How long has the home been on the market, and what is the average market time in this area?

Why: Market times indicate supply and demand for properties in the area and can give you an idea of whether it’s a buyer or seller driven market.

Have there been any price reductions during the listing period?

Why: A price reduction may indicate a seller’s desire to attract an offer and their motivation to sell.

What is the price range of recent sales in the neighborhood?

Why: This information may indicate the home seller’s expectation.

Are there any other active offers being considered by seller?

Why: Knowing you may have competing offers may affect the terms of your offer.

What is the motivation of the seller?

Why: If the seller has already purchased a new property, your ability to close quickly may be an attractive element.

What improvements have been made to the property?

Why: Recent enhancements can affect the buyer and sellers perceived value of the property.

When would the sellers like to move?

Why: Knowing when a seller wants to move can be helpful during negotiations.

What personal items are included in the sale?

Why: Anything the seller is willing to leave behind that you won’t need to buy when you move in has real value. Consider those items in your offer.

Ask for any warranties and copies of all disclosures.

Why: It is good to have copies of any warranties for work done to the property and to keep disclosures on file.

Buy | Dylan Myers | St. Louis Real Estate

A Better Way to Navigate Your Home Search

How I Help You Win

My job is to help you understand the market, avoid costly mistakes, write a strong offer, negotiate with confidence, and keep the process moving from the first showing to the closing table.

My goal is to give you a personal and knowledgeable experience from start to finish, so you feel informed, prepared, and confident throughout the process.

more about dylan

market condition

I help you understand the market.

I help you make confident decisions.

I live in the real estate market every day. I know the market well, and when you are ready to write an offer, we’ll look at pricing, competition and recent sales so you can make smart decisions.

My role is to give you clear information, honest advice, and strong representation so you can move forward with confidence. Whether you want a move in ready home or a fixer-upper, I am here to help you through the process.

I help you spot red flags.

As we walk through homes, I’ll help you look beyond the surface and focus on condition, layout, resale value, repairs, and potential concerns. I have walked many homes with certified inspectors and take pride in my knowledge of the ins and outs of real estate renovations.

I help you write a strong offer.

Price matters, but so do contingencies, inspections, closing timeline, and other details that can make your offer stronger. I have helped dozens of buyers win in multiple offer situations.

I help you stay on track.

Once you’re under contract, I’ll help coordinate the lender, inspections, title work, appraisal, insurance, closing funds, and final walkthrough, so you can rest assured.

Home Buying Costs To Expect

Down Payment

Your down payment will depend on your loan type, financial goals, and comfort level. Depending on the loan program, down payments may range from 0% to 20% or more. If you plan to put less than 20% down, ask your loan officer how mortgage insurance may affect your monthly payment.

Inspections

Inspection costs will depend on which inspections you choose to complete. A general home inspection typically costs around $500, with additional inspections available for items such as termites, radon, mold, sewer laterals, septic systems, and wells. I recommend budgeting approximately $1,500 for inspections. These fees are generally paid directly to the inspectors and are separate from your closing costs.

Closing Costs

Closing costs are separate from your down payment and may include lender fees, title fees, prepaid taxes and insurance, recording fees, and HOA-related costs. I recommend comfortably budgeting approximately 3% of the purchase price or $8,000, whichever is greater. Your lender will provide a more accurate estimate based on your specific loan.

Buyer Representation Fee

My buyer representation fee is 2.7% of the purchase price or a minimum of $5,000, whichever is greater. My brokerage also charges a $495 transaction fee at closing.

When we submit an offer, we can request that the seller pay some or all of my fee as part of the transaction. If the seller does not agree to cover the full amount, the buyer may be responsible for the remaining balance. This will be fully explained in the Buyer Brokerage Agreement, which we will review and sign before beginning home tours

Buyer’s Considerations

01 PRE-APPROVED

Are you planning to get a loan? Have you gone through the pre-approval process? Having a preapproval letter from your lender is required to send in an offer.

05 APPRAISAL RIDER

Do you want to include an appraisal rider? This means the home must be appraised for the purchase price.

09 FINANCING CONTINGENCY

Do you wish to make your offer contingent upon your financing going through?

12 MUNICIPAL & FIRE INSPECTIONS

Some cities require an Occupancy Inspection and a Fire Inspection. This is normally the seller‘s responsibility.

02 EARNEST MONEY

You will need to provide a check or wire for 1% - 2% of purchase price. This will be deposited in an escrow account held by the Title Company and appear on your closing statement as a credit.

06 SCHOOLS

School districts and boundaries can change. Make sure you check to determine potential changes if you wish to be in a specific school district.

10 TITLE & INSPECTIONS

Select the title and inspection company you prefer to use. You are entitled to hire anyone you want and as your agent, I can provide a list of qualified vendors.

13 SURVEY

If you wish to have a survey of the property done, this will need to be ordered through the Title Company at the beginning of the contract period. There are different types. As your agent, I can help you determine what is best for your situation .

03 HOME WARRANTY

Think about if you want a home warranty. Either ask the seller to provide one, or purchase a plan for yourself.

07 SURROUNDING AREA

Have you checked for planned improvements, zoning revisions, new construction and other changes to nearby land and roads?

04 HOME SALE CONTINGENCY

Do you need to make your offer contingent on the sale of your home?

08 SELLERS DISCLOSURE

Make sure to thoroughly read the sellers disclosure. Are there items that need further clarification?

11 INSPECTION PROCESS

Inspections are for you to discover conditions that were unknown upon viewing the property. It is important to have realistic expectations of each home’s age and components. Typically, a buyer has a building inspection completed and chooses from additional add-ons such as termite, radon, sewer lateral, and septic and well. We can discuss and make a determination together.

14 CLOSING

You will want to wire funds 2-3 days prior to closing to avoid unnecessary delays. You will receive a closing statement with the exact amount due. You must bring your driver’s license to closing.

Home Purchase Negotiations

Considerations when making an offer

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Selling your home is a big decision, and having the right strategy from the beginning can make all the difference. Let’s talk about your goals, your timeline, and what it will take to position your home for a successful sale.