Buying a home, whether it’s your first, fi h or fi een can be one of the most exciting and equally dauntin experiences.
Big life changing decisions that we are totally here for.
At Thrive, our vision has always been clear—to move lives. And of course real estate, aka your next hom dog park, trail head or brewery has a big part to p in that for us.
Who We Are
Our mascot is a Llama (there is a back story)—some we’ve served thousands of buyers and sellers across inception in 2011.
We’re boutique in nature, but pack a big punch when results for our clients.
We steadfastly pursue long-term relationships over transaction—this is sacred and reflected and lived Mission Vision and Values.
Our Mission
We simplify and clarify home buying and selling.
Our Vision AT WE DO
Y WE DO IT
We move people to their better life.
W WE DO IT
We advocate selflessly, execute tightly and live Our Values
Stats That Matter
Here are a few stats that we think are important for you, as a buyer, to consider when choosing your Real Estate Advisor - and yup, we consider ourselves Advisors, an elevated version of an “agent.”
Why? Because in all honesty, getting your real estate license is not that hard, and we operate in a lifetime advisory relationship, not just for the duration of a transaction.
Our services don’t stop at the closing table and we work tirelessly to elevate our standards, expertise and processes to provide our clients with more than they expect and everything they deserve.
Our Distinct Process
At Thrive, we have a well worn mantra that goes a little something like this...
“Tell people what to expect, before it happens, so that when it happens, they are not surprised.”
It’s also commonly referred to as “skating ahead of the puck.” Why should you care?
Well, there are literally thousands of agents to choose from when you buy a home. But the majority won’t be able to articulate “what you get” if you choose to work with them...mainly because you don’t get much of anything.
At Thrive, we’ve taken the time to design a predictable process and a concierge style service that decreases stress and increases the likelihood of locating, negotiating, and celebrating the home you envisioned.
It’s represented simply overpage, but when you work with a Thrive Advisor, you can count on a high level of knowledge, advisorship and execution at every step of the way.
In short, nobody does more to guide you to the right home at the right price.
SCAN QR CODE
Here's how we do this.
BUYING SIMPLIFIED
This Buyer Guide is less about
us,
and more about you.
Consider it a roadmap to your better life.
It’s jam packed with our very best buyer strategies, resources and contacts to help you navigate the local real estate market. By the time you’re moved in, it should be dog-eared and well worn. Keep it to hand throughout the process and let’s get you started.
•
• • Prefer honest, realistic guidance over hype and flashy sales tactics; Value professional advice and a full service experience over a part-time agent; and Believe that nothing should be done, unless it’s done properly.
Your Better Life
SO WHAT IS IT, REALLY?
When we think about the concepts of “Better Life” and “real estate,” it's easy to focus on the property first. We like to approach it the other way.
We look at people first (you), then the property and how that gets you to your real better life.
So what is it? This better life of yours?
Is it running on the weekends, being close to the best bars and breweries, a great community of close neighbors and friends, a shorter commute to work, your first step to building generational wealth, a ride down the BeltLine?
Whatever it is, hold this vision close when you’re pursuing your property goals.
Your Property Goals
It’s time to get crystal clear on your property goals. One thing we know for sure is that looking at more homes does not equal more clarity - in fact, it’s often a fast-track to house-hunt burn out.
In working with thousands of our clients over many years and across many market cycles, whether they be head or heart led, those with the strongest vision of their property goals have the easier path to them.
Use these prompts to establish your north star during the process of seeking out and securing your home.
Property Goals
Even better, share these with your Thrive Advisor so they can help clear the path to your home with your better life in clear view.
BEDS/BATHS?
GARAGE?
(More importantly, what’s in your garage?)
SQUARE FOOTAGE?
NEED A FLEX/OFFICE SPACE?
WHAT’S YOUR IDEAL TIMEFRAME?
WHAT’S YOUR MAX BUDGET?
WHAT’S YOUR MONTHLY PAYMENT BUDGET?
HOW LONG DO YOU PLAN TO LIVE IN THE HOME FOR?
WHAT NEIGHBORHOOD(S)?
PROPERTY CONDITION?
(turnkey, cosmetic updates only, fixer is fine)
STYLE OF HOME
(ranch, historic, modern, condo, townhouse)
YARD OR NO YARD?
URBAN, SUBURBAN, RANCH?
ANYTHING ELSE I SHOULD KNOW?
The 70/20/10 Rule Pro Tip
It’s rare to find a house that is 100% perfect - even on a multi-million dollar budget. We’ve found that if you look at any house through the 70/20/10 Rule, you’ll be a lot closer to “the one”.
70%
the amount you must love about the house, as is.
20%
the amount you’d be OK to change about the house once you move in.
10%
the amount you must simply be OK to live with, as is.
Of course, these ratios may change if you are a die-hard renovator and love “a project.” but 70-20-10 is a good general rule of thumb for most buyers to keep in mind.
Deal Makers & Breakers
When it comes to your new home, what are three things that you cannot live with, and without. These should be kept “top of mind” at all times when looking at homes - both online and in person.
Examples of deal makers are things like - must have a yard for Fido, close to xyz location, ensuite in primary bedroom. Deal breakers can be things like - a busy road, an HOA, homes older than 100 years, for example. By getting clear on these, you save a ton of time and emotional energy throughout the process.
DEAL MAKERS
DEAL BREAKERS
Navigating The Market
YOUR BUYING JOURNEY
All great journeys start with a first step and when you’re buying a home, having a team of experts on your side from that very first step can be a huge asset. From ever-changing market conditions, to financing rules and regulations, to city-specific laws, it pays to work with a qualified REALTOR® up front and early in the piece.
Here’s a brief overview of what that journey looks like.
Thrive Advisors live, work and play across the greater Atlanta area and our goal is to zero in on the right home purchase for you, your lifestyle, needs and budget—and have fun doing it.
1. Engage a Thrive Advisor
2. Select a seasoned mortgage professional
3. Pre-underwrite for a loan
4. Create a needs & wants list
5. Visit properties
6. Understand which aspects will help or hinder later resale
7. Rank the houses you visit
8. Make an offer (and have it accepted)
9. Perform due diligence
10. Finalize financing
11. Move to your better life
Must Haves to Win in this Market
YOUR BUYING JOURNEY
Property in Georgia is highly sought after and having an experienced full-time Real Estate Advisor to help you navigate the market conditions at the time you’re buying is mission critical.
Here are just a few of the ways we can help you secure your property:
Understanding that price is not the only factor when negotiating a win for you. Our Advisors are ninjas when it comes to leveraging non-financial strategies such as appraisal gap, inspection waiver, timing, communication with the Seller’s Agent...you’d be shocked at how many agents simply send in offers without even talking to the listing agent!
Micro-stats and neighborhood-specific market knowledge is critical in understanding how to develop a winning offer.
The showing cycle is another important factor in crafting an offer - we understand the nuances of this and how it can impact your buying strategy.
All about the Money
UNLESS YOU’RE PAYING CASH WHEN YOU BUY YOUR HOME, YOU’LL ALSO NEED TO BUY YOUR LOAN.
Speaking about winning strategies, after hiring a Thrive Advisor, your next port-of-call (if you haven’t done it already) is to connect with a professional local lender to get you properly qualified to start shopping.
Pro Tip
Get pre-underwritten with the lender you intend to work with before you start touring homes with your Thrive Advisor. This will not only give you a price-point to zone into, but also put you in a stronger position to win if “the one” happens to hit the market.
The Strongest Lending Position
If you’re in it to win it, you should seek the strongest financial position. This is what that looks like.
1. PRE-QUALIFICATION
Typical of big banks and online brokers. Requires minimal documentation or verification. This is the weakest type of approval. The best lenders will not do them.
2. PRE-APPROVAL
Some documentation such as tax returns, W2’s, pay stubs, and account statements are provided and verified by a loan officer or processor. In addition, credit is usually checked. Underwriters, the folks who will make the final decision about your loan, are not involved. This is the most common approval type and is stronger than the pre-qualification.
3. PRE-UNDERWRITING
With this level, all documents in the pre-approval level in addition to IRS transcripts, employment verifications as well as more forensic, borrower specific, documents are provided and verified by an underwriter. Most lenders will not take this step, but this is the strongest approval and gives you the most negotiating leverage when making an offer.
Closing & Settlement Costs
In addition to your loan down payment, there are other costs associated with buying a property. Some of these are in the form of fees at closing (such as lender and title fees), some are pre-paid escrow funds, and others are in the form of out of pocket expenses prior to closing to pay for items such as home inspections and your appraisal.
Your lender will give you an estimate of what your closing and settlement costs are likely to be within three days of your loan application, but it’s always good to count on around 1-2% of your loan amount for these costs.
Here is a table of these fees. Those due at closing will be finalized and provided to you a couple of days prior to closing by the title company via a final Buyer Settlement Statement.
The settlement statement will also include your down payment - so essentially everything you owe to make the property yours. Usually you can bring a cashiers check or wire the funds to the title company.
Appraisal
Didknow?you
Audit & Compliance Fee
Real Estate Closing Fee
Most attorneys accept closing funds via check or wire, however some have limits on how much you can bring via a check. Prior to closing, please call the attorney or ask your Advisor about this in your case.
This fee is negotiable in the contract but usually split 50/50 between buyer and seller.
ILC (Improvement Location Certificate)
General Inspection Fee
Sewer Scope
Radon Test
Record Deed of Trust Fee
If you buy a property with a loan, the following fees may apply (check with your Lender):
Title Insurance (Lender Policy)
Loan Closing Fee $400
Wire Transfer Fee from Bank
Lender Origination Fee
Loan Interest
Insurance Escrow
Tax Reserve/Escrow
Tax Certificate
Recording Fee
Courier Fees
Transfer Fees
Documentary Fees
$20 - $50
If you buy a property in an HOA, you may also be responsible for:
Working Capital
Transfer Fee
Usually three months of pre-paid HOA fees
Status Letter Fee At Closing
At Appraisal At Closing At Closing At Closing At Inspection At Inspection At Inspection At Closing At Closing At Closing 48 hours before Closing At Closing At Closing At Closing At Closing At Closing At Closing At Closing At Closing At Closing At Closing At Closing
The Roller Coaster
Like any good rollercoaster ride (or Sykview Atlanta), the line up to buy a house is full of anticipation, excitement and (sometimes) dread. We get that, and are with you at every turn, peak and valley.
UNDER CONTRACT POSITIVE
(Confidence, Joy, Hope, Enthusiasm)
EMOTIONS
NEGATIVE
(Anxiety, Fear, Worry, Apprehension)
Contracts 101
POST-INSPECTION
Georgia has some of the strictest real estate laws of any state—covering disclosure rules, HOA rules and regulations, and much more.
If the smallest detail is overlooked, it can create a stressful home-buying experience. We’re trained and have rock star Transaction Specialists on your team to cross every “T” and dot every “I”, so you don’t have to.
The Typical Contract Process in Georgia
Purchase and Sale Agreement
A Purchase and Sale agreement creates a valid, enforceable contract that legally binds a seller and a buyer of a residential property. This agreement has been created and preapproved by attorneys and the Georgia Association of Realtors (GAR). It covers all the important terms for the transaction, including purchase price, financing terms, legal description of the property, buyer's earnest money (1.5%-5%), rights and obligations of both parties, due diligence and closing date and possession.
Binding Agreement
In the Purchase and Sale Agreement, once all parties reach mutual agreement, that date is referred to as the acceptance date and the date the offering party receives written notice of the acceptance is referred to as the binding agreement date. The party receiving the written notice of acceptance is responsible for notifying the other parting of the binding agreement date. Once the binding agreement date is established, all time-restricted obligations begin the following day.
Earnest Money Deposit
The earnest money or "good faith" deposit that accompanies the contract or offer is typically between 1.5%-5% of the purchase price. It is determined by the buyer and may be negotiated in the initial offer. This money is typically held by the Closing Attorney and can be submitted using a direct bank transfer on their website, a wire or a personal check dropped off at their office. The contract states that if a buyer breaches any of their obligations or warranties under the contract, the seller may have the right to retain earnest money as liquidated damages.
Due Diligence Period
The due diligence period is a predetermined time where the buyer may conduct any evaluations, inspections, appraisals, examinations, surveys, HOA document review or additional testing. The time frame begins with the binding agreement date and the buyer may terminate for any reason and receive a refund of their earnest money. If the buyer wants to proceed, they may submit an amendment to address concerns with the property, which would be negotiated between buyer and seller. Once completed and due diligence timing is up, the buyer must proceed with the sale.
Appraisals
An appraisal is an opinion of a property's value, quality, or utility. An appraiser creates an appraisal report based on an inspection, research, and current market trends. Many lenders require an appraisal to be completed prior to lending on the home. The exact appraisal deadline is typically found in the Financing Contingency Exhibit.
Closing Date and Possession
The Purchase and Sale Agreement dictates the exact closing date the sale shall take place and the exact possession date the buyer may take possession of the property. It also states that both parties upon written notice can agree to extend closing by up to seven days should the loan be unable to close or should the seller fail to satisfy title. Properties are typically transferred from Seller to Buyer in a 'broom swept' condition.
Getting Started
This is called the “so, you wanna date” section. It’s where we stop “flirting” with each other and get serious about working together and moving you to your better life.
As a buyer in Georgia, there are several ways you can be represented, and in essence, there are a few core documents that kick off the process. Your Advisor can guide you through these in detail, but here’s a quick rundown.
•
•
Transaction Brokerage: A transaction brokerage relationship is one in which a real estate broker assists both parties in a real estate transaction, but does not enter into a client relationship, nor represents, either party.
• Buyer Agency: When a real estate broker represents the buyer in locating and assisting the buyer in negotiating the purchase of a property suitable to the buyer, a buyer agency is created and the buyer enters into an agreement with the brokerage. A real estate broker can be compensated by one party, yet represent another party, therefore, the fee or a portion of the fee could be paid by the seller to the seller's broker. In these situations, the seller also agrees that the seller's broker will share the compensation with any buyer's broker. With some buyer brokerage engagement agreements, the buyer pays a fee or directly compensates their broker.
Customer: Brokers who represent one party in a real estate transaction as a client can still help the other party in the transaction by performing ministerial duties for the other party. So... Wanna go on a date?
Writing Your Story
We love what we do and the clients we get to work with. Whether you’re first-time-buying, upsizing, downsizing, moving into the State or just across the street. We’d love to be part of that journey and part of your Better Life Story.
Kitchen
Living Room
Dining Room
Laundry
Bathroom 1
Bathroom 2
Bathroom 3
Primary Bedroom
Bedroom 1
Bedroom 2
Bedroom 3
Bedroom 4
Office
Flex Room
Ceiling Height
Basement
Base Ceiling Height
Garage
Resource Roundup
If you need to flip to a FAQ or want to dig deeper into Thrive or the buying process, here are a few extra resources.
A BUYER'S AGENT?
Whether you work with a Thrive Advisor or not, you should know everything a buyer’s agent should do for you on your property journey.
FIRST TIME BUYER TIPS
A great list of tips and tricks to prepare you to buy your first home.
REAL ESTATE TERMS
Don’t let the lingo confuse you. We’ve simplified and clarified some of the RE jargon in this handy glossary.
See how your choice in working with a Thrive Advisor impacts homelessness on a global scale through our charity partner, New Story. THRIVE GIVES BACK
HOWS THE MARKET?
Get an up-to-date, non spammy, micro-niched snapshot of the Denver market and how it may impact your property purchasing decisions.
UNDERSTANDING CREDIT SCORES
A simplified overview of credit scores and how they impact your lending and buying powers.
THE MORTGAGE PROCESS
A quick and easy-to-follow break down of the key components of the mortgage process. Remember, you’re buying a loan as well as a house.
MORTGAGE CALCULATOR
This online calculator will help you estimate your monthly payments, including taxes and mortgage insurance.
NOTES WORTH KEEPING
About Thrive
Our Core Values
ADVOCATE SELFLESSLY
Thrivers choose to pursue relationships over chasing transactions.
EXECUTE TIGHTLY
Thrivers are vigilant, diligent, and proficient.
LIVE LIGHTLY
Thrivers take their roles extremely seriously, but do not take themselves too seriously; lightheartedness is a promotable attribute.
Fun Facts
Over a decade of home buying & selling.
Over a billion dollars of real estate sold.
Rated #1 in the country by Zillow for Customer Experience.
Over 2,800 online Five-Star Reviews.
In summary, Thrivers value humility while being extremely good at what they do, and embrace the responsibility of their roles.
