The Cherished Home Buyer Guide YOUR GUIDE TO BUYING YOUR HOME
Presented By
Ann Atamian ann.atamian@gibsonsir.com 774.249.8718
YOUR ADVISOR
Ann Atamian Global Real Estate Advisor 774.249.8718 ann.atamian@gibsonsir.com www.annatamian.com Lic. #9035666 544 Boston Post Road, Weston, MA 02493
I grew up in Weston, MA and attended an all-girl preparatory school in the Berkshires for my final two years. Miss Hall's gave me a rich cultural experience, where I met women from all over the world — in fact, my roommate was Miss Haiti, and I was fortunate enough to live with her family for almost a whole summer. I continued at New Hampshire College's business school, earning my degree in management, accounting, and computers. Through college I spent my summers renovating old mill buildings and doing labor, bookkeeping, and commercial retail sales. Real estate always seemed to be part of my journey.
perspective entirely — I discovered my love for working with people. I started my career at DeWolfe Real Estate in Framingham, the perfect location for a mother of three. My family has called Southborough home for over 30 years. In my free time you'll find me walking my dog Jett at Hopkinton State Park or playing soccer — I'm part of a women's organization that plays weekly and competes in tournaments around the world. I'm also a sailor, spending time in Boston Harbor and Buzzards Bay, and I treasure time down the Cape with my two grandchildren. If you'd like to know more about my background or have any questions, please don't hesitate to reach out. I'm always happy to chat.
While working at an e-commerce company, a coworker suggested we get our real estate licenses together. A single weekend course changed my
Gibson | Sotheby's INTERNATIONAL REALTY
INTRODUCTION
A Note Before We Begin Buying a home is one of the most significant financial — and personal — decisions you will ever make. It can also feel overwhelming, especially if it's your first time. My goal with this guide is to make the entire process clear, strategic, and as smooth as possible, so you can move forward with confidence. In the pages ahead you'll find exactly what to expect: the step-by-step buying timeline from our first meeting to closing day, what happens once your offer is accepted, and the team of professionals who will support you. You'll also find the market data that shapes smart decision-making, hear directly from past clients, and see recent results. Every buyer and every journey is different. Consider this guide your starting point — and know that I'm here to tailor a plan to your specific goals, timeline, and life. Let's find you the home you'll cherish.
Ann Atamian Love life, Cherish home.
Gibson | Sotheby's INTERNATIONAL REALTY
FROM FIRST MEETING TO CLOSING
The Buying Process From our first conversation to the final closing, here's an overview of what to expect throughout the home buying process here in Massachusetts. 01 SIGN AN EXCLUSIVE AGREEMENT
07 SIGN THE P&S; AGREEMENT
Under the new DOJ ruling, it is now required to have buyer representation before crossing a home's threshold. I will guide, advocate, and negotiate on your behalf.
After inspections, I will guide you through the Purchase and Sale Agreement — the binding contract. Your second deposit (typically 5%) is due here. 5-14 days after accepted offer
02 GET PRE-APPROVED I will introduce you to trusted local lenders. You'll meet with one to review your finances and determine what you truly qualify for.
08 LOAN APPLICATION & LOCK You'll formally apply for your loan and lock in your rate with your lender. 5-14 days after accepted offer
03 BEGIN THE SEARCH I will review your wish list, budget, and priorities with you, then we'll tour homes together to find the right fit.
09 APPRAISAL Your lender will order an appraisal to confirm the home's value supports your loan. 14-21 days from application
04 OFFER STRATEGY Before writing an offer, I will review the comparable sales and current market conditions with you, and craft a strategy that gives you the best chance of success.
10 CLOSING PREPARATION The closing attorney will conduct a title search and prepare documents. I will help you coordinate insurance and utility set-up. 7-14 days prior to closing
05 SUBMIT AN OFFER Once accepted, you'll put down your first deposit (typically $1,000). I will send the accepted offer to your lender, your attorney, and the seller's attorney.
11 FINAL WALK-THROUGH I will schedule the final walk-through to confirm the home is in the expected condition. 1 day prior to closing
3-10 days after accepted offer
12 CONGRATULATIONS! 06 INSPECTIONS & DISCLOSURES I will help you find a licensed home inspector and any other inspectors you may need. Together we'll review the seller's disclosures. In MA, Title V (septic) and smoke/CO certifications are the seller's responsibility unless stated otherwise.
You'll sign the paperwork, funds transfer, and the deed is recorded at the Registry of Deeds. Once recorded, the keys are yours. 45-60 days from accepted offer
5-10 days after accepted offer
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AT A GLANCE
Buying Timeline A visual overview of the journey from search to closing — a variable window to find the right home, then typically 45 to 60 days from an accepted offer to the keys changing hands.
VARIABLE TIME FRAME
10 DAYS
20 DAYS
30 DAYS
40 DAYS
50 DAYS
Offer Accepted
Search 1
2
3
Choose Get pre- Begin agent approved search
3-10 Days After Accepted Offer
5-14 Days After Accepted Offer
Closing 4
5
6
7
Offer Submit InspectionsSign the strategy offer P&S
14-21 Days from Application
Before the offer: a variable window From choosing your agent through getting pre-approved, touring homes, and writing an offer, the time it takes to find the right home depends on your criteria, the market, and inventory. This is where preparation matters most — and where the right guidance pays off.
8
9
10
11
12
Loan Appraisal Closing Final Closing & lock prep walk-thru
7-14 Days Prior to Closing
1 Day Prior to Closing
45-60 Days from Accepted Offer
After the offer: 45-60 days Once an offer is accepted, the path to closing follows a predictable cadence — inspections, the Purchase & Sale Agreement, appraisal, loan approval, closing preparation, and the final walk-through — typically wrapping in 45 to 60 days.
Gibson | Sotheby's INTERNATIONAL REALTY
YOUR SUPPORT SYSTEM
People to Have on Your Team Buying a home takes a team. Here are the key players who make it happen — and the reason you never need to feel alone in this process. BUYER'S AGENT Your buyer's agent is your advocate, your negotiator, and your guide from the first tour to the day you get the keys. Choose someone you feel comfortable with — someone who understands your goals, knows the market, and is genuinely invested in your success. REAL ESTATE ATTORNEY In Massachusetts, a real estate attorney is a key part of your team. They review the P&S;, protect your interests, and handle your closing. Ask for referrals — you want someone accessible, reasonable, and experienced with residential transactions. MORTGAGE LOAN OFFICER (MLO) Your MLO helps you secure the financing to buy your home. A great MLO knows the loan programs, watches the details, and communicates clearly. They should be local, experienced, and someone your agent trusts.
HOME INSPECTOR A licensed professional who examines the home from top to bottom before you close. They uncover potential issues so you can make an informed decision — through repairs, credits, or transparent disclosure. In Massachusetts, you cannot waive an inspection. INSURANCE AGENT Once you're under agreement, your insurance agent helps you set up your homeowner's policy — which most lenders require before closing. Shop early, and consider bundling with your existing policies for savings. CONTRACTORS You may need trusted contractors for repairs, updates, or estimates uncovered during inspection. Your agent should have a network of vetted plumbers, electricians, painters, movers, and cleaners — so you're never scrambling to find someone reliable.
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THE BIGGER PICTURE
The Top Reasons to Own Buying a home is more than a transaction. It's an investment in your life, your future, and your peace of mind. Here are the reasons that homeownership is such a powerful step forward.
ACCOMPLISHMENT There's something truly special about owning your own home. It's a milestone. A source of pride. A feeling of having built something lasting for yourself and your family. STABILITY With a fixed-rate mortgage, you lock in your monthly housing payment for years to come. No landlord raising your rent every year. That kind of financial predictability is a real game-changer. APPRECIATION Over time, home values generally rise. That means your investment tends to grow — often in ways that traditional savings can't match.
WEALTH BUILDING Every mortgage payment builds equity. As your home value climbs and your loan balance drops, your net worth grows right along with it. TAX BENEFITS In many cases, homeowners can deduct mortgage interest and property taxes. Talk to your accountant about how this applies to your situation — but it can be a real financial benefit. A PLACE TO CHERISH This is where you build your life. Host holidays. Raise kids. Create memories. A home isn't just walls and a roof — it's your space to make your own.
What's the top reason you'd love to own a home? Whatever it is — accomplishment, stability, wealth, or a place for your family — I'd love to help you get there. Let's have a conversation about what matters most to you.
Gibson | Sotheby's INTERNATIONAL REALTY
CUTTING THROUGH THE NOISE
Debunking the Myths There's a lot of noise out there when it comes to real estate. Headlines. Social media. Well-meaning family members. Here's the smaht truth on three of the biggest myths buyers hear right now.
Myth #1: "Rates are about to drop dramatically." Not so fast. Forecasts suggest rates will move within a relatively narrow range — not take a dramatic near-term dive. And here's the thing — waiting for the "perfect" rate can mean missing the right home. The better question: Does this home, payment, and timeline work for your life right now?
Myth #2: "There are too many homes for sale." More listings don't automatically mean oversupply. National inventory has improved year over year — but it still remains below pre-pandemic norms. A market can offer buyers more choices without becoming the kind of oversaturated environment we saw before 2008. The bottom line: Local conditions vary. Ask how inventory, days on market, and seller concessions are trending in the neighborhoods you're actually targeting.
Myth #3: "Home prices are about to crash." Some markets may see modest declines. That is not the same thing as a nationwide crash. Inventory remains constrained in many areas. Many owners are reluctant to give up the low mortgage rates they secured a few years ago. And some sellers would rather withdraw their homes than accept a deep discount. Price moderation after record growth is not a crash. Use local comparable sales — not viral headlines — to judge value.
Gibson | Sotheby's INTERNATIONAL REALTY
THE BUYER'S ADVANTAGE
More Inventory Means More Choice National active listings have been rebuilding from the post-pandemic low. More choices give buyers additional time to compare homes, negotiate thoughtfully, and stay closer to their target price point.
1.2M
0.96M
0.94M
1.00M
0.9M
0.73M 0.56M
0.6M
0.44M
0.38M
0.3M
0.0M
2020
2021
2022
2023
2024
2025
2026
National active listings (millions), by year. Source: national inventory data, 2020-2026.
What that means for you MORE TIME Compare homes instead of rushing to a decision under pressure.
MORE LEVERAGE Room to negotiate terms — repairs, credits, or timing that supports your move.
MORE OPTIONS See more choices within your target range.
LOCAL STRATEGY The right offer still depends on the neighborhood, price point, and competition for that specific home.
Gibson | Sotheby's INTERNATIONAL REALTY
YOUR FINANCIAL POSITION
Rates Move. Your Strategy Should Not. Mortgage rates respond to inflation, economic news, and global uncertainty. Instead of waiting for a perfect headline, focus on the levers you can actually influence.
Three levers that improve your financing CREDIT A stronger credit profile can improve both your rate and your loan terms. Even small improvements to your credit score can make a real difference over the life of your loan.
LOAN TERM A 15-, 20-, or 30-year term changes your monthly payment, your interest rate, and your lifetime interest cost. Your MLO will help you find the right fit.
LOAN TYPE Conventional, FHA, VA, USDA, and MassHousing programs each have different guidelines and pricing. The right one depends on your situation.
WORK WITH A TRUSTED LENDER FIRST Talk to a great local lender before you tour homes — so you understand the tradeoffs before you fall in love with a property.
Gibson | Sotheby's INTERNATIONAL REALTY
A CLOSER LOOK
A Small Rate Change Can Shift Your Payment Rates matter — but not always in the way headlines suggest. Even a half-point difference can meaningfully change your monthly cost. Here's what that looks like on a $450,000 loan.
$3,300
Monthly P&I
$3,146 $3,100
$2,994 $2,844
$2,900
$2,698 $2,700
$2,500
7.5%
7.0%
6.5%
6.0%
-$152/mo
-$302/mo
-$448/mo
Estimated monthly principal and interest on a $450,000 loan at four different rates. Small changes. Big impact over 30 years.
Focus on what you can control. Waiting on a rate that may or may not come is a gamble. Working with a great local lender to strengthen your credit, choose the right loan program, and structure your payment for your life — that's the smaht play, in any market.
Gibson | Sotheby's INTERNATIONAL REALTY
PROTECT YOUR PURCHASE
Two Costly Buyer Mistakes to Avoid Some mistakes are small. These two can cost you the home — or thousands of dollars. Don't fall for them.
MISTAKE #1
Shopping Before Pre-Approval If you start touring homes before you've been pre-approved, you're setting yourself up for disappointment. You might misjudge your budget. Fall in love with a home you can't actually qualify for. Or miss out entirely when the right home comes along and you can't move fast enough. Get pre-approved first. Then go shopping. That's the smaht order.
MISTAKE #2
Buying at Your Maximum Just because a lender approves you for $500,000 doesn't mean you should spend $500,000. Your approval amount is not the same as your comfortable payment. Make sure to factor in: • Property taxes • Homeowner's insurance • HOA dues (if applicable) • Ongoing maintenance • Your lifestyle and long-term goals
A comfortable home is a cherished home. Buy at a level that lets you enjoy your life — not just afford your house. That's the smaht way to buy.
Gibson | Sotheby's INTERNATIONAL REALTY
PROTECT YOUR LOAN
After You Apply, Keep Your Finances Steady You've applied for your mortgage. Now what? Between application and closing, your financial life needs to stay boring. Even a routine change can affect your documentation or underwriting — and could delay or derail your closing.
DO NOT open or close credit accounts.
DO NOT deposit unexplained cash.
DO NOT make large purchases.
DO NOT co-sign for another borrower.
DO NOT change jobs without discussing it first.
DO NOT change bank accounts.
DO NOT move money between accounts without a paper trail.
DO NOT apply for new credit — even for insurance or store cards.
The smaht play: Before making any financial move — a car purchase, a new credit card, a large deposit, a job change — talk to your lender first. Fully disclose. Fully discuss. Then move forward with peace of mind.
Gibson | Sotheby's INTERNATIONAL REALTY
HOW WE WORK TOGETHER
Understanding Buyer Representation I represent you — the buyer — during the home buying process. I have a fiduciary responsibility to represent only your best interests every step of the way. Similar to a Listing Agreement, you'll sign a Buyer Agency Agreement with me and Gibson Sotheby's International Realty. This confirms compensation for me and the brokerage. The amount a brokerage charges is not fixed by law — commission is negotiable, and brokerages may set minimum compensation.
How commissions work today Recent regulations shifted the responsibility for buyer's agent compensation to the buyer. But the seller can still contribute — it's something we negotiate as part of the offer. In our local MLS, that information isn't publicly displayed, so I will always ask the listing agent whether the seller is offering compensation, then help you decide the best path forward. Under no circumstances will I collect more than what's agreed to in your Buyer Representation Agreement. This approach promotes transparency and fairness — for everyone.
What a buyer's agent does that a seller's agent will not Service
Seller's Agent
Buyer's Agent
Facilitates property showings
✓
✓
Explains the home buying process
✓
✓
Discloses known material defects
✓
✓
Prepares a Comparative Market Analysis for you
—
✓
Keeps your financial situation confidential
—
✓
Negotiates the best price on your behalf
—
✓
Negotiates the best terms on your behalf
—
✓
Discloses adverse factors about homes viewed
—
✓
Relays info to enhance your buying position
—
✓
Researches seller and property for you
—
✓
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CLIENT ENDORSEMENTS
The Reviews Speak for Themselves TERESA
NANCY ANZA
Northborough, MA
Natick, MA
"Ann Atamian is truly one of those people in life who stand out in their profession as exceptional. I highly recommend her to family and friends who also have enjoyed the benefit of her expertise. Ann knows the business inside and out. She provided information, hands-on support, referrals, and emotional support. I would consider no other Realtor for my future housing needs!"
"Ann is the best kind of Real Estate agent. She's knowledgeable, hard working, honest, always ready to pitch in and help beyond her actual job. Ann's experience is second to none. There were drone pictures from overhead showing all the points of interest that would draw buyers' attention — how close schools were, town forests, ponds, and commuting routes. I would always recommend Ann Atamian."
FRANK O'BRIEN
ELLIOT & KEYANNA
Stow, MA
Framingham, MA
"My wife and I couldn't be more impressed with the support Ann and Gibson Sotheby's International Realty provided. The market was changing quickly in response to COVID-19 concerns and Ann developed a plan that was aligned with the market changes. Outstanding!"
"We have worked with Ann to buy our first, second, and now third homes. We are huge fans of Ann and the service she provides."
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CLIENT ENDORSEMENTS
In Their Words "We have worked with Ann to buy our first, second, and now third homes." Repeat clients are the greatest compliment in this business — and something I never take for granted.
TIM ANDERSON Middleboro, MA
"It is my distinct pleasure to recommend Ann Atamian and Betsy Hargreaves, and I do so without hesitation or reservation. They were professional, extremely competent, and supportive throughout the process of selling our mother's farm — a unique property with many conservation easements. Ann and Betsy crossed every 't' and dotted every 'i' in their diligent work to prepare the property for listing, keeping us appraised of every development along the way. They were warm, friendly, immensely thorough, and compassionate. When it was time to list, they over-saw 43+ visits in 10 days, keeping us informed all the way. We sold the property for $100,000 over asking." CINDY FEATHERSTONE Ashland, MA
"I contacted Ann to walk through my home and, with her extensive knowledge and experience, advise us room by room. When it came time to list, Ann spent an entire Saturday morning giving us an impressive, professional presentation — explaining every detail of our contract, where the market was in Ashland, and the buyer's cycle. She really gets to know everything about a home and knows exactly how to showcase its best qualities. Not only did she put our minds at ease, she became a friend. The whole process was smooth and stress free. Thank you, Ann. We love you."
Gibson | Sotheby's INTERNATIONAL REALTY
SIGNIFICANT SALES
What Have I Done for Buyers Lately? A track record of guiding buyers with care, strategizing thoughtfully, and negotiating to the strongest possible outcome — helping families find the homes they'll cherish.
26 EISENHOWER CIRCLE
5 MOUNTAINVIEW DRIVE
Wellesley, MA
Framingham, MA
8 rooms • 4 BR • 3.5 BA • Colonial
10 rooms • 4 BR • 2.5 BA • Colonial
Sold for $1,295,000
Sold for $1,280,000
Represented Buyer
Represented Buyer
36 CONNELLY HILL ROAD
168 RIVER ROAD EAST
Hopkinton, MA
Hudson, MA
10 rooms • 5 BR • 3.5 BA • Colonial
11 rooms • 4 BR • 3 BA • Farmhouse
Sold for $1,030,676
Sold for $929,900
Represented Buyer
Represented Buyer
18 VESPER STREET
115 WINCH STREET
Bourne (Pocasset), MA
Framingham, MA
8 rooms • 4 BR • 2.5 BA • Contemporary Cape
8 rooms • 4 BR • 3.5 BA • Contemporary Colonial
Sold for $879,900
Sold for $837,500
Represented Buyer
Represented Buyer
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Let's Find You a Home. Ready to begin your journey? Call today for a no-obligation conversation about your goals, your timeline, and how I can help you find the home you'll cherish.
Ann Atamian · Global Real Estate Advisor 774.249.8718 · ann.atamian@gibsonsir.com www.annatamian.com · Lic. #9035666
Gibson | Sotheby's INTERNATIONAL REALTY