Real estate, handled in order.

Our compensation is agreed in writing and is always negotiable. Buyers sign a written buyer agreement before we tour homes together, and it states our compensation up front; sellers may agree to pay some or all of it as part of a sale. Sellers agree to compensation in the listing agreement. We walk through every term with you before you sign anything.

Yes. We serve Indianapolis and the surrounding cities across Central Indiana, including Hamilton County, the west, south, and east side suburbs. If you are unsure whether we cover your area, ask.

Your goals and rough timeline, a sense of your budget, and any questions you already have. If you are buying with financing, a recent pay stub and bank statement help a lender give you an early price range.

Often less than people expect. Some programs allow a small down payment for qualifying buyers, and some eligible VA and USDA buyers may put nothing down. Indiana's housing authority (IHCDA) also offers down payment assistance with its own requirements. A lender will confirm which programs you qualify for and how much you need.

It depends on the loan program and the lender, and requirements change. Government-backed loans such as FHA are often more flexible than conventional loans. We will connect you with a lender who can review your credit and tell you exactly where you stand.

Buyers commonly pay a few percent of the purchase price in closing costs, covering lender fees, title, prepaid taxes, and insurance. Part of these can sometimes be negotiated as a seller credit. Your lender provides an official Loan Estimate with your actual figures.

The search takes as long as it takes to find the right home. Once an offer is accepted, closing often follows in about 30 to 45 days, depending on the loan and contract terms.

A good-faith deposit you make with your offer. It is held by the title company or brokerage and is credited toward your costs at closing. The amount is negotiable, and the contract spells out when it can be returned.

Indiana caps property tax bills as a percentage of assessed value: generally 1% for a homestead and 2% for other residential property, including rentals. We use the county's actual tax records when we review a rental. For your specific tax situation, consult a tax professional.

A debt service coverage ratio loan qualifies you mainly on the property's expected rental income instead of your personal income. Terms usually differ from a conventional loan. A lender who offers them can explain current rates and requirements.

The City of Indianapolis maintains a rental registry for residential rental property. Requirements can change, so we point you to the city's current rules, and an attorney can advise on your specific situation.

It depends on price, rent, financing, and condition. We run every property through the same worksheet as our Investor math page, with vacancy and repairs built in, before you make an offer.

Either can work. Selling first gives you certainty about your budget, and you can negotiate extra time to move out. Buying first avoids a double move but usually requires extra financing or an offer contingent on your sale. We compare the options with you, and your lender confirms what financing fits.

We prepare a free pricing review using recent comparable sales, your home's condition, and current competition, then explain how we reached the number.

Sometimes. Small fixes and fresh paint often pay for themselves; large renovations often do not. We walk your home room by room and recommend only what is likely to return its cost.

Typical costs include brokerage compensation, the owner's title insurance policy, prorated property taxes, and any mortgage payoff. We give you an estimated net sheet before you list.

Most Indiana home sellers must complete the state's seller's residential real estate sales disclosure form, covering known conditions of the property. We explain the form and the process; for legal questions about what to disclose, consult a real estate attorney.

Pricing depends on the property and the services you choose, such as tenant placement only or full management. Request a proposal and we will quote your specific property.

Single-family homes and small multifamily rentals in Indianapolis and the surrounding area.

Every applicant goes through the same written criteria: income, rental history, credit, and background, applied consistently and in line with fair housing law.

You receive a monthly owner statement showing income, expenses, and notes, and you have one person to call with questions.