Frequently Asked Questions

At Duke Realty | Keller Williams Realty, the home buying process starts with clarifying your budget and getting pre-approved for a mortgage to understand your buying power. Meredith Duke and her team will guide you through searching for homes in areas like Belton, Georgetown, Liberty Hill, Salado, and Temple. Once you find a home you love, they assist in making an offer, navigating inspections, appraisals, and closing to ensure a smooth transaction.

Mortgage pre-approval involves a lender reviewing your income, assets, debts, and credit to determine your borrowing limit. Having a pre-approval letter when making an offer shows sellers you are financially prepared, giving you an advantage in competitive markets served by Duke Realty, including Belton and Georgetown.

Duke Realty offers a user-friendly website where you can browse listings across top areas served such as Belton, Georgetown, Liberty Hill, Salado, and Temple. You can save favorite properties, schedule in-person or virtual tours, and sign up for listing alerts to be notified immediately when new homes matching your criteria hit the market.

Once you find your dream home, Meredith Duke and her team help submit your offer and negotiate terms. They coordinate with home inspectors, appraisers, lenders, and title companies to keep the process smooth and stress-free. You’ll receive real-time updates and expert guidance to meet deadlines and finalize your purchase confidently.

To accommodate social distancing and busy schedules, Duke Realty provides virtual buyer consultations via video conferencing to discuss your needs and plan your search. Virtual showings allow you to tour homes remotely through live video calls or seller-hosted virtual tours. Additionally, digital pre-approval with top lenders streamlines your financing process.

Start your home search by making a wish list and setting a budget. Use the Duke Realty website on any device to browse listings. Save your favorite properties to your account for easy access and receive listing alerts when new homes matching your criteria hit the market. You can also schedule in-person tours directly through the site or by contacting Meredith Duke.

Obtaining a mortgage pre-approval before making an offer demonstrates your financial readiness and buying power. This letter accompanies your offer, making it more compelling to sellers who may be considering multiple offers. Duke Realty encourages buyers to get pre-approved early in the process to improve their chances of securing their dream home.

Meredith Duke and her team take the time to understand your goals and educate you on the home buying process. They coordinate with lenders, inspectors, and appraisers, manage deadlines, and keep you informed with real-time updates. This comprehensive support helps reduce stress and ensures you make confident decisions.

By signing up for listing alerts on the Duke Realty website, you receive emails the moment new homes that fit your wish list hit the market. This timely information gives you an edge over other buyers and helps you act quickly in competitive neighborhoods like Georgetown, Liberty Hill, Salado, Belton, and Temple.

When you find a property you want to see, click the 'IN PERSON TOUR' button on the listing page to book a showing online. Alternatively, you can call or email Meredith Duke to schedule a tour. The team is flexible and can accommodate your availability to help you explore homes in areas like Salado, Belton, or Temple.

Meredith Duke and her team analyze current market data and comparable properties to price your home competitively. They enhance your listing with high-quality photography, virtual tours, and 3D walkthroughs to attract buyers. Marketing spans online portals, social media, and offline signage with unique texting features to capture buyer interest, ensuring your home stands out and sells efficiently.

Selling with Duke Realty begins with a consultation to understand your goals and timeline. The team uses market data to price your home accurately and creates a marketing plan featuring professional photos and virtual tours. They coordinate showings, manage offers and negotiations, oversee inspections and appraisals, and keep you informed every step of the way until closing.

Duke Realty ensures your home’s online presence is compelling with high-impact photography and immersive virtual tours or 3D walkthroughs. The listing is promoted on the Duke Realty website, popular real estate portals, search engines, and social media platforms to maximize exposure. Offline marketing includes For Sale signage with texting features to capture buyer leads.

Meredith Duke uses up-to-date MLS data and local market expertise to compare your home with similar properties currently on the market, under contract, and recently sold. This comprehensive analysis helps set a competitive price that attracts buyers and maximizes your sale proceeds within your desired timeframe.

Pricing is based on a thorough analysis of 5 active, 5 pending, and 5 recently sold comparable properties in your area, combined with up-to-date market statistics. This data-driven approach ensures your home is competitively priced to sell within your desired timeframe for the price you deserve.

Using the Brivity platform, you receive automatic notifications at every stage of the selling process. This transparency ensures you are never left wondering about progress, offers, or marketing efforts. Meredith Duke and her team are also available for direct communication to answer any questions promptly.

First, Meredith Duke will meet with you to understand your selling goals. Then, your home is priced using market data and prepared for listing with professional photography and virtual tours. The listing is marketed online and offline to attract buyers. Throughout the transaction, you receive regular updates and support until closing.

That’s a great question—and the answer depends on your loan, the home you choose, and your financial situation.You’ll need to plan for your down payment and closing costs, including any agent compensation you’re responsible for under your agreement. You’ll also need money available before closing for earnest money, an option fee if included in your contract, inspections, and an appraisal if required. Earnest money and the option fee are generally credited toward your purchase at closing, so you aren’t paying those amounts twice. The good news? There may be ways to lower the amount you need out of pocket. We can negotiate with the seller to contribute toward your closing costs and agent compensation. We can’t guarantee the seller will agree, but we’ll certainly work to negotiate that for you. Your down payment will depend on the loan program and your qualifications: Conventional loans: Some programs allow as little as 3% down, while others require 5% or more. FHA loans: Qualified buyers may be able to put as little as 3.5% down. VA loans: Qualified buyers need $0. If you qualify for down payment assistance, the program may cover some or all of your down payment and, in some cases, help with closing costs. These programs have different eligibility requirements and repayment rules. Your lender can explain what’s available, whether you qualify, and any repayment conditions. Every buyer’s situation is different. We’ll work with you and your lender to help you understand how much you’ll need, when you’ll need it, and what options may help make buying a home possible for you.

Nope! A few dings in your credit don’t automatically mean you can’t buy a home. Credit score requirements vary by lender and loan program, and your credit score is only one part of the picture. Every buyer’s financial situation is different. Your income, existing debts, and available savings matter, too. Your credit may also affect your interest rate and which loan options are available. We have some incredible lenders who can review your situation, answer your questions, and help you understand your options. If you’re not quite ready to qualify, they can help you identify steps to work toward buying a home. Don’t count yourself out before you’ve had the conversation. Give us a call, and let’s talk about where to start.

You can start with either, but you don’t have to figure everything out before talking with us. We’ll explain the homebuying process, answer your questions, and help you understand what comes next. If you don’t already have a lender, we can connect you with a local professional who can review your finances and explain your loan options. Getting preapproved early helps us focus your search on homes that fit your budget—and a monthly payment you’re comfortable with.

Plan to have money available for earnest money, an option fee, inspections, and any appraisal fee your lender requires upfront. Earnest money is a deposit toward your purchase. An option fee pays for an agreed period during which you may terminate the contract under its terms. Under the Texas resale contract, these payments generally must be delivered to the title company within three days after the contract’s effective date, subject to the contract’s deadline rules. We’ll identify your exact deadlines. Inspections are usually paid when the service is performed, while appraisal payment timing depends on the lender. Additional inspections or other property-specific expenses may also be needed. At closing, your earnest money and option fee are generally credited toward the purchase under your contract. Your lender and title company will calculate the remaining funds you need, including your down payment and closing costs, after accounting for deposits and applicable credits.

Your mortgage payment generally includes principal and interest. It may also include mortgage insurance, if required, and money collected in an escrow account to pay property taxes and homeowners insurance. If those expenses aren’t escrowed, you’ll pay them separately. You should also budget for: HOA dues, if applicable, which may be billed monthly, quarterly, or annually. Utilities, internet, and other household services. Routine maintenance and unexpected repairs. Any additional insurance coverage the property requires. Property taxes and insurance costs can change, so your total payment may increase even with a fixed-rate mortgage. We’ll work with your lender to help you understand the estimated costs for the homes you’re considering.

Down payment assistance may help eligible buyers cover part of their down payment or closing costs. Whether you must repay it depends on the program. Some assistance comes as a grant. Other programs offer loans that may be forgiven after you meet certain requirements, or loans that must eventually be repaid. Selling, refinancing, or moving out of the home can trigger repayment under some programs. Eligibility may depend on your income, credit, loan type, where you’re buying, occupation, or first-time buyer status. Not every program requires you to be a first-time buyer. We can connect you with a participating lender who will explain the available options, their costs and requirements, and whether they fit your situation.

No house is perfect—not even a brand-new one! An inspection helps you understand the home’s condition. We encourage you to discuss the findings with your inspector and bring in qualified specialists when needed. From there, we’ll help you decide whether to request repairs, negotiate a credit or price adjustment, accept the property’s condition, or consider terminating if your contract allows it. The seller is not required to agree to every request. A low appraisal is a different issue. Depending on your financing and contract, options may include negotiating a lower price, asking the lender about a review of the appraisal, bringing additional funds, or exercising an available termination right. Your options depend on the terms you agreed to, including any appraisal-related waivers. We’ll help you understand those terms before you make an offer and track the deadlines along the way.

For example, the option period generally allows you to terminate for any reason within that period and receive your earnest money back, although the option fee generally is not refunded. Other contract provisions may provide termination rights under specific circumstances. Once those rights expire, simply changing your mind could put your earnest money at risk and create other contractual consequences. Returning earnest money may also require a release or other steps through the title company. Our job is to help you understand your choices and deadlines so you can make informed decisions. If a legal dispute arises, we’ll encourage you to consult a real estate attorney.

We’ll review a Buyer’s Representation Agreement with you before touring homes together. It explains our services, responsibilities, the length of the agreement, whether the relationship is exclusive, and how compensation works. As your representative, we owe you fiduciary duties. In plain language, that means putting your interests first, protecting confidential information, and providing honest guidance throughout the transaction. Agent compensation is negotiable and is not set by law. We can request that the seller contribute toward our compensation, but that contribution is not guaranteed. Depending on the agreement and the transaction, you may be responsible for some or all of it. Compensation is generally paid at closing, but we’ll explain when it is earned and payable under your agreement, including any exceptions. You’ll have the opportunity to ask questions before signing.

There are two parts to the timeline: finding the right home and completing the purchase. The search depends on your budget, needs, and available homes. Once you’re under contract, many financed purchases close in approximately 30–45 days, although some take more or less time. We suggest starting the conversation about three to four months before your lease ends—or earlier if you want time to work on credit or savings. Check your lease’s notice requirements early. Preapproval is an important step, but it does not guarantee final loan approval or a particular closing date. Before giving notice, we’ll help you review where you are in the process and consider a backup plan for possible delays. A little overlap between your lease and closing can give you breathing room for the move. Thinking about buying your first home? Schedule a buyer consultation with Duke Realty. We’ll help you understand the first steps and build a plan around your budget and timeline.

The best time is when your home no longer fits the way you want to live—and the move makes sense for your circumstances. Maybe you’re tired of maintaining rooms you rarely use. Maybe the yard has become more work than enjoyment. Or perhaps you want to be closer to family, simplify your expenses, or make daily life easier. You don’t have to wait until the upkeep becomes overwhelming. We can help you explore the options now, even if your move is still a year or two away.

It can, but a smaller house doesn’t automatically mean a smaller monthly expense. The purchase price, mortgage terms, property taxes, insurance, HOA dues, utilities, and maintenance all matter. A smaller home in a different location could cost more than you expect—especially if you’re leaving a low mortgage payment or a paid-off home. We’ll help you compare your current ownership costs with estimates for the homes you’re considering. If you’re financing, your lender can provide payment estimates. We’ll also account for one-time selling, buying, and moving costs so you can evaluate the bigger picture.

We’ll start with a seller’s net sheet: an estimate of your sale proceeds after your mortgage payoff, closing costs, agent compensation, and other anticipated expenses. Then we’ll estimate the funds needed for your next purchase, including your down payment—or purchase price if paying cash—and closing costs. We’ll also discuss moving expenses, any immediate improvements, and the reserves you want to keep. Looking at both transactions together helps you understand what may remain afterward. These are planning estimates, not guaranteed amounts; final numbers depend on the contracts, lender, title company, and closing dates.

We believe in putting your home’s best foot forward without spending money unnecessarily. Sometimes the most useful improvements are decluttering, deep cleaning, freshening the yard, or touching up paint. During our listing consultation, we’ll help you prioritize projects based on the home’s condition, likely buyer concerns, your budget, and competing listings. A pre-listing inspection can also help identify issues before a buyer’s inspection. We’ll discuss whether one makes sense for your home and which repairs deserve attention. Not every finding requires a repair, and no improvement guarantees a dollar-for-dollar return. You decide which recommendations fit your goals.

You don’t have to tackle everything at once—or do it all yourselves. We have resources that can help, including estate-sale providers, donation organizations, movers, contractors, and portable storage options. We can also share approaches other clients have used to make the process more manageable. If you’re considering PODS, ask us about our connection and any discount available at the time of your move. A good first step is deciding what you want to take into the next chapter. Then we can help you identify resources for what remains.

The best approach depends on your finances, available homes, and comfort with risk. Selling first can provide the funds for your next purchase and a clearer picture of your budget. Buying first may simplify the move, but it can mean carrying expenses for two homes. A temporary rental can provide flexibility, although it adds another move and additional costs. We’ll work with you and your lender, if applicable, to compare these options. When appropriate, we can also explore coordinated closings or a negotiated lease-back. Our goal is to build a practical plan with a backup option if the timing changes.

Think about how you want to live today—and what might make life easier in the future. Consider stairs, entryways, bathroom layouts, yard maintenance, storage, and space for hobbies or guests. You may also want to consider proximity to family, medical care, shopping, and services you use regularly. A smaller home should still support the things you enjoy. We’ll help you separate your must-haves from the features you’re ready to leave behind.

Before you move, ask the appraisal district how your exemptions and any applicable tax ceiling would be handled at the new property. Useful questions include: Which exemptions might we qualify for at the new home? What applications and documentation will we need? If we qualify for an age-65-or-older or disability-related tax ceiling, can a ceiling percentage be transferred? How might our new tax bill differ from the current owner’s bill? Don’t assume the seller’s tax bill will be your tax bill, or that your existing benefits transfer automatically. We can connect you with the appropriate appraisal district in Bell County, Williamson County, or the county where you plan to purchase. If acreage is involved, agricultural valuation is a separate topic with its own eligibility requirements.

Absolutely! You don’t have to be ready to list your home to have a conversation with us. Some clients start planning a year or two before they move. We can help you think through preparation, timing, possible expenses, and what you want in your next home. This is a significant decision, and it deserves time. We’re here to answer questions while you’re considering your options, throughout the move, and after closing. Considering a simpler next chapter? Schedule a downsizing planning conversation with Duke Realty. We’ll help you explore your options at a pace that works for you.

That depends on your finances and comfort with carrying two homes. Your lender can determine whether you qualify to buy before selling and whether you have enough funds for the down payment, closing costs, and any required reserves. Even if you qualify, we’ll help you consider the practical costs and risks. Being approved for two mortgage payments doesn’t necessarily mean you’ll feel comfortable making both.

Your equity is the difference between your home’s value and what you owe on it. Your available sale proceeds will be lower once selling expenses and any other amounts due at closing are accounted for. We’ll prepare seller’s net sheets at different potential sale prices and compare them with estimated funds needed for your next purchase. Sale proceeds generally become available after your sale closes and funds, subject to the title company’s disbursement procedures. We’ll coordinate with the lender and title company so the timing is understood before scheduling your purchase. If you need to access equity before selling, your lender can explain whether an appropriate financing option is available and what it would cost.

Yes—you can request that your purchase depend on the sale of your current home. The seller must agree to that contingency. A properly written contingency can provide protection if your sale doesn’t close as planned, but your rights and any earnest-money refund depend on the specific terms, deadlines, and your compliance with them. Having your current home under contract—and preferably past the buyer’s option period—may strengthen your offer, although it doesn’t guarantee that sale will close. Some contingency agreements also allow the seller to accept another offer and require you to choose between waiving your contingency or ending the contract under its terms. We’ll explain those possibilities before you commit.

We’ll review both transactions promptly: what happened with your sale and how it affects your next purchase. If your home isn’t selling, we may need to revisit the price, presentation, marketing, or timeline. If a buyer terminates, we can work to return your home to the market and assess the next steps. If you’re already under contract to buy, your options depend on that contract’s protections and deadlines. They may include requesting an extension, using an available contingency, or discussing other financing with your lender. Your purchase contract does not automatically end because your sale falls through. That’s why we discuss backup plans before you make an offer.

One option is negotiating a temporary lease-back with the buyer of your current home. This allows you to remain in the home for an agreed period after selling it while you complete your next purchase and move. A lease-back requires the buyer’s agreement, written terms, and compatibility with applicable lender and insurance requirements. We’ll discuss rent, deposits, responsibilities, and the move-out date before you agree. We can also explore coordinated closing dates. Moving once is the goal, but we’ll plan for possible delays rather than assume both transactions will happen exactly as scheduled.

We can explore a different closing date, adjust the timing of your sale, or discuss temporary housing and storage. If you need to remain in your current home after selling, that arrangement must be negotiated with the buyer of your current home. The seller of your next home controls the timing and possession terms they’re willing to accept on that purchase. We’ll help coordinate both sides and explain the costs and tradeoffs of the available options.

That depends on what the extra space will do for your daily life—and whether the cost fits comfortably within your budget. We’ll help you compare your current expenses with estimated ownership costs for the next home. Your lender can provide estimates for principal, interest, mortgage insurance if applicable, and any escrow payments for taxes and insurance. We’ll also consider HOA dues, maintenance, and utilities. When available, the seller’s utility history can provide context, but your usage and costs may differ. We’ll also consider what replacing your existing mortgage could mean for your payment. The goal is room to live comfortably, with enough money left to enjoy it. No one wants to be “house poor.”

Sometimes staying and remodeling is the better fit—especially if you love your location and your current home can be adapted to your needs. We can connect you with contractors who can assess feasibility, estimated cost, timing, and the disruption involved. Depending on the project, you may also need to investigate permits, restrictions, financing, and whether temporary housing would be necessary. Then we can help you compare that information with the costs and benefits of selling and buying. We want you to make the choice that works for you, even if that means staying put.

We’ll prepare a market analysis using comparable recent sales, competing listings, and relevant pending-sale information when available. We’ll consider the home’s location, size, condition, features, time on the market, and how it compares with other choices. That helps us evaluate the asking price and develop an offer strategy. Price is only one part of the offer. Seller contributions, repairs, closing dates, and other terms can also affect the overall value to you. Our analysis helps guide your decision; it does not replace the lender’s appraisal or guarantee future value. Need more room but unsure how to coordinate the move? Schedule a move-up planning consultation with Duke Realty. We’ll help you compare the numbers, understand your options, and plan both transactions together.

Duke Realty guides you to start by obtaining mortgage pre-approval to understand your borrowing capacity. Next, work with trusted local lenders to find loan programs that fit your needs. After your offer is accepted, complete the loan application and document processing, including appraisal and underwriting. Finally, sign closing documents and set up homeowners insurance to complete your purchase.

Duke Realty provides mortgage payment estimators that factor in principal and interest, property taxes, homeowners insurance, HOA fees, and private mortgage insurance if applicable. This helps you understand your monthly financial commitment and plan your budget accordingly before making an offer.

Duke Realty partners with top lenders offering a variety of loan programs. Conventional loans are common, while FHA loans assist buyers with lower credit scores or down payments. VA loans are available for veterans, USDA loans for rural properties, and jumbo loans for higher-priced homes. Your lender will help determine the best fit based on your income, credit, and down payment.

After your offer is accepted, the mortgage process involves underwriting, appraisal, and title search, which can take several weeks. Duke Realty coordinates with lenders and title companies to keep the process on track, aiming to close within 30 to 45 days, though timelines may vary based on specific circumstances.

Step one is obtaining a pre-approval to understand your borrowing capacity. Next, you work with a trusted lender to find the best loan program for your needs. After your offer is accepted, you complete the full mortgage application and processing, including appraisal and underwriting. Finally, you sign closing documents and set up homeowners insurance to complete your purchase.

Getting pre-approved involves a lender reviewing your income, assets, debts, and credit to determine how much you can borrow. This letter accompanies your offers, making them more attractive to sellers. It also helps you focus your home search within your financial means, saving time and reducing surprises later.

You can use the mortgage payment estimator on the Duke Realty website by entering the home price, loan term, interest rate, down payment, and other costs like taxes and HOA fees. This helps you understand your expected monthly housing expenses and plan your budget accordingly.

To get pre-approved, your lender will ask for W-2 forms, recent pay stubs, federal tax returns, bank statements, and a credit report. These documents help verify your financial situation and determine how much you can borrow.