WHAT WE DO

Life Changes.
We're here to help.

Not a real estate expert? That's okay! You shouldn't have to be.

Buying or selling a home is a big deal, and it deserves someone who cares how the story turns out. You shouldn't have to choose between an agent who's excellent at what they do and one who truly puts you first. Here, you don't have to. And when the keys change hands, part of your sale goes to a local cause you believe in.

Your Life Changes agent is with you from the first phone call to the closing table. Need a mortgage lender? We'll point you to people we trust. Getting your house ready to sell? We'll tell you what's worth fixing and what isn't. And if questions come up after you move in, we'll still be in your corner.

We measure our success by the relationships we build and the good we leave behind. We'd love to be part of this chapter, and every one after it.

Find My Agent

A Peek At The Process:

1.

Choose your agent

Tell us what you're looking for, and we'll pair you with someone who fits.

2.

Get pre-approved

Know your budget before you fall in love with a house. We'll connect you with lenders we trust.

3.

Find your home

We'll set up your search, schedule showings, and give you an honest take on every house.

4.

Make an offer

We'll help you price it right, negotiate, and handle inspections and the appraisal.

5.

Close & Pay it forward

Get your keys, and part of your sale goes to a local nonprofit you choose.

1.

Choose your agent

Meet with someone who knows your area and what homes like yours are selling for.

2.

Prepare your home

We'll tell you what's worth fixing, what isn't, and how to get it ready for photos. Then we'll walk alongside you to prepare.

3.

Price & List

A price based on real local sales, plus marketing that gets your home seen.

4.

Show & Negotiate

We'll handle showings, walk through every offer with you, and guide you through the buyer's inspection and appraisal.

5.

Close & Pay it forward

Hand over the keys, and part of your sale goes to a local nonprofit you choose.

Every sale has a few more steps along the way, like inspections, appraisals, and a final walk-through. Your agent will walk you through each one.

FAQ

1.

Do I need to sign an agreement before I tour homes?

Yes, in both PA and MD. You'll be asked to sign a written buyer agreement with your agent before touring a home with them, either in person or virtually. If you're simply visiting an open house on your own or asking an agent about their services, you don't need to sign one. The agreement spells out what your agent will do for you and how they're paid, and that compensation is always negotiable, never set by law or by the MLS. We'll walk through it with you before you sign anything.

2.

How does the Pay It Forward program work?

For every home sale that we complete, we donate a portion of our commission to a local nonprofit that the client chooses. It doesn't cost you anything extra, and you can choose any nonprofit- we simply ask that you select one with some type of local impact.

3.

Can I choose any agent?

Yes! If you reach out to us directly, we will work to learn your situation, then pair you with an agent. However, we encourage you to check out the Meet Our Team page and contact our agents directly, if you feel comfortable doing so. Either way, we are thrilled that you're considering working with us.

4.

Are you really a "team"?

We pride ourselves on working together and supporting each other, to truly be able to put our clients' needs first. While most of our agents are not technically on a 'team' in the traditional sense, we are relentless in our drive to create a culture and dynamic that allows our agents to function cohesively. A win for one is a win for all.

1.

How much do I need for a downpayment?

Often less than people think. The amount depends on your loan type, and some programs are designed for buyers with smaller down payments or for veterans and rural buyers. We take pride in learning about different loan types and what local lenders have to offer. To that end, your agent can connect you with a trusted lender to find the right fit.

2.

What's the difference between pre-qualified and pre-approved?

Pre-qualification is a quick estimate based on what you tell a lender. Pre-approval means the lender has actually reviewed your income, credit, and finances. Sellers take pre-approved buyers more seriously, so we recommend getting pre-approved before you start touring.

3.

What is earnest money?

Earnest money is a deposit you make when your offer is accepted, to show the seller you're serious. It's held in a separate account until closing, and then it goes toward your purchase. Your contract spells out when you could get it back if the deal falls through, which is one reason it's important to understand your contingencies before you sign.

4.

Do I need a home inspection?

Our job is to guide you through buying a home and, at times, clients will determine that they are willing to forego inspections on a case-by-case basis, in order to submit a stronger offer. Whenever possible, we do recommend an inspection be completed as part of the purchase contract, before the home is bought. An inspection can uncover problems you'd never see on a walkthrough, and it gives you a chance to negotiate repairs or credits before closing. We also frequently recommend a radon test. Radon is an odorless, invisible gas that comes naturally from rocks and soil, and the only way to know a home's radon level is to test for it. It's common in parts of both Pennsylvania and Maryland. If a home tests high, a mitigation system is usually a straightforward fix.

5.

What happens if the inspection comes in lower than my offer?

It happens, and there are options. You may be able to renegotiate the price with the seller, cover the difference yourself, meet somewhere in the middle, or, depending on your contract, walk away. Your agent will help you decide what makes sense.

6.

What are closing costs, and what is the transfer tax?

Closing costs are the fees to finalize your purchase, like lender fees, title insurance, and taxes. The biggest tax is usually the transfer tax, which is charged when a home changes hands. It works a little differently in each state.

Pennsylvania: the state charges a transfer tax, and nearly every municipality and school district adds its own local transfer tax on top of it. The tax is customarily split evenly between buyer and seller, but the parties can agree to something different.
Maryland: there's a state transfer tax, and most counties also charge a local transfer tax and a recordation tax. Amounts vary by county. The buyer and seller usually split these taxes, and the contract spells out who pays what.
First-time buyers: first-time Maryland homebuyers purchasing a principal residence can qualify for a reduced state transfer tax. In Pennsylvania, some municipalities offer partial exemptions for first-time buyers, but there's no statewide exemption.

1.

How do you decide what to list my home for?

We look at what similar homes nearby have recently sold for, then factor in your home's condition, updates, and what's happening in the market right now. Pricing it right from the start usually brings in more interest and stronger offers. Your agent will provide you with a full break-down of the value of your home, the determining factors, nearby comparative sales, and advisement on how to proceed to adjust that pricing (such as pre-listing home repairs).

2.

Should I make repairs before I list?

Some repairs are worth it, and some aren't. For instance, in many cases small fixes, a deep clean, and fresh neutral paint often pay off. Bigger projects don't always earn their cost back. Your agent will walk through your home with you and tell you honestly what's worth doing.

3.

Can I buy a new home and sell my current one at the same time?

Yes, and it's one of the most common situations we help with. The key is timing. Depending on your finances and the market, you might sell first, buy first, or line up both closings for the same day. Your agent will help you weigh the options and plan the order that feels right for you.

4.

What do I have to tell buyers about my home's condition?

This is one of the biggest differences between the two states.

Pennsylvania: sellers must give buyers a signed disclosure statement listing known material defects in the property, and it must be delivered before the buyer signs the agreement of sale. You're only responsible for what you actually know. You don't have to hire inspectors or investigate conditions you're unaware of.
Maryland: sellers can choose between giving the buyer a disclosure of known defects or a disclaimer about the home's condition, but not both. A disclaimer means selling "as is," but the seller must still disclose known latent defects, meaning serious hidden problems a buyer couldn't spot on a careful visual inspection and that would threaten someone's health or safety.

Your agent will give you the right form and answer pertinent questions to enable you to complete it to the best of your ability.

5.

What does it cost to sell my home?

The main costs are agent commissions, your share of the transfer tax, paying off your mortgage, and any repairs or credits you agree to. Sellers can still offer to pay the buyer's agent, but it's no longer required or automatic, and the amount is negotiable. Your agent will give you an estimate of what you'll walk away with before you list.

1.

Are there property tax breaks for homeowners?

Yes, and both states require you to apply.

Pennsylvania: the Homestead Exclusion can lower the school property taxes on your primary residence. Contact your county assessment office for the application, and file early, since there's a deadline to qualify for the next tax year.
Maryland: the Homestead Tax Credit limits how much the taxable assessment on your primary residence can increase each year. You need to submit a one-time application to SDAT, and an application is given to you at settlement.