Your Complete Home
Buyer's Guide
Everything you need to buy a home with confidence — from representation and financing to inspections and closing day.
WHAT YOU'LL LEARN
Everything You Need to Buy with Confidence
Our guide walks you through every step of the homebuying process with local insights specific to the Shenandoah Valley market.
- Buyer Representation
Virginia law, brokerage agreements, and what your agent does for you - Financing Made Simple
Pre-approval tips, loan types, and lender recommendations - Home Search Strategy
Create your must-have list and tour like a pro - Making Strong Offers
Understand market value, contingencies, and negotiation - Inspection & Closing Checklists
Know what to look for and what to expect - Local Expert Recommendations
Trusted lenders, inspectors, and resources
Get Your Free Guide
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Inside the Guide
Your Roadmap to Homeownership
Choose Your Agent & Sign a Representation Agreement
Why representation matters, Virginia law requirements, and what your agent does for you
Get Pre-Approved
Loan types, credit requirements, and local lender recommendations
Start Your Home Search
Build your must-have list and tour properties strategically
Make a Strong Offer
Market value, contingencies, and negotiation tactics
Inspections & Due Diligence
Home inspection, radon testing, lead paint, and appraisals
Closing Day
Final walkthrough, settlement prep, and getting your keys
Step 1 Deep Dive
Understanding Buyer Representation
Buying a home is one of the largest investments you'll make. Understanding how representation works in Virginia ensures you're protected throughout the process.
What Your Agent Does for You
With the guidance of a qualified agent, you'll be better positioned to navigate every detail of the transaction. Your agent handles:
Brokerage Agreements in Virginia
Since 2012, Virginia law requires that brokerage services are only provided after a written representation agreement is signed. This protects you by clearly outlining:
- 1 The services your agent will provide
- 2 How long those services will be provided
- 3 Any associated fees and compensation structure
Your Agent's Duties
- Promote your interests as a client
- Maintain confidentiality beyond the agreement
- Disclose adverse facts about properties
- Account for all monies received
- Treat all parties honestly
Types of Representation in Virginia
Virginia law provides three scenarios for buyer representation and one for buyers who choose not to be represented.
Exclusive Representation
The buyer and seller are represented by separate agents at separate firms. Each agent solely represents the interests of their respective client. This is created through a written exclusive or non-exclusive brokerage agreement.
Designated Representation
The buyer and seller are represented by separate agents within the same firm. Each agent solely represents the interests of their respective client. This is created through a written disclosure of designated agency.
Dual Representation
The buyer and seller are represented by the same agent and firm. The agent is limited in their ability to represent either party — they cannot advise on offer terms, property suitability, or disputes. Our firm does not practice dual representation.
The Valley Homes Team does not practice dual representation — we believe every buyer deserves their own advocate.
Unrepresented Party
The seller is represented by an agent and firm, while the buyer has no representation. The agent may only perform ministerial acts for the buyer, such as completing forms without advice. The agent cannot provide any advice to the unrepresented party.
Mattias helped us understand every step of the buying process and made sure we felt confident in our decisions. His knowledge of the Harrisonburg market is unmatched.
Valley Homes Team Client
Common Questions
Buyer FAQs
Do I have to sign a representation agreement before touring property?
Yes. Virginia law requires that all real estate licensees enter into a written brokerage agreement with a buyer prior to touring property or having substantive discussions about a property — whether in-person or virtually. This protects you by ensuring your agent has a fiduciary duty to your interests.
How does my agent get paid?
Your representation agreement will outline the method and amount of compensation for brokerage services. The service fee is typically due at settlement and may be offset by an offer of compensation or buyer concession from the seller. You can also request seller compensation as part of your purchase offer.
How much do I need for a down payment in Virginia?
Down payments in Virginia typically range from 0% to 20%. VA loans (available to veterans) and USDA loans (for rural areas including parts of Rockingham County) require zero down. FHA loans start at 3.5%, and conventional loans can go as low as 3% for first-time buyers.
What credit score do I need to buy a home?
Most lenders require a minimum credit score of 620 for conventional loans and 580 for FHA loans. VA loans have no official minimum, though most lenders prefer 620+. Higher scores get better interest rates.
How long does it take to buy a home in the Shenandoah Valley?
From first search to closing, the typical timeline is 60–90 days. The contract-to-close period is usually 30–45 days. Having a pre-approval letter ready before you start house hunting can speed things up.
What are closing costs for buyers in Virginia?
Buyer closing costs in Virginia typically run 2–5% of the purchase price. This includes lender fees, title insurance, recording fees, and prepaid items like property taxes and homeowner's insurance. Some costs are negotiable with the seller.
What are the confidentiality requirements of my agent?
Virginia law and the REALTOR® Code of Ethics require that your personal information remain confidential beyond the life of the representation agreement. If you share financial or other sensitive information with your agent, it will be kept confidential unless you give permission for it to be shared or disclosures are required by law.
Why should I get a pre-qualification before touring property?
In a competitive market, a letter of pre-qualification from a reputable lender positions you to make a strong offer. Sellers want to know you are a qualified buyer before accepting your offer. Your agent can provide recommendations for reputable local lenders familiar with our market.
Ready to Start Your Home Search?
Download your free guide above, or reach out directly and let's talk about finding your next home.