Buyer Representation & Advisory

The first step is usually to get pre-approved for a mortgage. This gives you a clear idea of your budget and shows sellers that you are a serious buyer. It's a good idea to start with your Credit Union or Bank before moving outward. If you are a cash buyer, speak with your accountant about options, liquidation, and tax implications in preparation for your purchase. You can also check our mortgage calculator for ballpark figures. 

VA loans are mortgages backed by the Department of Veterans Affairs and are available to current service members, veterans, and eligible surviving spouses. They often have lower interest rates and may not require a down payment. A mortgage specialist can provide far more in-depth details that are tailored to your situation, but once approved, we can get you in a home with your VA loan all the same. 

Yes, various federal and state programs offer down payment assistance, reduced mortgage rates, and tax credits for first-time homebuyers. Your mortgage loan officer can help you find programs unique to your situation and needs. We can help guide you through the buying process once we have those options defined. 

1. Pre-approval: Before you start looking for a home, it's a good idea to get pre-approved for a mortgage. This will give you an idea of how much you can afford.
2. Find a Realtor: Working with a real estate agent can make the process easier and more efficient. Work with us! 😁
3. Home Search: Once you know your budget, you can start looking for a home that meets your needs.
4. Make an Offer: After finding a home you like, your agent will help you make an offer.
5. Home Inspection: If your offer is accepted, it's advisable to get a home inspection to ensure there are no hidden issues.
6. Negotiate: Depending on the inspection results, you may negotiate the terms of the contract and price.
7. Finalize Financing: Once everything is agreed upon, you'll finalize your mortgage.
8. Close: After all the paperwork is done, the property will be transferred to your name.

1. Home Preparation: Sellers often start by preparing their home for sale. This may include cleaning, decluttering, and staging to make the property more appealing.
2. Pricing Strategy: Sellers consult with their real estate agents to set a competitive asking price, usually based on market analysis and the home's condition.
3. Listing: Once the home is prepped and priced, sellers list it on the market through various platforms.
4. Home Showings: During this phase, sellers open their homes for viewings, usually coordinated by their real estate agents.
5. Reviewing Offers: After showing the property, sellers receive offers from interested buyers. They can accept, reject, or counter these offers based on their terms and conditions.
6. Inspection and Appraisal: Upon accepting an offer, sellers prepare for a home inspection and appraisal, usually initiated by the buyer.
7. Finalizing the Contract: Any issues found during the inspection may lead to negotiations. Once both parties agree, the contract is finalized.
8. Closing: The final step involves signing all necessary documents to transfer ownership of the property to the buyer.

Each of these steps can involve a lot of details, so it's beneficial to work with a real estate agent who can guide you through the process. This is especially true if you're navigating specific financing options like VA Loans or first-time home buyer incentives.

Beginning August 17, 2024, changes to MLS rules following the National Association of REALTORS® settlement require greater transparency around buyer agent compensation.

Buyers now enter into a Buyer Representation Agreement that clearly defines how their agent is compensated. While buyers have always been responsible for their agent’s fee, compensation was often paid indirectly through seller-offered commissions. Under the updated rules, buyer agent compensation is no longer advertised in the MLS and must be addressed upfront between buyer and agent.

Sellers may still choose to offer compensation to a buyer’s agent as part of a transaction, but it is no longer assumed or published. Any seller-paid compensation can be credited toward the buyer’s agreed-upon fee, depending on the terms of the agreement.

At McCray Coastal Realty, LLC, we use Buyer Representation Agreements that establish compensation clearly in advance. When seller-paid compensation is available, it may be applied as a credit toward your financial responsibility. Our goal is clarity, alignment, and informed decision-making—before negotiations begin.

Yes. We are proud to offer discounted services to active-duty military, veterans, first responders, and other qualifying public-service professionals.

Discounts are applied thoughtfully based on the scope of representation and the nature of the engagement, and are discussed during the initial consultation. Our goal is to ensure pricing remains fair, transparent, and aligned with the level of advocacy and strategic support provided.

We believe honoring service means delivering disciplined representation—not rushed transactions.

Our fees are structured based on the scope of representation, complexity of the transaction, and level of advisory involvement. Compensation is clearly defined in advance through a Buyer or Seller Representation Agreement and discussed during consultation.

When seller-paid compensation is available, it may be credited toward the agreed-upon fee. Our goal is transparency, alignment, and accountability—before decisions are made.