Frequently Asked
Questions

Diamond guides buyers through every step of purchasing a home — from the very first conversation all the way through closing day. She starts with a discovery call to learn what you're looking for, connects you with a trusted lender if needed, runs a customized home search, schedules and attends all showings with you, negotiates the offer and all terms on your behalf, and manages the transaction from contract to keys. You never have to figure it out alone.

Buyer agent compensation is part of the real estate transaction and Diamond will walk you through exactly how it works for your specific purchase during your first call. The structure depends on the property and the seller, and Diamond is fully transparent about it upfront — no surprises.

You don't need to be pre-approved to have your first conversation with Diamond — but she will strongly recommend getting pre-approved before touring homes. In today's market, homes can move fast. Pre-approval puts you in a position to act when you find the right one. If you don't have a lender, Diamond has trusted lending partners she can refer you to at no cost.

A Buyer Broker Engagement Agreement (BBEA) is a formal agreement between you and Diamond that establishes her as your exclusive buyer's agent. It outlines her duties to you, the compensation structure, and the term of the relationship. Diamond will walk you through the BBEA in your buyer consultation — she does not show homes without one because it protects both of you. Think of it like hiring a contractor: you want the terms clear before work begins.

Here is Diamond's typical buyer process:

1. Discovery call — she learns your goals, timeline, and situation.
2. Lender connection — you get pre-approved so you're ready to move.
3. Buyer consultation — a 60-minute deep-dive into the market, your search criteria, and how Diamond works. The BBEA is signed here.
4. Active search — Diamond sets up your MLS portal, sends you curated matches, and schedules showings.
5. Offer and negotiation — when you find the right home, Diamond crafts and negotiates your offer.
6. Under contract — she manages inspections, appraisals, and all deadlines.
7. Closing day — the final documents are signed, funds transfer, and you receive the keys to your new home.

Diamond is not a lender, so she cannot make decisions about your credit. What she can do is connect you with a trusted lender who can review your credit, tell you exactly where you stand, and lay out a clear path to get you purchase-ready. Some people are closer than they think.

It depends on the loan type. VA loans — available to eligible military and veterans — can require zero down. FHA loans typically require 3.5% down. Conventional loans can start as low as 3–5% depending on the program. Diamond will connect you with a lender who can walk through all your options based on your specific situation.

Yes. Diamond works with buyers purchasing new construction homes and she can represent you in those transactions. It is important to have your own agent when buying new construction — the builder's sales agent works for the builder, not for you. Diamond works for you.

Earnest money is a good-faith deposit you put down when your offer is accepted. It shows the seller you are serious and is applied to your down payment or closing costs at closing. The amount varies — Diamond will advise you on the right amount for your specific offer based on the market and property. This is covered in detail during your buyer consultation.

Closing day is when ownership officially transfers to you. You will sign all the final documents, your lender funds the loan, and you get your keys. Diamond is with you through the entire process leading up to closing and celebrates with you on the day when the transaction is complete.

Reach out to Diamond right away. She can quickly get you set up with a representation agreement, pull the comparable sales data to make sure you offer the right price, and write and submit your offer. Time is often a factor — use the contact form to reach out or book a same-day call and note that it's urgent in your message.

Timeline varies depending on your situation, the market, and your financing. On average, once you are pre-approved and actively searching, buyers find a home within 30–90 days. Once under contract, closing typically takes 30–45 days. Diamond will give you a realistic timeline estimate based on current market conditions during your first call.

Yes. Diamond is licensed in both Virginia and Georgia. She primarily serves Hampton Roads, Virginia (Virginia Beach, Norfolk, Chesapeake, Portsmouth, Suffolk, Newport News, Hampton, and surrounding areas) and the Augusta, Georgia metro area. If you are relocating between markets or purchasing in both, she can handle it — one agent, consistent experience, no handoff.

Yes. Diamond works with rental clients in Hampton Roads and Augusta. She offers two levels of service:

1. Free MLS Search Portal — Diamond sets you up to receive rental listings directly as they hit the market. You handle touring and applying on your own. No commitment required.
2. Full Rental Representation — Diamond actively represents you, opens doors, attends showings, and guides you through the application. This is a paid service with a fee structure Diamond will explain on your call.

The free portal option has no fee. For full representation, Diamond's fee is 10% of the first month's rent. This fee is often paid by the property management company, not by you directly — but Diamond will always disclose who is responsible before you ever tour a property. No surprises.

Diamond serves the Hampton Roads metro area (Virginia Beach, Norfolk, Chesapeake, Portsmouth, Suffolk, Newport News, Hampton, and surrounding cities) and the Augusta, Georgia metro area for rental clients.

For property management services, Diamond refers clients to trusted property management companies she works with in Hampton Roads and Augusta. She does not personally manage rental properties but she can make a warm introduction to the right property management company for your situation.

Contact Diamond as soon as you have your orders. The earlier she knows, the more options you have. For sellers, she will get your home on the market fast and price it to move. For buyers at the gaining installation, she will set up a remote search so you can make decisions before you arrive. Time is the enemy in a PCS — reach out immediately.

Yes. VA loans are a significant part of the Hampton Roads market and Diamond is fully familiar with how they work, what sellers need to know when accepting a VA offer, and how to structure transactions to get to the finish line. If you are a veteran or active duty service member, Diamond will make sure your VA benefit is fully utilized.

Diamond can conduct remote showings, virtual tours, and help you make a decision from a distance. She has helped military families make sound purchases without being physically present. She takes the time to make you feel like you are walking through the home yourself.

Yes — Diamond is experienced with military families who need to find housing quickly around PCS orders. She has property management contacts throughout Hampton Roads and can tap her network for off-market and pre-market rentals that may not be on the public MLS yet.

Yes — Diamond serves the communities surrounding Naval Station Norfolk, NAS Oceana, JEB Little Creek, Fort Eustis, Langley AFB, and other installations in the region. She understands commute patterns, neighborhood preferences for military families, and which areas offer the best combination of proximity and quality of life for each installation.

Yes. Diamond understands PCS urgency and has experience helping military sellers in Hampton Roads move fast. She knows how to price, stage, and market a home for a quick, clean sale. Reach out as early as possible before your report date so she has time to prepare properly.