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Start with a 30-minute consultation before you tour. We map budget, timeline, financing status, and the cities that fit your commute and schools, then send a written plan in English or Mandarin. Buyers who begin with a plan instead of open houses write far stronger offers when the right home appears.

Three things: a realistic budget including monthly carrying cost, a conversation with a lender about pre-approval, and a shortlist of two or three cities. Bring whatever you have to the first call — we can work through the rest together, and nothing needs to be finalized before we talk.

Consultation and financing, search and tours, offer and mutual acceptance, inspection, appraisal plus title and HOA review, loan underwriting, final walkthrough, then closing and keys. Most purchases take 30–45 days from mutual acceptance to closing, and you receive a written timeline at the start.

Earnest money up front (typically 1–3% of price, credited back at closing), then closing costs at the end: lender fees, title, escrow, recording, and prepaid property tax and insurance. We prepare a cash-to-close worksheet with your own numbers before you write an offer.

We shortlist and vet homes, flag condition and resale risks on site, price the offer against closed comparables, structure terms and contingencies, negotiate, then run inspection, appraisal, title, lender, and escrow to closing. Representation is written and disclosed before we tour anything.

Portals show you inventory; they do not tell you which home has a drainage problem, which price is inflated, or how to win against four competing offers. The data is public, the judgment and the negotiation are not — and that is where the price difference usually shows up.

Start with a walkthrough and pricing conversation, not a listing agreement. We review the home and recent comparable sales, then give you a price band and a prep plan with estimated cost and return. The consultation and valuation are free and you decide the timing afterwards.

Cleaning, decluttering, paint where needed, curb appeal, staging in the main rooms, and professional photography — plus the targeted repairs that buyers price in. A full renovation is rarely worth it. We give you a prioritized list so you only spend where it comes back.

Pricing strategy, prep and staging management, photography and video, a written marketing calendar, buyer and agent outreach including Chinese-language channels, showing feedback reporting, offer analysis, inspection and appraisal negotiation, and deadline management to closing.

Thirty minutes, in English or Mandarin, by video or phone: your goals, timeline, financing or equity position, and a written next-step plan. Bring your rough budget or target sale timing and any questions. It is free, there is no obligation to sign, and no preparation is mandatory.