For those invested in the Nashville community and want a piece of it to call their own, Onward is more than a brokerage — we are a locally owned community of real estate agents deeply committed to making Middle Tennessee a great place to live for all of us.
Through our collaborative approach and personalized support, we deliver unmatched training and deeply rooted market expertise to help our agents thrive.
Because when our agents succeed, our clients and community do, too. Because it’s more than a house.
It’s a place we call home.
INVESTED IN NASHVILLE
Real estate is local and so are we. Our leadership team has worked in Middle Tennessee for more than 50 years — and we’re not going anywhere. When you work with Onward, you’ll get deeply rooted local expertise that knows how to navigate the local market so you can make the best investment.
EXPERT AGENT COMMUNITY
At Onward, you don’t just get an agent — you get access to an expert community of Realtors. We’ve built the most collaborative real estate brokerage in Nashville, so you can tap into a team of experienced agents dedicated to helping you achieve your goals.
TRUSTED, QUALITY AGENTS
We don’t care about being the biggest real estate brokerage in Nashville. We want to be the best. That’s why we don’t select just anyone to be on our team. We hand-pick quality agents who fit our culture and meet our service standards. The result is a team you can count on to help you find your next home or make your next move.
1
Preparation
Together, we will discuss your needs, preferences, lifestyle, goals, and price range. Discoveries made during this phase will impact our timeline and determine our search parameters.
CONSULTATION
• Discuss the various services, purchasing process, and anticipated outcomes.
• Align on your desired home location, timeline, and essential features.
• Review the pre-approval process and financing options.
• Execute the exclusive buyer broker services Agreement.
BUDGET FACTORS
• Down Payment: 3.5–5.0% required. Additional loan programs are available for larger down payments.
• Mortgage Qualification: Loans are determined by Credit Reports, Assets, Income, and Property Value.
• Rates: Review current mortgage rates and discuss fluctuations and rate-locking options.
• Debt-to-Income Ratio: Between 33–38%
• PITI: Between 25–28% of your gross monthly income: Principal on Loan, Interest on Loan, Property Taxes, and Homeowners Insurance.
FINANCING & PRE-APPROVAL
• Evaluate various mortgage sources and products.
• Get connected with mortgage lender to obtain pre-approval.
ESTIMATED EXPENSES
• Earnest Money: Typically 1% of purchase price
• Inspection Fees: Between $500–$1000
• Appraisal Fee: Approximately $500
• Additional closing costs: Around 3% of purchase price, including title insurance, lender fees, and homeowner insurance
WHAT YOU NEED TO BE PRE-APPROVED
• Social Security number
• Two most recent pay stubs
• Last year’s tax return
• Two most recent bank statements
• Last year’s W2
AS YOUR AGENT, I WILL:
Suggest a local mortgage lender who can greatly improve the outcome of your home purchase.
Provide guidance on the latest market conditions and trends that may impact your purchasing ability, and establish realistic expectations according to your financial limitations.
Advocate for you and your interests throughout the entire home buying process.
2
Home Search
Finding the “perfect home” is often more expensive than any budget can accommodate. Our goal is to get as close to that ideal as possible, and we frequently find that buyers are very satisfied with a home that fulfills about 85% of their wants and needs.
Keep this in mind when viewing homes and identifying which factors are most important to you.
SEARCH SETUP
• Create search criteria based on the key features of your ideal home:
• Location - Consider school systems, work, commute, neighborhood amenities, etc.
• Size and Property Type
• Property Condition
• Features and Amenities
• Price
• Identify which home features you can compromise on and which are must-haves.
• Look for potential homes online (Onwardre.com, MLS, Zillow, etc.)
PROPERTY PRE-SCREENING
• Off-market and coming-soon listings are filtered through Onward’s exclusive agent network.
• Private broker open houses are attended, and new listings are previewed.
• The listing agent is contacted to gather information about property details.
• Explore the home, neighborhood, and other important features.
PROPERTY TOURS
• Private showings are arranged with the listing agent.
• Attend showings and open houses.
• Observations and potential concerns are noted during the viewing.
AS YOUR AGENT, I WILL:
Set up home search alerts on MLS (automatic notifications for listings that meet your specifications).
Look for exclusive upcoming listings and investigate new developments and off-market options.
Arrange and join all property viewings.
Respond to your queries regarding homes that catch your interest.
Reach out to the listing agent for information on property specifics and seller needs.
Analyze all feedback from viewings and modify search criteria as necessary.
Keep an eye on the market for any changes.
Offer a Comparative Market Analysis (CMA) on properties you are seriously considering to assist you in crafting a competitive offer.
Offer 3
As soon as you discover a property you wish to make an offer on, we will explore various strategies that can provide you with the greatest edge in securing a successful bid.
OFFER SUBMISSION
• The offer is crafted based on the property and your needs, including:
• Price
• Timeline
• Earnest Money
• Contingencies - Financial, Appraisal, Inspection, Home Sale
• A written offer is submitted in the form of a Tennessee Association of Realtors® (TAR) Purchase and Sale Agreement.
NEGOTIATION OF TERMS
• Your offer is delivered to the listing agent and can be accepted, declined, or met with a counteroffer from the seller.
• The terms of the contract are discussed and negotiated if necessary.
AS YOUR AGENT, I WILL:
Maintain prompt communication between you and the listing agent.
Offer guidance on crafting the most appealing offer based on current market and property conditions while considering your needs.
Assemble the offer package, including a cover letter, preapproval letter, agency documents, and other essential paperwork.
Present all documentation for the seller and listing agent’s evaluation.
Assess counteroffers or addendums, if necessary.
Verify contract acceptance and examine the documents.
Contract
As soon as we have established an agreement with a seller, I will share a schedule and keep everyone informed about the process leading to the closing. I will assist you in understanding the contract terms and any last-minute discussions to ensure a smooth closing.
ESCROW & TITLE
• The Purchase and Sale Agreement is accepted and endorsed by all parties, turning it into a legally binding contract.
• A schedule based on the contract date is put into action.
• Earnest Money Deposit is made.
• A title report for the property is commenced, and any significant terms are examined.
FINANCING AND APPRAISAL
• Financing is initiated by the lender.
• An appraisal is requested and arranged.
• The appraiser evaluates the property’s condition and market value.
• The appraisal report is examined, and any inconsistencies are addressed.
• A lower appraisal is negotiated with the listing agent, seller, and lender, if needed.
• Review and sign the documents for appraisal and removal of finance contingencies.
• Confirmation of financing and appraisal approval is obtained from the lender.
DISCLOSURES
• Disclosures and reports are thoroughly reviewed with you.
• If necessary, further written disclosures or inspections will be requested.
• All documents are signed.
• Copies will be given to the respective parties of the transaction.
INSPECTION
• Inspections are arranged, and details are shared with all involved parties.
• The inspectors’ comments or issues are examined, and any necessary follow-up actions or further inspections are addressed.
• A copy of the inspection report will be provided to you.
NEGOTIATIONS OR CREDITS
• The report’s results are examined along with possible future actions, such as discussions regarding repairs or credits, if necessary.
• Addendums and the removal of contingencies are prepared, assessed, and authorized.
AS YOUR AGENT, I WILL:
Suggest a title company, a local lender (if necessary), and nearby service providers for inspections, home enhancements, and repairs.
Compile appraisal comparables and share insights and significant property characteristics with the appraiser.
Arrange and participate in home inspections.
Address any concerns, inquiries, or clarifications with the listing agent.
Draft repair proposals, if required.
Make certain that all inspections and repair requests are finalized within the due diligence timeline specified in the contract.
Ensure that all essential documents are signed and all contractual obligations are promptly fulfilled in preparation for closing.
PREPARATIONS & WALK-THROUGH
• Submit any extra paperwork asked for by the lender or title company.
• Organize finances to ensure all closing expenses are accounted for.
• Obtain homeowners insurance for your new residence.
• Schedule utility services to be activated on the day you take possession.
• A final walk-through appointment is scheduled to examine the home one last time before closing.
• Verify that the property’s condition meets expectations and all agreed-upon repairs have been made.
• Address any concerns about the property before closing, if needed.
SIGNING & FUNDING
• Sign the final loan documents and closing disclosure from the lender.
• Send the required closing funds via wire transfer.
• Purchase title insurance to protect against losses from title issues that could impact ownership.
• Closing documents are signed and the deed is transferred to you.
• Celebrate!
Closing
Together, we will discuss your needs, preferences, lifestyle, goals, and price range. Discoveries made during this phase will impact our timeline and determine our search parameters.
AS YOUR AGENT, I WILL:
Ensure all paperwork is signed and prepared for a timely closing.
Accompany you during the final walk-through of the property.
Develop a plan with the listing agent to address any questions or concerns during the final walk-through.
Attend the closing to answer any final questions.
Provide ongoing support by offering moving checklists and staying in touch with updates on property values.
