The asking price has an author. It isn't you.

Every price has an author

The asking price on every listing was chosen by the seller and the seller's agent. That's their job: getting the seller the best deal they can. It's a starting point, not a fact. Most buyers still make the biggest offer of their lives by reacting to it.

A buyer's agent's job is the other side of that table. Ours starts before you see a house and ends at the closing table.

One payday: the day you get your keys

We don't get paid when we look at houses, or when you make an offer. Under our agreement, we're paid when we've taken you all the way to the closing table and you're holding the keys. We call it a success fee. Finding the home, pricing it, the offer, the inspection, the appraisal and the loan all come first, and all of it is how we earn it. If we don't get you there, nothing is due.

What we do for you

1. Before you look

• Sold prices, not just asking prices. Your account on MyNKYHome.com shows what homes actually sold for, so you learn the market before you fall for a house.
• New matches by email. We set up your saved searches so new listings that fit come to you.
• Tours on your schedule. We tour with you and point out what the listing photos don't show.

2. Before you offer

• A Buyer CMA. The same comparable-sales analysis a seller gets before they set a price, built for your side. More on that below.
• An offer strategy. Price, terms, contingencies and timing, written around what this seller has already shown.
• The negotiation. We present your offer and handle every counter.

3. Under contract to closing

• Inspection. We help you decide what to ask for and negotiate the repair request.
• Appraisal and loan. We stay in contact with the lender and the appraisal so surprises surface early.
• Every deadline. Contingency dates, walkthrough and closing, tracked so none of them slips past you.

The Buyer CMA: we show you everything, so you can decide

Before you make an offer, we build you a Buyer CMA. It's a full interactive report, and it's yours to keep:

• Market conditions, so you know who has the leverage right now.
• Side-by-side comparisons, with photos, against the homes that actually sold.
• Price positioning: where this home's price sits against the market.
• How it stacks up to the competition: this home against the others buyers are choosing between.
• The statistics, average and median, so you have every fact.
• A recommended offer strategy that pulls it all together.

Our job isn't to tell you what to offer. It's to show you everything, so you can make the best decision. The value comes as a range with a confidence rating, so you can see how solid the number is. It's an analysis, not a promise about what a seller will accept.

The written buyer agreement, in plain English

Since August 17, 2024, you sign a written agreement with an agent before they tour a home with you. That's a national rule, not ours. Here's how ours works:

• It's in writing. What we'll do for you, and the fee, are spelled out before you tour.
• The fee is negotiable. It isn't set by law.
• You can ask the seller to pay it. Some or all of it, and we write that request into your offer. Whatever the seller pays reduces what you owe.
• You decide before you commit. Whether the seller agreed to pay any of it is settled while we negotiate. If the deal doesn't work for you, you can walk away, and we'll keep looking.
• Nothing is due unless you close. The fee is paid at closing. If all we do is send you listings, no fee is owed.
• Either of us can end it in writing, unless you're already under contract on a home.

We'll walk through every line with you before you sign, and you'll get a copy.

What a seller can cover

Sellers can agree to pay more than our fee. Depending on the home and the offer, a seller might cover:

• Some or all of our fee
• Part of your closing costs
• The appraisal
• A home warranty

Some sellers will, some won't. It depends on how motivated they are and how much competition the home has. The seller-flexibility section of your Buyer CMA is how we judge what's worth asking for.

Your options in Kentucky

Kentucky law requires brokerages to give you the Real Estate Commission's guide to agency relationships. In short:

• Buyer's agent. An agent represents only you, with full fiduciary duties, including keeping your negotiating position confidential.
• Dual agency. One brokerage represents both the buyer and the seller in the same sale, in a limited capacity, with written consent from both.
• Unrepresented. You work with the seller's agent without representation. The Kentucky Real Estate Commission notes that you "may be at a disadvantage" if the other side is represented.

We'll give you the full guide, and walk through it, before we work together.

Why our team

Our team has more than 75 years of combined experience. But experience only matters if you can see it in the work. So don't take our word for it.

See how we work before you sign anything

1. Pick a home you're watching on MyNKYHome.com.
2. Fill out the short form on this page and tell us which home.
3. Get your Buyer CMA within 24 hours. Free, with no agreement needed and no pressure to sign one. If you'd like to talk it through, we'll set a time.