Real estate isn't something most people navigate every day, so it's only natural to have questions along the way. Whether you're wondering how to prepare your home for the market, what to expect during inspections, or how to make a competitive offer, having an experienced professional in your corner makes all the difference.
To help answer some of the questions we hear most often, we asked our Associate Broker, Brant Suter, to share his perspective. Backed by 20 years of industry experience, Brant combines local market knowledge with straightforward, practical advice to help clients feel informed and confident throughout the process.
In this post, he’s unpacking some of our most commonly asked home buyer questions and turning them into simple, practical insights to help you feel more confident in your next move. Let’s dive in!
Q: We just went under contract. What happens if a better home comes on the market next week?
A: First of all, congratulations! Getting to contract is a real milestone, and it's often harder and more time-consuming than people expect going in.
Here's the honest answer: a ratified contract is a legally binding agreement. Both you and the seller are expected to follow through. Walking away without a valid reason can carry real financial and legal consequences that aren't worth whatever new listing just caught your eye.
That said, most contracts include contingencies (inspection, financing, appraisal) and depending on how yours is written, one of those might provide a legitimate exit. But trying to use a contingency as a back door out of a contract you simply want to escape is risky business, and the cost in time, money, and stress rarely justifies it.
The best protection against buyer's remorse is a gut-check before you write the offer. If you're not genuinely excited to own that home, it’s best to keep looking.
Q: How do I know I'm not paying too much for a home?
A: This is one of the most common concerns I hear, and it's a smart one.
Before we write any offer, I pull recent sales data on comparable homes: similar size, location, condition, and features. That gives us a realistic picture of what the market says the home is worth. You're not flying blind; you're making an informed decision with real numbers behind it.
Your offer can also include an appraisal contingency, which means a licensed, independent appraiser will assess the home's value before you're committed to closing. If you're financing the purchase, your lender will most likely require one anyway. If you're paying cash, you can still order an appraisal. It costs approximately $600-800 and is a reasonable investment for peace of mind.
Q: Should I do a home inspection?
A: Yes.
Buying a home is probably the biggest financial commitment you'll ever make. A professional inspection (typically $400-800 depending on the size of the home) gives you a detailed picture of what you're getting into before you're legally obligated to close. That's not a cost. That's cheap insurance.
I recommend inspections on new construction too. No home is built without imperfections, and when a house sits vacant during construction, problems can develop that nobody catches until someone does a formal walkthrough.
In competitive markets, some buyers have waived inspections to make their offers more attractive. I won't tell you that's always the wrong call. Some buyers have the experience, risk tolerance, or financial cushion to make that decision carefully. What I will tell you is that it has to be your decision, made with clear eyes. Never waive an inspection because you felt pressured to.
Q: What is radon, and should I test for it?
A: Radon is a naturally occurring radioactive gas that seeps up from the ground. It's invisible and odorless. You'd never know it was there without a test. The EPA considers levels above 4.0 pCi/L a health concern, and long-term exposure has been linked to lung cancer.
It's common in our area. And here's something that surprises a lot of buyers: two homes on the same street can test very differently. There's simply no way to predict it without running a test.
The good news is that testing is easy and inexpensive. Your home inspector can place a kit in the home for 48 hours and have results quickly, usually an additional $150–200. If the level comes back above the threshold, a standard contingency can require the seller to install a mitigation system before closing. These systems work well and are built to last.
If you are concerned about radon you should include a contingency.
Q: My partner and I want different things in a home. How do we get on the same page?
A: This comes up constantly, and it's completely normal. Two people, one decision. There's almost always some negotiating involved before we ever look at a single house.
The most useful exercise I know: each of you independently makes two lists, must-haves and nice-to-haves. Then you sit down and compare. Where your must-haves overlap, those are your non-negotiables. Where they differ, that's the conversation to have before you're standing in someone's kitchen with opposite reactions.
It's also worth having a frank conversation about finances before you're emotionally invested in a specific home. Getting pre-approved is one thing. Feeling genuinely comfortable with your monthly payment is another. I never want a client to close on a home that creates financial stress instead of relieving it. Talk openly with your lender about different scenarios, including down payment amounts, loan types, and payment ranges, so you walk into the search with a number you both actually feel good about.
Q: What are covenants and restrictions, and why should I care?
A: If the home you're buying is in a subdivision with a homeowners association, there's a set of rules that come with it, and you need to know what they say before you go under contract, not after.
Covenants and restrictions (C&Rs) cover things like fence styles, whether you can park a boat or camper in your driveway, rules about outbuildings, solar panels, and more. These vary widely from one subdivision to the next.
In Virginia, if the home is in a property owners association where you're paying dues, the seller is required to provide a disclosure packet before closing. That packet contains the C&Rs along with a lot of other useful information about the association's finances and rules. But even in subdivisions without formal dues, there are usually still recorded covenants that apply to every lot.
Ask to see the C&Rs before you write an offer. It takes ten minutes to scan the key points, and it can save you a lot of frustration down the road.
Every move is a little different, and chances are you’ve got a few questions that are unique to your situation. When you do, reach out—we’re here to help you take the next step with confidence.
