Buy With a Plan. Not a Prayer.

The Buyer Plan comes before the house hunt

• Budget truth. What you can actually afford — not the top of what a lender will approve. A monthly number you can live with, decided by you.
• Pre-approval. Locked in before the first tour, so when the right house shows up you can move without scrambling.
• Target neighborhoods. Chosen from your life and the data — commute, schools, resale — not from whatever happens to be listed this week.
• Walk-away rules. The price, the condition, and the terms where you stop. Set now, while you're calm — not mid-negotiation.

The 20% down myth

Twenty percent down is a rule of thumb, not a rule. In practice, buyers put down far less depending on the loan and the program — and Maryland has assistance programs many buyers never hear about. The right number for you isn't fixed; it's a strategy decision that balances your monthly payment, your cash reserves after closing, and what that money could be doing elsewhere. Charlie walks you through the trade-offs before you commit a dollar. Protecting your money is the job.

What a buyer's agent actually costs

Fair question. Ask it early — Charlie will. Buyer's agent compensation is negotiable, and you'll see it in writing before you tour a single home. In many transactions it's paid out of the deal itself. Either way, there are no surprises: you know exactly what representation costs and exactly what you get for it before you're committed to anything. That's how it should work.

Relocating to the DMV

Buying from out of state is a different problem. You can't drive the blocks yourself, and you don't get five trips to figure it out. Charlie builds the plan before you arrive — neighborhoods shortlisted, budget set, financing lined up, and a touring schedule that makes one visit count. Start with the market guides to see how each area moves before you ever book a flight.