THE BUYING EXPERIENCE. Elevated.
The ARMONT Difference Every client and every home entrusted to us receives the highest level of care and professionalism. At ARMONT, we believe that exceptional real estate representation begins with meaningful relationships. We value the trust our clients place in us and are committed to providing a highly personalized experience rooted in integrity, discretion and an unwavering dedication to excellence. Our approach begins with understanding you - your lifestyle, your priorities and your vision for what comes next. From there, we thoughtfully develop a personalized strategy to guide your home search, identify exceptional opportunities and help you make confident, informed decisions. We believe every buyer, at every price point, deserves an exceptional real estate experience. Delivering exactly that is where we excel. Through our market expertise, local knowledge, trusted relationships and meticulous attention to detail, we help you navigate every step of the buying process. We guide you through every step, from finding the right property and negotiating favorable terms to ensuring a seamless closing. Achieving the greatest possible value for one of life’s most significant assets is more than our profession. It is our commitment to you.
Our Core Values INTEGRITY Unwavering and unquestionable. EXCELLENCE In everything we do, big and small. COMMITMENT Showing up with purpose and following through with care. INNOVATION We leverage technology and data to give our clients and agents a genuine competitive edge. RESULTS Focused and measurable. accountable to outcomes.
We celebrate effort and we hold ourselves
COMMUNITY We invest genuinely and meaningfully in the communities where our clients live, work, and raise their families.
How your ARMONT Realtor Works for You A partnership with your ARMONT Realtor makes your home purchase easier, more strategic, and more enjoyable. Here is the full scope of what we handle for you throughout the process:
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PRE-APPROVAL We connect you with trusted lending partners to understand your borrowing capacity so we can craft offers strategically based on your situation and goals. ON AND OFF-MARKET PROPERTIES We tap into our REALTOR® relationships, FMLS access, and private network to find properties matched to your criteria — sometimes before they hit the open market. SCHEDULING SHOWINGS We handle the logistics so you can focus on decision making.
THE CONTRACT We walk you through every aspect of an offer so you understand exactly what you are agreeing to. PRICING ANALYSIS AND STRATEGIC OFFER We build a comparative market analysis and negotiation strategy tailored to the property and seller motivation we find out through discovery. DUE DILIGENCE We assist you in scheduling inspections, negotiating requests for repairs, offering trusted vendors, and work to keep the deal together between contract and closing. And when it’s time to walk away, we don’t hesitate to offer our advice. LOAN, APPRAISAL, AND CONTINGENCIES We stay in close contact with your lender and closing attorney to help resolve issues before they become delays. PREPARING FOR CLOSING We confirm final walk-throughs, documents, and figures so closing day holds no surprises. CLOSING DAY AND BEYOND We are with you at the table when you receive your keys, and remain a resource long after.
The Home Search HELPFUL HINTS • We begin with setting up a search in the local MLS to receive alerts the moment something new is coming to market. • Next, we start reaching out to our extensive network to identify any off market or coming soon properties. If you have a specific neighborhood of interest, we will reach out to homeowners in that community. • If you attend an open house, let the agent know you are already working with an ARMONT REALTOR®. Most will ask you to sign in and sharing your ARMONT REALTOR’S® contact information is the easiest way to disclose that you have representation. • If you see a home online, drive by a yard sign, or see an ad that piques your interest, call your ARMONT REALTOR® to gather the information for you. • Photos online do not tell the whole story. Is the house near a train track? Can you see the interstate from the deck? These are best answered in person, with a professional who understands the neighborhood. IMPORTANT CONSIDERATIONS • Layout and flow relative to how you actually live, not just how a home photographs. • Natural light at different times of day, and how the lot and neighbors sit relative to the home. • Systems and age of major components (roof, HVAC, water heater). Your ARMONT REALTOR® and inspector can help you evaluate these. • Commute, schools, and community fit for your specific priorities.
Real Estate Myths True or False I can probably get a better deal dealing directly with the homeowner. FALSE Research by the National Association of REALTORS® shows this is untrue. It is often in the negotiation process that an ARMONT REALTOR’S® experience benefits the buyer, and there are many aspects of the negotiations between contract and closing that can save you thousands of dollars and avoid costly delays.
With everything online, I can find a house just as easily without an ARMONT REALTOR®. FALSE Finding a home is only one small aspect of smart home buying. First, it’s very likely that your ARMONT REALTOR® can identify properties that are not online. There are countless other details that come up during the home buying process that when handled by an experienced professional, can save you considerable time and money and help you avoid costly mistakes.
An ARMONT Realtor can only help me find a home in Georgia. FALSE Through our extensive global network, ARMONT can help arrange representation for you anywhere in the world.
It is to my advantage to buy from the agent at the open house or the on-site new construction agent. FALSE That agent typically represents the seller or builder - using them forfeits your right to your own independent representation and typically does not result in any cost savings. In fact, it introduces significant risk because you don’t have anyone protecting your best interests.
An ARMONT REALTOR® protects the buyer's interests and negotiates on the buyer's behalf. TRUE Buyers who use an ARMONT REALTOR® find a home faster, have access to more properties, and are more likely to obtain a better price than buyers without representation.
What Not to Do A few simple guardrails to protect your interests when buying a home..
Do not contact the listing agent directly on a home you’re interested in. Always go through your ARMONT Realtor, who represents your interests, not the seller’s.
Do not make any large purchases, finance a car, or open new credit. Lenders re-check credit before closing, and new debt can affect your approval.
Do not change jobs, quit your job, or become self-employed while under contract without talking to your lender first.
Do not move money between bank accounts, or make large, undocumented deposits, without discussing it with your lender.
Do not skip the inspection, even on new construction. Every home, even those built by the finest builders, will have something come up, and it is far better to know about them before closing than after.
Do not sign anything (offers, amendments, or disclosures) without your ARMONT REALTOR® reviewing it first.
Do not assume verbal agreements are binding. In Georgia, only a signed written document creates an enforceable contract for real estate.
Do not wait to ask a question. If something about the process, the property, or the paperwork is unclear, call your ARMONT REALTOR®.
The Mortgage Pre-Approval Process Getting pre-approved before you start touring homes establishes the feasibility of a given price range and places you in a much stronger negotiating position. There are two stages: pre-qualification and pre-approval. PRE-QUALIFICATION A non-binding estimate of your borrowing ability based on informal questions about income, job stability, and credit. No fee, no obligation. This is simply a conversation with a lender to give you an idea of the price range at which you would be most comfortable. PRE-APPROVAL You complete a loan application with a preferred lender who then verifies employment, income and assets, and checks credit. The lender will then issue a pre-approval letter that can be submitted with an offer to purchase a home and strengthens your negotiating position.
Types of Loans CONVENTIONAL
FHA
A fixed interest rate for the life of the loan; typical minimum down payment is 5%.
May allow a lower down payment; typical minimum is 3.5%.
VA
ADJUSTABLE-RATE
For eligible service members and veterans; may offer 100% financing.
A rate that may change after an initial fixed period.
Common Lender and Loan Fees Fee Type
Application Fee
Appraisal Fee
Credit Report (tri-merge)
Flood Certificate Fee
GA Residential Loan Fee
Typical Range
$0 – $1,598
$400 – $800
$50 – $75
$5 – $50
$10 flat
PMI is typically required if your down payment is under 20%. You can generally lock your rate once you’ve identified a property and have a closing date. A referral from your ARMONT REALTOR® is often the safest route. Out-of-state lenders may look attractive, but laws and regulations differ by state.
Contracts EXCLUSIVE BUYER BROKERAGE AGREEMENT Just as we have listing agreements with our sellers who hire us to sell their home, Georgia law requires that we have buyer agreements in writing when representing buyers. Your ARMONT REALTOR® will review the terms of the agreement with you prior to scheduling showings. PURCHASE & SALE AGREEMENT The Georgia Association of REALTORS® contract is the industry standard that outlines the terms of the offer and creates an enforceable agreement, including price, earnest money, the due diligence period, any loan terms, closing date, and more. Your ARMONT REALTOR® will review this contract with you in advance so that you are familiar with the terms. DISCLOSURES Prior to submitting an offer on any home, we will request all pertinent disclosures from the seller. We will review these carefully and take into consideration any potential adverse facts about the property when submitting the offer. EARNEST MONEY Typically 1.5%–5% of the sales price, held in the selling broker’s escrow account or with the closing attorney, and wired within five banking days of the binding agreement date. Always verbally verify wiring instructions before sending funds. This amount is applied to the purchase price at closing. DUE DILIGENCE From the binding agreement date, you have an agreed-upon window to conduct inspections, appraisals, and testing at your own expense. You may terminate for any reason during this period and receive your earnest money back, or negotiate an amendment with the seller. APPRAISAL CONTINGENCY Some lenders will only lend if the property appraises at the contract price. It is important to review the potential need for an appraisal contingency with your ARMONT REALTOR® and lender. FINANCING CONTINGENCY It is also important to review the potential need for a financing contingency with your ARMONT REALTOR® and lender. CLOSING DATE & POSSESSION Coordination of the closing date and possession date between all parties is oftentimes a way to create a win on other terms of the offer.
The Inspection The due diligence period is the time to conduct all inspections including the general home inspection. The fee for a general home inspection runs $350 - $1000 on average. Talk with your ARMONT REALTOR® about other inspections you may wish you have during the due diligence period.
Additional Types of Inspections RADON Radon is a naturally occuring gas and is everywhere. However, the EPA has determined that high levels of concentrated Radon inside a home can cause major health concerns. Testing is inexpensive.
TERMITES The saying in Georgia goes, “it’s not a matter if you will have termites, but when”. A termite inspection and a bond protecting you against future infestation and damage, is a smart choice.
MOLD Mold is common. It is important to discover the type, source, and extent of it’s presence and determine whether it is a minor DIY fix or a costly remediation.
LEAD-BASED PAINT Homes built before 1978 may contain it; you have up to ten days to test for it under federal law.
STUCCO There are 2 types of stucco: Hard Coat and Synthetic. Talk to your ARMONT REALTOR® about the two types and whether a stucco inspection may be a wise decision.
Attend The Inspection
SEPTIC AND WELL If the home is on a property with a septic system or well, it is very important to know the age of the systems, service history, and have them inspected.
We strongly encourage you to attend the inspection and be present at the end when the inspector can give you an on-site summary of his findings. This is also a helpul time to simply get familiar with the features of the home such as location of furnaces, electrical boxes, main water shut off valves, and more.
The Closing YOUR CLOSING ATTORNEY Georgia closings are handled by a real estate attorney, who examines title, prepares the closing documents, conducts the closing, records the documents, and disburses funds. It is important to note that in Georgia, the closing attorney represents the lender. If it is a cash sale, the contract allows for the closing attorney to represent the buyer. The actual signing takes an hour and sellers are typically present along with the buyers. CLOSING COSTS Closing costs typically range from 1–2% of the loan amount, depending on your lender and financing terms. Before selecting a lender, request a detailed estimate of these expenses and review them with your ARMONT REALTOR® prior to submitting an offer. In addition to loan-related fees, closing costs may include prepaid property taxes, homeowners insurance and funds to establish your escrow account, as well as applicable state taxes, such as transfer and intangible taxes. OWNER’S TITLE INSURANCE Protects you against claims to your property that a proper title search could not have discovered. A current survey is strongly recommended; without one, your policy carries a standard survey. PROPERTY SURVEY Shows boundary lines, easements, encroachments, and floodplain status. Typically $500 - $1,000 depending on lot size. Surveys for larger tracts of land will cost significantly more but are imperative when purchasing land. PROPERTY TAXES Most metro counties assess at roughly 40% of fair market value as of January 1, minus your homestead exemption, multiplied by the county’s rate per thousand. Check with your specific county for details. WHAT TO BRING TO CLOSING • Proof of homeowner’s insurance • A valid photo ID (driver’s license or passport) • Power of attorney documentation, if applicable, pre-approved by your lender Note: Georgia law requires all funds over $5,000 to be wired directly to the closing attorney.
Giving Back, One Closing at a Time With every transaction our team closes, a portion of the proceeds is directed toward our Community Home Program, funding a home for a family in need.
A place at the peak where the view is different. Where you can see where you have been and where you are going. Where the noise of the valley falls away, and what remains is clarity. Clarity about what matters, what endures, and what home truly means.
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