To us, a home is more than just a house. It’s the heart of your family. Your cherished gathering place. Your own personal haven.
Buying your home with us means you benefit not only from expert INSIDERS knowledge and the latest technology, but the kind of good, old-fashioned customer service and personal attention that has earned us an outstanding reputation and loyal client base.
Your home purchase is both your priority and ours, and we want to encourage and equip you along the way, every step of the way.
Partnering with Berkshire Hathaway Home ServicesTrue Realty (BHHS) in Madison, WI, Insiders Realty offers Buyers a distinct advantage. This collaboration combines BHHS's global excellence with our local market expertise, giving Buyers superior property access, insights, and support. Our clients benefit from personalized service from agents backed by a renowned network, ensuring a smoother, more informed buying journey. This partnership equips Buyers with everything they need to navigate the market confidently and find their ideal home efficiently.
We give generously of our time, resources and energy to each client, and want our passion for homes and client services to be contagious. Our service is based on old-fashioned ideals, but fueled by new technology and fresh market perspective. When roadblocks arise, we think outside of the box, utilizing all resources, tools and information necessary to create the right solutions
We take a consultative approach to the purchase of your home that is about far more than checking boxes or merely closing the deal. The application of INSIDERS knowledge and guidance is key for transaction success, and we are proud to combine marketing savvy with real estate know-how to achieve results in the time frames that matter.
WE GIVE THOUGHTFUL CONSIDERATION TO NOT ONLY HOW YOU LIVE TODAY, BUT HOW YOU WANT TO LIVE TOMORROW.
House-hunting should be both enjoyable and well-informed a balance we master with our client-focused approach. You'll feel genuinely heard and supported, whether you're after your first home, a dream residence, or your next investment. Our deep knowledge of the market and commitment to your unique needs mean we're not just finding you a house; we're turning your aspirations into reality Plus, our local roots allow us to connect you with Madison's finest professionals in building, design, and beyond, long after the keys are yours.
Cait started in the Real Estate business in 2012 and operated as a one-woman show for most of her career. In 2020 the Insiders Realty team was formed as a 3-person full-service boutique real estate team with a modern customer-centered approach and a love for the local community.
Cait made this complicated and overwhelming process possible for me as a first time home buyer. She walked me through all the steps and explained the process and answered each of my questions with extensive expertise in a way that was very accessible. She's kind, quick to respond, and very knowledgeable. She's making my dream of owning a home a reality!
I always knew real estate was my path...
Hello! Let’s talk about real estate, but not just any real estate Madison real estate, which to me, is practically family I’m not just working in Madison; I’m deeply rooted here, part of a lineage that spans six generations of local real estate professionals. My family has literally helped shape Madison, developing neighborhoods like Shorewood Hills, Sunset Village, Westmorland and Orchard Ridge - just to name a few. It’s safe to say that my love for this city and the helping people find home here runs in my veins.
Growing up, my playground was my dad’s real estate office. I’d flip through the property listing binder before the internet was a thing and tag along to open houses. By seven, I was pretty savvy about the ins and outs of selling homes, thanks to being my dad’s unofficial apprentice Then, life threw us a curveball when I was ten my dad was diagnosed with cancer, and we lost him nine months later With him, our family’s real estate business seemed to pause, but my passion for real estate didn’t
That tough time taught me resilience and deepened my commitment to continue our family legacy in real estate, blending tradition with a fresh perspective I understand the emotional and practical sides of buying or selling a home because I’ve lived it for a good majority of my life
12+ years in business later, I’m here to share that blend of expertise and genuine care with you. Whether you’re looking for your dream home, selling a cherished property, or just curious about what makes Madison’s neighborhoods unique, I’m your go-to. Together, let’s make your real estate experience memorable and successful, with a personal touch that feels like home.
NUMBER OF HOMES I’VE SOLD YEAR I GOT MY REAL ESTATE LICENSE BUSINESS THAT COMES FROM REFERRALS & SOCIAL MEDIA RANKING OUT OF 3,000+ AGENTS IN MY MARKET TOTAL SALES SINCE 2012
300+
2012 100% 1% $90M+
Brunch, Charleston, Sundara Spa time to reveal a few of my obsessions. See anything we have in common?
ice cream
charleston, sc
caribbean cruise
sundara spa
a mocktail brunch
It is difficult to argue with all of the quality traits experienced real estate sales representatives bring to the table: seasoned negotiating skills, a rich understanding of the local housing landscape, expert INSIDERS knowledge, and in-depth advice for home buyers on how to approach the process
As licensed REALTORS®, we hold ourselves to a higher level of ideals and follow a meticulous Code of Ethics and Standards of Practice. We are members of the National Association of Realtors (NAR) and our regional association, The Wisconsin Realtor's Association (WRA).
Whether it’s detailed sales data, new neighborhoods, or quirks you don’t see in listing photos, we are your market experts.
From binding acceptance to closing day, you can rest assured we are managing each milestone and ensuring deadlines are met.
We know the best lenders, inspectors, and other professionals in our area who have a hand in the transaction.
We advocate for your best interests, from the home search to closing, with relentless loyalty and confidentiality.
When you’re ready to embark on a new transaction journey, choosing the right real estate agent to work with is one of the most important decisions you’ll make. There is no “magic formula” for selecting an agent, but here are handful of guidelines to keep in mind as you assess goals and discern what kind of real estate professional is best served to meet your needs.
Look at the agent’s work. How is the individual or team marketing their properties and their business (listing materials, website, brochures, signage, social media)? Pay attention to personal polish and appearance, but give a special eye to passion, conviction, and honesty. Does this agent tell the truth? Have enthusiasm for the process? Show compassion for your circumstances and needs?
Having chemistry with your agent is key, but trusting his or her experience is even more critical. Has this individual done a solid amount of business, with access to the technology it takes to make your property seen or to find options for purchase? Is the agent backed by a raving fan base? Do your research and find an agent or team whose track record you can respect and trust.
Find an agent who is prompt in communication and sets clear expectations from th beginning. You want someone who is realistic, accessible within the expectations he o she has set, and educated in real data in their answers when it comes to investmen analysis, market performance, and the long-term impact of your decision to buy o sell
“What support systems are in place for your buyers/sellers?”
“What area do you cover?”
“Are you equipped to handle my unique situation?”
“What type of communication should I expect from you?”
“Do you have a recommended vendors list?”
“What questions do you have for me?”
Cait helped us buy our first home, from out of town without ever seeing it in person, and she made the process *so* easy and detailed, we felt so comfortable and are thrilled with our home She was incredibly detailed at every virtual house tour, and went above and beyond in so many ways--from letting us know what homes were coming soon onto the market to literally mowing our lawn until we arrived in town. I couldn't recommend Cait more, and we'll definitely be working with her in future
A Listing Agent’s role is to work on the behalf
of the Seller to promote the interests of the Seller with the highest good faith, statutory duty, and loyalty. The Listing, or Sellers Agent must disclose all adverse material facts about a property. A separate written listing agreement is required, which sets forth the duties and of the Brokerage, Agents and Sellers.
A Buyer’s Agent works solely on behalf of the Buyer to promote the interests of the Buyer with the highest good faith, statutory duty, and loyalty. The Agent negotiates on behalf of, and acts as an advocate for, the Buyer A separate written Buyer Agency Agreement is required which sets forth the duties and obligations of the Sales Representative and the Buyer.
Starting your home-buying journey is an exciting step, and understanding the role of your Buyer's Agent is key. As your dedicated ally, we focus on your best interests at every stage
from finding the right property and arranging showings to negotiating and closing. Most of the time, our expert guidance comes at no direct cost to you, as Sellers typically cover our commission This setup ensures you enjoy top-tier service without upfront fees On rare occasions, a different arrangement might be needed, but we'll always ensure clarity and alignment with your goals Our commitment to achieving your dream home remains unwavering, promising a seamless and rewarding experience.
Buyer Agency is a service agreement, where a Real Estate Agent, known as a Buyer's Agent, represents only the Buyer's interests in a transaction. They provide advice, negotiate deals, and streamline the buying process. Their goal is to secure the best terms and price for the Buyer, ensuring a smooth and beneficial home purchase.
After our initial consultation and viewing a few homes together, we establish a working agreement with our Buyers to cement our mutual commitment We like for both parties to test the waters before "going steady," ensuring we're fully invested in dedicating our expertise and efforts to your home search. It's about ensuring a focused, effective partnership from the start, promising a rewarding home buying journey for both parties.
Our Buyer Agency Agreement is tailored to your comfort, usually spanning six months enough time to meet your home buying goals. This flexible period allows us to navigate the market and secure your ideal property, adapting as needed to ensure a seamless experience. Our commitment is to your success, with an agreement that reflects our mutual trust and objectives.
Market
Real
Clear,
Proven
Access
A
A HOME IS LIKELY THE MOST SIGNIFICANT PURCHASE YOU WILL EVER MAKE!
While no scientific formula can tell you when you’re ready to buy, you should take stock of your financial situation as well as your personal lifestyle.
There are a number of advantages to home ownership in general, both tangible and intangible, for your consideration as the Buyer
Every payment you make on your mortgage puts you one step closer to acquiring a major possession. Every improvement you make to your property not only enhances your way of life, but also adds value to your home.
Once you purchase a home, the bulk of your housing costs are not exposed to inflation. That means your only housing expenses that will rise over time with inflation are property taxes, homeowners insurance and maintenance costs.
Because a home increases in value even as you are paying down your loan, most buyers effortlessly build equity. Equity creates wealth and helps you accomplish many financial goals, such as paying for retirement and funding a child’s education. For many people, home ownership simply makes life more enjoyable, whether it’s the pride that comes from maintaining your home or the knowledge that your children will grow up in the neighborhood of your choice.
YOU MAY BE PAYING ALL CASH FOR YOUR NEW HOME.
BUT IF NOT, THEN YOU WILL BE TAKING OUT A MORTGAGE AND SHOULD BE ADVISED OF THE QUALIFICATION REQUIREMENTS AND PROCESS HERE
ARE SOME ASPECTS TO CONSIDER.
History of employment, stability of income, potential for future earning, education, vocational training and background, and any secondary income, such as bonuses, commissions, child support, etc
History of debt repayment, total outstanding debt, and available credit.
Cash on hand, other liquid assets such as savings, checking, CDs, stocks, and so forth.
Taxes paid to a local government, usually a percentage of your property value Your lender generally collects the taxes through your monthly payments and pays them directly to the local government The amount of tax will vary depending on where you live and the type of property you own.
The amount of money borrowed. Each month a portion of the principal is paid back. Over time, interest becomes a smaller portion of the monthly mortgage payment, and more of the payment goes toward reducing the principal owed
An insurance policy for down payments less than 20% of the home price, which helps mortgage lenders recover some losses if a borrower fails to fully repay.
The cost of borrowing money, usually expressed as an annual percentage of the loan amount. Principal and interest are amortized over a period of years, typically for 15 or 30 years.
AS A BUYER, YOU ARE REQUIRED TO PAY A FEW CASH/OUT OF POCKET EXPENSES UP FRONT. WE CAN READILY PROVIDE YOU WITH DETAILS ON THE EXACT AMOUNTS OF EACH EXPENSE, WHICH WILL VARY DEPENDING ON THE TRANSACTION. WHEN YOU ARE READY TO MAKE AN OFFER ON A HOME, THESE ARE THE INITIAL EXPENSES TO BE PREPARED FOR
This is cash paid shortly after an offer is accepted to show good faith that you plan on proceeding with the contract and abide by deadlines. In our market, earnest money deposits are commonly around 1%. Think of this as a pre-payment towards your downpayment as you will get credited back your earnest money at closing
You should always exercise your option to have the physical condition of the property inspected. A general home inspection will run you between $400 and $600. Additional inspections and testing may apply and you will be advised as to what other testing and inspections you should include in your offer.
The exact amount is dependent on your loan type, but generally expect it to be between $400 and $600. Ask your Lender if this fee is paid at closing or needs to be paid upfront.
Depending on the type and terms of your loan, your down payment may be anywhere between 3% and 20% of the home’s sale price Many Buyers believe that “bigger is better” when it comes to down payments In many cases, this may be true However, the arithmetic will differ from case to case A bigger down payment means smaller monthly payments and lower interest expense for as long as you remain with a mortgage A smaller down payment, on the other hand, may allow you to keep extra cash liquid and available for an emergency or to make updates to the home
In addition to the down payment on your home, you will be required to pay fees for loan processing and other closing costs These fees must be paid in full in cash at the time of the final settlement, unless you can include these in your financing
Typically Home Buyers will pay between about 1 5-3% percent of the purchase price of their home in closing fees
In some instances, Buyers can negotiate that the Seller pay all, or a portion of, closing costs; this is part of the offer and negotiation period
This amount must be calculated to determine how much the Buyer and Seller must pay for the prorated rtions of the tax year.
This amount is charged to reduce the interest rate through the life of the loan.
The Lender’s Title Insurance Policy is typically paid for by the Seller at closing.
The Lender charges this fee to process the loan. It may be paid prior to or at closing by the Buyer.
Charged by the Appraiser to determine the value of the home, these fees are paid by the Buyer, usually at closing (but sometimes outside of closing, depending on the Lender).
These are paid by the Buyer and Seller and at the closing table.
Paid by the Buyer to insure the property, this may be paid to the Insurance Company prior to closing or included in the closing statement.
i n d w o r d s
Cait was phenomenal to work with! We have worked with her on three different properties since moving to the Madison area. She has a bright and uplifting personality and she truly cares about her clients. She joins the client in the experience through providing a high level of communication during the entire process. Her knowledge and expertise show up at every turn. She was able to sell our home for over asking price! On top of that, she helped us find our dream home :) We love working with Cait and will gladly refer her and work with her again in the future!
Where are the nearest public transportation hubs? What kind of businesses are nearby? What is the quality of school systems in the area? Questions like these, and others, are necessary as you begin your home search with the “big picture” of your preferred environment It’s important to ensure you are near useful amenities, utilities, etc
Consider whether it is easy for you to get to and from work on a regular basis. What are traffic patterns like? Is public transport nearby?
You may not have children now, but regardless, the quality of a school system has an enormous impact on the value of a home and the development of its community
Learn all you can about general municipal services and nearby hospitals, local police, and fire departments.
The kind of residence you desire may not exist in every community Whatever style you prefer, realize that each property type comes with its own set of advantages. A condo in the city will likely have easier access to stores, gyms, and other amenities On the other hand, if you plan to purchase a detached, single-family home outside of town, you may find that the arrangement affords more privacy and space. Also consider the age of the property.
YOU MAY BE A COUPLE LOOKING FOR A SMALL RETIREMENT HOME, OR A GROWING FAMILY IN NEED OF AN UPGRADE
Before touring homes, break down your budget and assess what the ceiling is for your maximum monthly payment. Meet with a reputable Lender to determine which loan programs are available to you, how much you’ll need to budget for closing costs, etc.
Whatever your situation, know that every listing you preview will reflect its own unique style, size, and shape, so it’s important to decide what your expectations and requirements actually are. Meanwhile, don’t forget the overarching financial considerations to consider as you move forward.
She has extensive Madison experience, and approaches challenges thoughtfully. She was SO flexible and accommodating (we saw houses every weekend for 3 months straight). I truly felt supported throughout the entire process.
Ultimately, Cait's relentless pursuit to fight for her clients makes her a gem for any buyer or seller Highly Recommend 10/10
Set up a Zoom, FaceTime or coffee date so we can meet and establish your specific game plan This includes getting your pre-approval, talking about your goals, timelines, home search criteria, deal breakers and must haves
We'll set you up on a digital home search based on the criteria discussed at your initial consult. From there, we'll coordinate in person or virtual showings based on listings you're interested in that match your criteria. *24 hour notice typically required for showings.
First, we need to talk strategy Are there other offers on the table? How long has the home been on the market? How does the list price compare to other homes in the area? What can we do to accommodate the seller’s needs? What is the assessed value? How does this home compare to the goals we discussed in our initial consultation? What contingencies do we need to include? We'll use digital signatures to sign offer docs.
Within a determined set of days from Mutual Acceptance of your offer, inspections are performed to ensure the property is right for you.
Bring your driver’s license and your downpayment to the closing Your next steps will be into your new home!
The home is yours to love Make sure to notify important contacts, utilities, etc., of your move.
Once you have found the home you wish to purchase, you will determine the specifics of your offer. Remember, be realistic. We are here to advise you regarding exactly how to proceed in this stage of the transaction process, based on your specific needs, market analysis, levels of competition, while balancing your needs and the Seller’s needs and still making you look the most attractive. To communicate your interest in purchasing a home, we will present the Listing Agent with a written offer The offer will either be accepted, rejected, or the Seller will make a counter offer. This is when we will negotiate terms of the contract, if necessary
There are five primary areas of negotiation: price, closing cost assistance fees, terms, inclusions, possession, and contingencies. We will walk through these as the offer moves forward Once an offer has been successfully negotiated and executed by both parties, it is “Mutually Accepted,” becomes a legally binding contract, and we move into the property inspection period.
After your offer is accepted the inspection will be scheduled ASAP The general inspection will include, but may not be limited to the following: appliances, plumbing, electrical, air conditioning and heating, ventilation, roof and attic, foundation, general structure and an observation of the whole property surrounding the house
The inspection is not designed to criticize every minor imperfection in the home. It is intended to report on major damage or serious problems that require repair defined as ‘Defects.” A property cannot “pass or fail” an inspection, and your Inspector should not tell you whether he/she thinks the home is worth the money you are offering The Inspector’s job is to make you aware of the current condition of the home and recommended maintenance or repairs and then it is your job to assess which defects you would like to have the seller correct for you
The Buyer’s Lender sends final loan documents to the Title Company The Title Company's Closer prepares all closing documents and both Buyer and Seller sign. The Buyer additionally signs all of their loan documents At closing is when the Buyer bring's their "cash to close" which is the amount of money that covers their downpayment, the fees paid to the Lender and the amount of money that the Lender is having the buyer escrow for things like taxes and insurance.
On the day of closing, the Title Company will release the file to record with the appropriate municipality, the deed is transferred from the Seller to the Buyer, and the transaction is complete The Buyer gets the keys to their new home!
Yes, we demand a good attitude from ourselves Life is too short to be a grump. We will be a positive force during this adventure. We will be the steady voice of optimism and encouragement during the inevitable bumps in the road.
This sounds basic, but "bad communication" is the #1 complaint that clients have about Real Estate Agents. We'll be in touch with you in a variety of ways From sending you daily listing alerts, to getting your feedback after showing appointments to weekly check-ins via your preferred method of communication. In addition, we'll be quick to communicate any correspondence from Sellers and their Agents and vice versa.
Our first job is to sit down with you to get to the core of what you are looking for. If you're not sure that's ok too. We will help you get on track to understand the nuances of Madison’s neighborhoods and surrounding communities. We might even introduce you to areas you may have never considered so that you find the perfect niche for your lifestyle There are so many options and Madison is a seamless blend of neighborhoods that all have their own flavor We’ll explore them together
We won't give you the fluff- we'll give you the facts that matter most. We want you to be informed with every detail of the homes that you consider. We are not going to try to sell you on every home we see. We will be frank with you and assess everything from big ticket items to tiny details to make sure that you are considering homes that are truly best for you. We will not only point out the positives but we will point out the negatives that you should be aware of
As your agent, it is our job to work for your best possible price and terms. We take that very seriously. We are going to base our offer on data so that you can put your best foot forward without overpaying. We will ensure that you are selecting the appropriate terms and contingencies. Contract negotiation is one of our greatest tools in our toolbox, so you can be sure that every measure will be taken for your offer to have the best chance of being accepted.
Inspections are important and repair requests are tricky. Our job is to know what is reasonable and unreasonable to request and to negotiate the best outcome for you. We can offer suggestions for contractors, but the ultimate decision is yours If the Seller is providing the repairs prior to closing, we will monitor and document those activities for you.
For our sake and yours, this process with be swift, organized, painless and fun! Real estate transactions are complex and involve a lot of moving pieces and it’s not your job to keep track of all the details. We've got it all covered. Additionally, we'll make sure you are in good hands with our “team” of Lenders, Inspectors, Builders, Contractors, Title and Insurance Professionals. We'll help pair you with the absolute best people in the industry to be sure that those items are handled with the same level of care that we offer.
Dealing with Seller responses, mortgage questions, competitive offer situations not to mention having to move all of your stuff - all create stress. Trust us, we've all been there. We'll be the gentle voice of reason and support if you feel like unraveling.
Convinced a home purchase is in the near future? Your initial step should be to speak with a qualified Lender about how much you can afford to spend. This one step will save you considerable time by allowing you to preview homes you can confidently afford, rather than pursuing properties outside of your determined price range. Also, pre-approval status puts you in a better position over another bidder who is not pre-approved. If you don’t already have a Lender you trust, don’t worry we can help you out there
Before you begin a home search, you should consider creating a practical working budget A good rule of thumb is to allocate no more than a third of your monthly household income to housing costs, including mortgage principal, interest, insurance, and taxes. Work sheets are available online to assist you in determining how your income, debts, and expenses influence what you can and cannot afford each month for the next 15 or 30 years. Plan wisely!
Many home buyers make the mistake of being too specific when searching for the ideal property Prior to previewing homes, you might create a needs/wants list to guide you. Possible “must haves:” the area you wish to live in, amount of square footage, or accessibility to transportation.
Possible “wants:” new kitchen appliances, big trees in the backyard, or an extra room for a study. Understand that a certain amount of flexibility along the way is essential as you aim to satisfy your needs and stay within your pre-determined budget.
Even now, as you are just beginning the home buying process, it is wise to consider the prospect of selling the home you hope to purchase. Life is full of surprises, whether you are having another child, transferring jobs, or taking care of a relative. Remember, as a Buyer yourself, to account for the preferences of future Buyers of your new home. The plans you make now will have a significant impact on your ability to move forward with ease and confidence
Cait is an amazing Realtor to have on your side! She is so knowledgeable about the market, and is well known and respected among other Realtors, Lenders, Contractors...everyone in the business. When issues come up (because they WILL), she is a champion for her clients; not only providing support but also solutions. I'm recommending her to everyone I know!
always available
OUR REAL ESTATE BUSINESS IS BUILT ON THE CONCEPT OF PUTTING YOUR NEEDS FIRST.
THAT MEANS WHENEVER YOU HAVE A QUESTION OR NEED SUPPORT, WE ARE HERE.
I am so thrilled by the opportunity to work together My hope is that this guide has provided you with a deeper understanding of my vision, values, and process, and how our collaboration together will unfold.
If you have any further questions as we move forward, please feel free to give me a call or shoot me an email anytime.
As you begin the process of buying a home, know that I understand the importance of the journey ahead. I am here to alleviate stress from the experience and provide results that truly exceed your expectations.
