With a business and marketing degree from William Jewell College, Cyndi turned her passion for design and home rehabbing into a successful real estate career. Over the past 28 years, she has loved helping clients not just find a house, but a place to truly call “home.”
A Kansas City native who has lived on both the Kansas and Missouri sides, Cyndi knows firsthand the incredible communities each has to offer, and she’s proud to help people plant roots wherever they feel most at home
Cyndi Reid
Client Testimonials
Cyndi Reid and Reece Nichols are the best! Have worked with Cyndi to both sell a home and build a new home. She has been invaluable during this whole process. Always the professional with an eye for design and what is important for a homeowner, Cyndi is the professional to work with for your realty needs!
-Lisa S.
This is our second home to purchase with the professional support and great assistance from Cyndi Reid She always goes the extra mile to make sure we have an excellent process and transition to our new home in Overland Park It is clear to us why Cyndi is a high performing sales leader on your team
-Jim & Janis R.
Cyndi Reid and Ava Layt were amazing throughout the process They gave clear direction, provided expert insights, and in the end, got us a great deal that closed without a hitch.
-John Y.
Cyndi Reid did a fantastic job during all phases of our transaction. We couldn’t have asked for a better experience selling our home. From the very beginning, Cyndi guided us through every detail from prelisting recommendations and staging advice to arranging stunning professional photos that made our home shine online. Their marketing strategy and listing expertise gave us confidence from day one. The entire process felt smooth and stress-free, and our home sold quickly with results we were thrilled with We are so grateful for Cyndi's dedication and would highly recommend them to anyone looking to sell!
-Chris & Tara M.
I really enjoyed working with Cyndi and Ava for buying my first house They are both experienced and very quick to answer my questions. I definitely will work with them again.
-Meredith G.
THEVALUEOFANAGENT
I am more than a sales agent for you!
TOUR GUIDE Areas. Homes. Food. (definitely ask me about food!)
STRATEGIST
Market. Price. Demand
ADVOCATE
Listen. Advise. Negotiate.
RESOURCE
Team. Connections. Partners
Your real estate agent is your guide, advocate, and strategist throughout the entire home-buying process. From day one, they help you understand the timeline, set clear expectations, and keep everything moving smoothly from start to finish. Your agent coordinates with lenders, inspectors, appraisers, title companies, and the other party’s agent so you don’t have to manage all the moving pieces alone. They analyze market data to help you make confident decisions, negotiate price and terms on your behalf, and protect your best interests every step of the way. When questions, challenges, or surprises come up as they often do your agent is there with solutions, communication, and guidance to keep your transaction on track. Simply put, they streamline the process, reduce stress, and work to get you the best possible outcome.
Finances& MeetLenders
Review your finances and get pre-qualified to understand your buying power.
Our Home Buying Timeline
Select your loan, lock your rate, and complete your application. Mortgages
Create a list of must-haves, nice-to-haves, and dealbreakers so your search stays focused and efficient. WishList
We prepare and submit a competitive offer based on market data, price, and terms that protect you TheOffer
1 2 3 4 5 6 7 8 9 10
The lender orders an appraisal to confirm the home’s value aligns with the purchase price Appraisals
Negotiations are complete, the contract is signed, and your home is officially under contract Offer Accepted
Tour homes that match your criteria, compare options, and narrow your choices HomeSearch
A professional inspection checks the home’s condition so you can address any concerns or request repairs if needed Inspections
Final paperwork, utilities, insurance, and a last walk-through to ensure the home is ready for closing ClosingPrep
Sign the final documents, receive the keys, and officially become a homeowner congratulations! ClosingDay
Finding the Right Lender
Choosing the right home is just one piece of the puzzle—finding the right lender is equally important. As your real estate agent, I have a wide network of trusted lenders, and I can connect you with those who offer programs tailored to your unique financial situation.
By handpicking one or two lenders I trust, I help ensure you’re getting the best financing options available. These lenders provide more than just a loan; they offer transparency, guidance, and a commitment to finding terms that fit your needs. This not only saves you money but also makes the entire home-buying process smoother and more secure.
DO’S & DON’TS
Financial Considerations
MONTHLY MORTGAGE PAYMENTS
Typically less than 28% of guaranteed income
A common rule-of-thumb is to plan for your monthly mortgage payments to be less an 28% of your monthly income.
EARNEST DEPOSIT
1% of the purchase price
Paid at time of contract. Sometimes non-refundable in cases like new construction or multiple offers.
DOWN PAYMENT
Typically 3% - 20%
The amount will vary based on your specific loan and terms. VA or down payment assistance programs are exceptions to the rule. Your earnest deposit is part of your down payment.
INSPECTIONS
$400-$700
Paid at time of inspection, typically in the first week of the escrow period. Cost will vary based on the type of inspections ordered.
APPRAISAL
$400-$600
Depending on the lender, this is either paid prior to the appraisal being ordered or is paid at closing in the closing costs.
CLOSING COSTS
$4,000+
Aside from inspections and appraisal costs, you will also have title fees, credit report, ReeceNichols broker commission, prepaid insurance and taxes.
Must Have Checklist
KITCHEN
Island
Updated countertops
Walk-in Pantry
Updated cabinets
Breakfast nook
Newer appliances
BATHROOMS
Double Vanities
Bathtub
Updated bathroom
Walk-in shower
Guest bathroom
MAIN LIVING AREA
Walk-in closet
Open floorplan
Fireplace in living room
Primary bedroom on main floor
ADDITIONAL FEATURES
Hardwood floors
Attached Garage
Office
Formal dining room
Separate laundry area
Unfinished basement storage
In-ground pool
Mature landscaping
Anything else that is important to you?
Understanding the Market
When there is less than 6 months of inventory available for a particular area, you are in a Seller’s Market. The low inventory means there are fewer houses for buyers to choose from and more competition for the active listings. In a competitive seller’s market, you may see homes sell for over asking price, with fewer contingencies (inspection, appraisal, financing), and in a shorter time period.
SELLER’S MARKET
When there is 5- 6 months of inventory available for a particular area, you are in a Balanced Market. In a balanced market, neither Buyers nor Sellers have the upper hand. Seller’s and Buyer’s are typically both willing to negotiate and this is the greatest opportunity for a “win-win” deal.
BALANCED MARKET
When there is more than 6 months of inventory available for a particular area, you are in a Buyer’s Market. This means more homes are available for buyers to choose from, which may give buyers the advantage to negotiate better terms.
BUYER’S MARKET
e Offer
MUTIPLE OFFER SITUATIONS
There are many elements you need to know about the process of crafting a great offer and how I, as your real estate agent, will help you navigate it.
CRAFTING A COMPETITIVE OFFER
To stand out, your offer might need to include terms that are attractive to the seller. I will help you analyze recent comparable sales, market trends, and any insights about the seller’s priorities to craft an offer that is both competitive and within your budget.
STRATEGIC ELEMENTS OF YOUR OFFER
There are several components to an offer, and I’ll guide you on how to strengthen each one:
Price Home History
City Ordinances
Days on Market
MICRO-MARKETS
Contingencies
Closing Date
HOA Fees
Micro-Market
Trends
Comparable Sales
HOA Fees
Personal Touches
Each region, city, neighborhood, and even street has unique nuances that influence pricing. As your agent, I analyze these micro-markets and keep your goals as top priority. Throughout the home search, I'll ensure you're wellinformed to make the best possible offer on the individual home in its unique micro-market.
Additional Notes
Courtesy Moving Truck
Another added benefit of working with our team is the opportunity to utilize one of our three 16-ft box trucks, free to you on the day of your move!
Our Community
Our team understands the importance of giving back to the communities that have helped us get to where we are today! Below are some of the charitable organizations we've had the privilege to assist:
Children’s Mercy
Hope Haven Harvesters
Boys & Girls Club
Drumm Farm for Kids
Run for Lil Hearts
Lee’s Summit Cares
Wayside Waifs
The Golden Scoop
Special Olympics of Missouri
St. Jude Children’s Hospital
National Cancer Foundation
United Way
American Lung Association
Night of Hope
Habitat for Humanity
Working together to serve you better.
With 20+ years of combined experience, we pair local knowledge with personalized service to guide every step of your move. Your goals drive everything we do.
