run about thirty to forty-five days to closing, and cash purchases can move faster. I give you a written timeline for your specific contract.
Begin
Let's define what you're actually looking for.
A private consultation before the search starts — so the homes you see are the ones worth seeing.
“I can highly recommend working with Kenny because he is a man of integrity, so he will guide you and give you recommendations for your best interest… not his.”