For home buyers

Find the right home with a local team

Personal, responsive representation across Greater Indianapolis.

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Greater Indianapolis

Concierge home search

Tell us your must-haves and budget, and we curate listings that actually match, instead of leaving you to sort through hundreds on your own.

Sharp negotiation

We negotiate price, terms, and contingencies on your behalf, so you’re not learning deal strategy in the middle of your own purchase.

Trusted lender and inspector network

We’ll connect you with local lenders and inspectors we’ve worked with before, with no cold-picking names off a list.

A bungalow front porch with brick steps and hanging plants

What to look for

A lot of what you tour used to be a rental

In this market, especially closer in, a real share of the houses on the market spent years as somebody's rental before they decided to sell. That is not a reason to avoid them. It is a reason to look at them differently.

Deferred maintenance on a rental has a pattern. Work gets done to the standard of "the tenant stopped complaining" rather than "this is fixed." Cosmetic updates land right before listing while the things behind the walls do not. We have spent years paying for repairs on houses like these, so we know which corners tend to get cut and where to look.

On older stock that means the specifics: the age and condition of the electrical service, whether the sewer lateral has a history, what the crawlspace looks like, and whether lead paint or asbestos in the siding, attic or ductwork is going to shape your renovation plans. None of that should scare you off a good house. It should be priced in rather than discovered afterward.

  • Electrical service
  • Sewer lateral
  • Crawlspace
  • Lead paint & asbestos

Your decision

The street matters more than the listing does

We will not tell you where to live. That is your decision, it is your money and your life, and it would be wrong of us to make it for you or to nudge you toward or away from any neighborhood.

What we will do is tell you the truth about a specific house. Two properties a few streets apart can differ substantially in condition, in what the surrounding houses are selling for, in what is actually being built or renovated nearby, and in what it will cost you to hold. Those are facts about buildings and about money, and they are the sort of thing that is genuinely hard to see from a listing site or from another state.

So bring us the address. We will walk it, tell you what we see, and let you decide.

Where you are starting from

Two situations we see all the time

A set of house keys being handed over

Scenario 01

If this is your first purchase

The part that surprises most first-time buyers is not the price of the house, it is the sequence and the timing of the money. A pre-approval is a lender's opinion based on what you told them, not a commitment, and it can move once underwriting looks properly at your file. Earnest money is due early. Inspection costs money whether or not you end up buying the house. Closing costs are real and they are separate from your down payment.

None of that is a reason not to buy. It is a reason to know the order of events before you are inside them, because the pressure in a purchase always arrives at the same time as a deadline.

We will walk you through what happens and when, in plain language, as many times as you need to hear it. Asking the same question twice is not a problem.

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A smiling couple holding up the keys to a new home

Scenario 02

If you are buying and selling at once

Most people moving house are doing both, and the two do not naturally line up. Sell first and you may have nowhere to go. Buy first and you may be carrying two payments. There are real ways to bridge the gap and they have different costs, and the right one depends on your equity and how much risk you can stomach.

That is worth working out before either property is on the market, because once you have an accepted offer your options are whatever the contract says they are.

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Straight answers

Common questions

Yes, and we expect the questions. Nothing about a first purchase is obvious the first time, and the sequence of the money is the part that catches almost everyone out.

We will not choose a neighborhood for you, and you should be wary of any agent who does. What we can do is tell you the truth about a specific house and what it will realistically cost you to own, and then let you make the decision.

It changes what is worth paying attention to during the purchase, and it is a question we are well placed to answer, since we would be the ones managing it. Tell us that up front and we will look at the house with both uses in mind.

No. We will introduce you to people we have actually worked with rather than names off a list, and you are free to bring your own.

Talk to us about buying

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