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Buying your home starts with choosing the right real estate agent and we

Contact Information

want to thank you in advance for taking the time to read this pamphlet and consider all of the information inside.

Schuyler Williamson REALTOR®, MBA (512) 437-1059

On the following pages, you will learn

what it’s like to work with Williamson Group and see the results we have achieved for our clients. We want to show you how important you are to us and how much the Williamson Group

Kristen Williamson REALTOR®, CPA (512) 733-3674

cares about you and your family. We strive to serve you at the highest level possible!

Taylor Wilson Marketing Manager (512) 714-3391

Once you have reviewed this information and witnessed how successful our approach is for our clients, we trust you will want to partner with us on the purchase of your home. Thank you for your consideration - we truly look forward to serving you and your family very soon!

Gracie Edwards Operations Manager (702) 332-3727

Table of Contents Getting Started 3

Client Testimonials


In Depth Buyer Process


Mortgage Partners

Finding Your Home 9

Finding Your Home


Searching with UsÂ


Making an Offer



About Williamson Group 15

Meet Your Agent


Meet Your Team

Home Buying Resources 17

Austin Area School Guide


Helpful Numbers


Moving Checklist


Real Estate Glossary


Recommended VendorsÂ


What Our Clients Are Saying As a first time homeowner, my experience could not have gone better! Kristen and her ENTIRE team (special shoutout to Gracie!) walked us through step by step this huge unknown process to ultimately make it easy to understand and navigate. Even outside the normal home buying process they provided assistance in finding great contractors, utility options, and other pieces to complete the puzzle. Kristen is amazing. We never felt any pressure, always got fantastic REAL advice, and she was a master in negotiations and final dealings. Most importantly she has an amazing sense of when to press and when to not, which made us feel comfortable in her hands. Lastly, she is on it - as a fast-paced person, I never waited on her call, email, or text. Highly recommend Kristen and the Williamson Group. - Emily H. Buying our first home was as smooth as we expected ONLY because of the amazing team we worked with. We couldn't be happier with how we were treated by Schuyler Williamson and his outstanding Williamson Group Real Estate team. He was extremely responsive, professional, patient and knowledgeable. Gracie is the type of person you wish you could work with everyday! She is top notch fabulous. Overall his team surpassed our every expectations and made this experience enjoyable and easy. - Valeria S.

My wife and I recently purchased a home in Austin, and we had the pleasure of working the Williamson Group. When we say pleasure, we really mean it!   Schuyler, Kristen, and Gracie made sure that making a remote purchase (we live out of state) a painless process.  They asked great questions of us to fully understand our needs, they shared property options that were within our budget, and they checked the many boxes on our wish list.  Schuyler and Kristen run a highly professional organization, and they are extremely knowledgeable of the Austin market. When were ready to present an offer, Schuyler provided excellent advice and supported us throughout the entire negotiation process.  All of his communications were timely and precise, and his recommendations were spot on.  Gracie assisted us in completing all of the required documentation, all the way from the initial offer to the closing documents.  She reminded us of deadlines, researched issues, and pleasantly answered every question we asked of her. Schuyler, Kristen, and Gracie went above and beyond, and they fully exceeded our expectations.   Thanks again, Kristen, Schuyler, and Gracie! - Ed B. 4

IN-DEPTH BUYER PROCESS Whether you are a first-time homebuyer or a seasoned pro, purchasing a home is a big decision and we are here to make sure you are prepared for every step. 

Choose a lender and complete the pre-approval process. Get PreApproved

Conduct initial interview with agent to assess your Interview

needs. Williamson Group sets up listing alert emails.

Track feedback and notes on showing impressions.  View Homes

Send paperwork to lender so your loan application is ready to go when we find your home.

Find your home and make an offer! Make an Offer

Offer includes: Initial offer amount Good faith deposit Down payment amount Selected closing date Copy of pre-approval Buyers' letter to seller

Stop showings and accept additional offers for Under Contract

backup only (sellers). Apply for mortgage with lender. 

General Inspection of property (termite inspection Home

depending on the age of home).


Supplemental inspections based on inspector's recommendation.

Negotiate Inspection Issues

Review inspection results with Williamson Group.   Obtain contractor estimates for repairs Submit repair or credit requests to sellers.

Set up appraisal appointment through lender. Mortgage App

Mortgage Commitment. Receive HOA documentation. Obtain homeowners insurance. Inspection contingencies satisfied. Finalize all lender requirements.

Set up utilities. PreClosing

Confirm move with your moving company. Review closing costs. Select home warranty policy.  Lender Loan underwritten - clear to close! 

Conduct final walk-through the day prior to closing Closing Time

with your agent. Receive keys, any documents, manuals etc for the property.  Submit change of address. 

Celebrate and move-in! Home Ownership


PRE-APPROVAL PROCESS If you have not already, your first step in the home buying process will be to contact a loan officer to secure a loan. 

We are happy to introduce you to our recommended mortgage partner, Max Leaman, and his team at New American Funding. They cannot be beat on customer service and meeting closing timelines!

KELLER MORTGAGE As a benefit of working with Williamson Group, you as a buyer are eligible for the Keller Mortgage program.

As a buyer you would have no lender fees + you receive an extra $1,000 closing credit. Typical lender fees are 1–2%. On $300,000 that’s $3,000–$6,000; after another $1,000 credit that brings the total savings to $7,000, and the interest rate stays nice and LOW!

You can use the savings to: - Qualify for a higher loan amount - Increase their down payment - Improve their offer price - Offset repairs - Buy new furniture - Pay moving expenses


FINDING YOUR PERFECT HOME During our initial discussions, you will provide us with a list of non-negotiables to help us create custom search criteria.

What are some things to consider? - Location           - Square footage - Condition (Fixer Upper or Move-in Ready)  Amenities        

Sear ch C riter East ia: Austi n / Cher rywo o d ~ 150 0 sq ft > 2 b athro oms Move -in re ady

- School District

We make it easy to search for your dream home from any device on our website. You will also have a personal portal created for you using your criteria in the Multiple Listing Service (MLS).

House Hunting During the house hunting process, your buyer agent will meet you to tour selected homes. The average buyer finds the right home within the first 5

The most important key to finding the right home quickly is your feedback. homes they view!


Because of our


partnership with Keller Williams, the largest real estate

in the United States, we have a large network and access to many

groups including the realty ones below:

Market Center Network:

With over 900 agents in our local office and

thousands in the Austin area, we have a vast network that allows us to preview upcoming listings even before they hit the market.

Outside Agent Network:

Our database includes hundreds of agents with

other companies who provide daily email blasts of new properties.


Our team will search through FSBO listings and contact the owner for

you to make an appointment. Most times the homeowner will work with an agent even though their home is not listed, since the agent is introducing a potential buyer to their property.

Social Media

- We're able to search though private Broker Forums, Broker

Undergrounds, and groups like Austin Real Estate Alliance to ensure we are seizing every opportunity to find your perfect home.

KW Pocket Listings

- Our Keller Williams network also provides us access to

exclusive listings not marketed on MLS.


HOUSE HUNTING What makes any city feel like home is its many and varied neighborhoods and there’s no shortage of diverse housing in Austin.

Offerings range from classy downtown condos, elegant old homes and modern show- places, to friendly suburban neighborhoods, to countryside ranches and farmhouses on the outskirts of town. Wherever you choose to live in Austin, you will always find the friendly and neighborly atmosphere that pervades the entire community.

MAKING AN OFFER You've found a home you love and we will guide you through you submitting your offer. We are skilled negotiators that know how to get you the best price and value possible.

We start by completing additional research on the property to write the strongest and most competitive offer. We provide you with the following information to help you decide on the offering purchase price for your home:

Market analysis to verify property’s current market value Analysis of comparable data from recent sales in area Communications with other agents to gather additional info on the property or community

There are two checks that accompany any offer.

Option Money:

Typically $150 to $250 check made out to the seller. This

money goes toward your final closing costs.

Earnest Money :

Typically 1% of the offer price. This shows the seller you are

good for the money and will go toward your final closing costs.



Once an offer has been accepted, our contract-to-close team will help you navigate through inspections, appraisals, and closing in a stress free way. We do all of this at no cost to you, the buyer, as we are compensated by the sellers.

Once the contract is signed, there are still more negotiations, document deliveries, inspections, title details and mortgage tasks to be accomplished to reach a successful closing and walk away with the keys to your new real estate property.

Your Contract-to-Close Coordinator is your dedicated resource to bring it all together. We’re here to coordinate and sort through all of the activities of these companies and people to ensure you understand the process and what specific action items and deadlines are relevant to you.

Much of our activities are done in the background to minimize any extraneous stress on you! We’ll keep your real estate transaction on track, and you’ll have the time and advice you need to assure you’ve covered all of the bases to move you to a successful closing.

About Williamson Group



As an MBA, real estate agent and investor, Schuyler brings a strong background of service and sales, along with a diverse network of Austin connections, to every interaction. Schuyler graduated from the United States Military Academy at West Point, and was the first person to be drafted and play professional baseball out of USMA. After playing for the Detroit Tigers, Schuyler graduated from multiple Army schools, including Army Ranger School, and served for nearly 6 years as a combat arms officer in the Army with the 1st Cavalry and 82nd Airborne Divisions. He was honored to serve overseas in both Iraq and Afghanistan.

In his post-Army career, Schuyler graduated from The University of Texas at Austin McCombs School of Business with his MBA, and served as the Director of Membership Divisions for Keller Williams Realty International. He is also an active speaker and consultant on networking, leadership, productivity, and sales initiatives. He is highly results-oriented and very passionate about helping people achieve their goals.

Kristen Williamson REALTOR®, CPA

Kristen is passionate about Austin and passionate about her clients' experience. From home searching to contractor referrals to home staging, a full service experience is her goal with every client. As a CPA and real estate investor herself, she brings a wealth of knowledge and experience to each transaction. Buying or selling a home is one of the biggest financial investments you will ever make. Let Kristen's background and experience help you as you make this very important decision.

MEET YOUR TEAM When you purchase a home with the Williamson Group, you’re hiring an agent who is part of a team. You are not just hiring an individual but also a set of of proven systems and a level of excellence and impeccable service. Your team will make sure you see the homes that meet your criteria and that everything from contract-to-close is handled quickly and with great communication. This means your agent can focus on getting into the homes that are right for you and negotiating your contract. 

Taylor Wilson Gracie Edwards Marketing Manager Operations Manager

Cory Older Developer

Max Leaman Sharon Kennedy New American Funding Independence Title



GENERAL SCHOOL INQUIRIES AND INFORMATION For general information about the requirements of public schools in Texas, you may contact the Office of General

Have a question about general requirements of school districts under the Texas Education Code? Please see the frequently asked questions below:

• General Questions –


This section answers questions on general school or

You may contact staff members

• School Board Questions –

of this office by phone or e-mail:

education issues. This section answers questions as they pertain to a local school

• Call the Office directly at 512-

board, board meetings, board minutes among other issues.

463-9734 during normal business hours. • Send your inquiry by e-mail to: Spanish speakers are available (se habla español). TEA: Texas Education Agency

• School District Questions – This section answers questions regarding School District issues dress code, immunizations, absentee policy drug searches and more.

• Student Questions – This section answers questions pertaining to issues regarding public school students.

For the full accountability ratings, email us at

• Teacher Questions – This section answers questions pertaining to issues of interest to teachers in the public school system

• Public Information Request –




1 Week Before

Review your relocation package if you have one, and

Make an inventory list of all items going with you

determine what expenses will be paid by your company.

personally. Keep valuable and irreplaceable items such

Start a log of moving expense receipts (some may be tax

as jewelry and heirlooms with you, not movers.


Confirm arrangements and dates with moving &

Get written estimates from moving companies, including

storage companies.

their written commitment of pickup and delivery dates.

Confirm hotel, rental car or temporary housing

Get references. Check the limits of insurance they offer,


and if it covers replacement cost. Purchase additional

Disassemble furniture or others items.

insurance if necessary.

Be sure to check yard and sheds for all items to pack.

Arrange for storage facility, if you plan to store any

Inform all friends & relatives of your forwarding

contents. Check insurance.

address. If your phone service won't be instantaneous,

Arrange transport service for pets or automobiles if

arrange for a temporary voice mailbox.


Social Security benefit recipients should change their

Contact your bank and arrange transfer of your accounts;

address with the Social Security Administration.

order checks with new address; clean out your safety

Notify the IRS of your new address. Check whether your

deposit box.

moving expenses are tax-deductible.

Submit change-of-address forms to the post office; mail

Take pictures of furniture or get fabric samples for

postcards to friends & creditors.

anything you will want to reference for color or

Give day-care center proper notice of withdrawal.

decorating before your goods are delivered to your

Contact schools and arrange for transfer of student

new home.


Set aside a box of cleaning supplies and the vacuum

Contact your doctors for medical records and possible


referrals to new physicians.

Begin making a "Survival Box" for the move.

Change your insurance policies on property, auto and medical. Organize all important documents in a fire-safe box.

1-2 Days Before

Some things you want to include are school records, home

Clean and defrost refrigerator and freezer.

purchase/sale papers, will, marriage/divorce papers, pet

Reconcile and close bank accounts, unless you will be

documents, financial records, stock certificates, social

using another branch of the same bank.

security cards, birth certificates, and passports.

Conclude financial matters relating to the sale or lease

Give notice of resignation to any clubs, organizations or

of your home.

volunteer activities you belong to.

Movers or your family should complete packing of all

Cancel newspaper subscriptions.

household goods for the move. Make sure are boxes

Arrange for hotels, rental cars or temporary housing as

are clearly marked


2 Weeks Before

Moving Day Confirm delivery address, directions and delivery date

Take a ruthless walk-through to determine what you really

with the movers.

want to take.Tag the rest of it and hold a garage sale or

Carefully supervise the move. Make sure boxes are

donate it.

clearly marked and your instructions are understood.

Clean out club, gym and school lockers; pick up all dry

Clean the home and check entire grounds before



Arrange for the disconnection or changeover to your new

Check thermostat and make sure temperature is set

home of all utilities.

appropriately. Make sure all windows/doors are closed

Have measurements taken of the rooms in your new

and locked, and all appliances are turned off.Â

residence and use floorplans to determine where

Leave forwarding address, garage door openers & any

everything will go.

keys, if agreed to, for the new owners or renters.

Begin packing less-used items. Label each box, and keep

If your home is going to be vacant when you leave,

an inventory.

make sure a relative, neighbor or real estate agent has

Retrieve and return all borrowed items from neighbors &

the keys and how to contact you. Also, notify your


insurance agent and police department that the home

Clean out the cupboards & plan remaining meals so you

will be empty

can pack what you don't need, and don't buy any more perishables than you have to. Clean and defrost refrigerator and freezer.

On Arrival

Reconcile and close bank accounts, unless you will be

Check to make sure all utilities are on and working

using another branch of the same bank.


Conclude financial matters relating to the sale or lease of

Let family members or friends know you have arrived

your home.

safely. Check in with your employer & real estate agent

Movers or your family should complete packing of all

to confirm itineraries.

household goods for the move. Make sure are boxes are

Supervise moving crew on location of furniture and

clearly market.

boxes. Give the kids a job to do - let them start on their rooms. Usually, the kitchen and the kids rooms are the best to set up first, as it helps them feel at home. Go over the Bill of Lading from the moving company very carefully before signing; check for damaged items first, as this is usually binding once signed.

REAL ESTATE GLOSSARY Acceptance: the date when both parties, seller and buyer, have agreed to and completed signing and/or initialing the contract.

Adjustable Rate Mortgage: a mortgage that permits the lender to adjust the mortgage's interest rate periodically on the basis of changes in a specified index. Interest rates may move up or down, as market conditions change.

Amortized Loan: a loan that is paid in equal installments during its term.

Appraisal: an estimate of real estate value, usually issued to standards of FHA, VA and FHMA. Recent comparable sales in the neighborhood is the most important factor in determining value

Appreciation: an increase in the value of a property due to changes in market conditions or other causes. The opposite of depreciation.

Assessment: an amount of money that must be paid monthly by owners of certain types of residential properties to assist with maintaining and improving properties in the homeowners’ association. Also known as Home Owners Assessment or HOA Dues.

Assumable Mortgage: purchaser takes ownership to real estate encumbered by an existing mortgage and assumes responsibility as the guarantor for the unpaid balance of the mortgage.Â

Bill of Sale: document used to transfer title (ownership) of PERSONAL property.

Closing: the process of executing legally binding documents associated with the purchase of real estate.

Closing Costs: costs paid at the time of the closing in addition to the down payment, may include loan origination, title charges, credit report fee, document preparation fee, mortgage insurance premium, inspections, appraisals, prepayments for property taxes, deed recording fee, and homeowners insurance

Cloud on Title: a claim that impairs the title to real property.

Comparables (Comps): used in establishing the fair market value of a property, a property which has been sold recently that is similar in size, condition, location and amenities.

Deed: a written instrument, which when properly executed and delivered, conveys title to real property.

Discount Points: a loan fee charged by a lender of FHA, VA or conventional loans to increase the yield on the investment. One point = 1% of the loan amount.

Easement: the right to use the land of another. Owners commonly grant easements for the placement of utility poles, utility trenches, water lines or sewer lines.


Earnest Money: the deposit a buyer makes at the time of submitting an offer to demonstrate the true intent to purchase.

Encumbrance: anything that burdens (limits) the title to property, such as a lien, easement, or restriction of any kind.

Equity: the difference between what something is worth and any load secured by the asset.

Escrow Payment: that portion of a mortgagor’s monthly payment held in trust by the lender to pay for taxes, hazard insurance and other items as they become due.

Fannie Mae: nickname for Federal National Mortgage Corporation (FNMA), a tax-paying corporation created by congress to support the secondary mortgages insured by FHA or guaranteed by VA, as well as conventional loans.

Federal Housing Administration (FHA): an agency of the U.S. Department of Housing and Urban Development (HUD). Its main activity is the insuring of residential mortgage loans made by private lenders. The FHA sets standards for construction and underwriting but does not lend money or plan or construct housing.

FHA Insured Mortgage: a mortgage under which the Federal Housing Administration insures loans made, according to its regulations.

Fixed Rate Mortgage: a loan that fixes the interest rate at a prescribed rate for the duration of the loan.

Foreclosure: procedure whereby property pledged as security for a debt is sold to pay the debt in the event of default.

Freddie Mac: nickname for Federal Home Loan Mortgage Corporation (FHLMC), a federally controlled and operated corporation to support the secondary mortgage market. It purchases and sells residential conventional home mortgages.

Graduated Payment Mortgage: any loan where the borrower pays a portion of the interest due each month during the first few years of the loan. The payment increases gradually during the first few years to the amount necessary to fully amortize the loan during its life.

Lien: a monetary claim against a property.

Loan to Value Ratio (LTV): the ratio of the mortgage loan principal (amount borrowed) to the property’s appraised value (selling price). Example – on a $100,000 home, with a mortgage loan principal of $80,000 the loan to value ratio is 80%.

Mortgage: a legal document that pledges a property to the lender as security for payment of a debt.

Mortgage Insurance Premium (MIP): the amount paid by a mortgagor for mortgage insurance. This insurance protects the investor from possible loss in the event of a borrower’s default on a loan.

Note: a written promise to pay a certain amount of money.

Offer: made by a buyer to purchase a property at a specific price from the owner of the property.

Origination Fee: a fee paid to a lender for services provided when granting a loan, usually a percentage of the face amount of the loan.

Settlement Statement (HUD-1): a financial statement rendered to the buyer and seller at the time of transfer of ownership, giving an account of all funds received or expended.

Severalty Ownership: ownership by one person only. Sole ownership.

Tenancy In Common: ownership by two or more persons who hold an undivided interest without right of survivorship. (In event of the death of one owner, his/her share will pass to his/her heirs.

Title Insurance: an insurance policy that protects the insured (buyer or lender) against loss arising from defects in the title.



Gary W. Greif, P.C.

Quality Foundation Repair



Title Company

Tucker Engineering

Independence Title Sharon Kennedy, Escrow Officer



Tank Sweep/Removal

Mortgage Lender

Rainbow Septic

Leaman Team Powered By New American Funding Max Leaman, Branch Manager/Sr. Loan Officer


Asbestos Removal

512-617-5636 Lonestar Environmental Keller Mortgage




Homeowners Insurance

Acevedo’s Tree & Lawn Service 512-470-0703

Goosehead Insurance


Guy Wehman, Agency Owner 512.531.9642


A.C.E Chimney Sweep 512-529-6571


Austin Property Inspections

360 Roofing



512-280-7663 Jen Tex Roofing

Claudia Villarreal





Simply Sold

Woods Comfort Systems


512-693-9340 Cool Horizons Your Home Works Nicholas Catanese, President



Mold Remediation


WOW Total Cleaning 512-291-0048

Mr. Handyman of South Austin


512 -282-5700

Carpet/Flooring Carpets by Conrad

J and M Pro Pest Services 512-294-0119


Tim Shanahan 512-280-6120


A&D Windows 512-918-2676


Accurate Leak and Line 512-219-5325


Infinity Moving Company 512-628-0200


Klock’s Electric

Mr. Rekey





To build a company where we can live a life by design, provide a legacy to our children, and chase growing opportunities.


Our company is comprised of a team that cannot envision working anywhere else and our clients are always looking forward to their next interaction with us.


Our strong family values guide our business decisions. We are grateful for the opportunity to grow a business that is our family legacy. We value our team, business partners and clients as our friends and members of our family.

We serve others by working as a team with a positive attitude and family spirit. We lead with love in all our interactions.

We value all people. We are good people who care about maintaining open and respectful relationships through honest communication.

We play to win with competitive, resilient and humble spirits. We take pride in being a championship team.

We are focused on maintaining standards of excellence. Our business dealings are always of the highest integrity.

We believe that leaders eat last (instead of "eat last" which is Simon Sinek's token phrase now... we just say, "We believe that leaders share."). We are committed to being charitable and dependable members of our community. Our business and lives are made richer when we share what we have with others. .

Every person we interact with is either happier or a better person when they leave us. The difference is determined on how much time we get to spend with one another.

Buyer Guide  

Kristen Williamson Williamson Group Real Estate

Buyer Guide  

Kristen Williamson Williamson Group Real Estate