Question 1

What are the first steps I should take when buying a home in Northern Virginia?

Accepted Answer

The first step is to get pre-approved for a mortgage — not just pre-qualified, but fully pre-approved. In a competitive market like Northern Virginia, sellers take pre-approved buyers more seriously, and it gives you a clear picture of your budget. From there, I recommend we sit down together for an initial consultation. I want to understand how you live, not just what you can afford. Are you commuting to D.C. or working remotely? Do you need acreage for horses? Are you drawn to the character of a historic village or the convenience of a newer community? Once I understand your priorities, I can curate properties that genuinely fit — rather than sending you every listing that matches a price range. We will also discuss and sign a buyer brokerage agreement, which Virginia law requires before I can show you homes. This agreement outlines the services I will provide and how my compensation works, so there are no surprises.

Question 2

How does agent compensation work now when buying a home?

Accepted Answer

This is one of the most common questions I receive, and it is an important one. Following changes that took effect in August 2024, real estate agent compensation is no longer published on the Multiple Listing Service. Instead, compensation is negotiated directly between you and me through our buyer brokerage agreement. There are several ways my compensation can be structured. The seller may offer to cover some or all of the buyer agent's fee as part of the transaction. You can also negotiate seller concessions within your purchase offer to help offset costs, including agent compensation. In some cases, buyers pay their agent directly. Every situation is different, and part of my role is to help you understand your options and negotiate the arrangement that works for your financial picture. What has not changed is the value of having a dedicated advocate in your corner — someone whose loyalty is to you, not the seller.

Question 3

How long does it typically take to buy a home in this area?

Accepted Answer

Timelines vary depending on the market and the type of property you are seeking. In general, once you are pre-approved and we have signed a buyer brokerage agreement, active house hunting may take anywhere from a few weeks to several months. Properties in popular communities closer to the Dulles corridor or Leesburg may move quickly and require decisive action. Homes in western Loudoun — especially historic properties, estates, or land parcels — tend to have longer market times, which can work in your favor as a buyer by allowing more room for negotiation. Once your offer is accepted, closing in Virginia typically takes 30 to 45 days, depending on the complexity of the transaction, the lender's timeline, and whether inspections reveal any issues that need to be addressed. My job is to keep every part of the process on track and to communicate with you at every step so you are never left wondering what comes next.

Question 4

What should I know about buying in a competitive market?

Accepted Answer

Northern Virginia is a dynamic market, and competition can be fierce depending on the price range, location, and time of year. A strong offer starts with preparation: a solid pre-approval, a clear understanding of your budget, and a willingness to act with confidence when the right property appears. I help my clients craft offers that stand out without taking unnecessary risks. That may include strategic choices about contingencies, earnest money deposits, or flexible closing timelines that align with the seller's needs. My deep knowledge of the area gives us an advantage because I often know about properties before they hit the public market, and I maintain strong relationships with other agents across the region. I will never pressure you to make a decision you are not comfortable with. The right home is worth waiting for, and my role is to make sure you recognize it when it arrives — and that your offer reflects the strength of your position.

Question 5

What is a buyer brokerage agreement and why do I need one?

Accepted Answer

A buyer brokerage agreement is a written contract between you and your real estate agent that outlines the services you will receive, the duration of the agreement, and how your agent will be compensated. Virginia has required written brokerage agreements for buyer representation since 2012, and recent changes to both national industry practices and Virginia law have reinforced their importance. As of July 1, 2025, Virginia law requires that this agreement be signed before an agent shows you any property. Think of it as a framework that protects you. It ensures I am legally obligated to act in your interest as your fiduciary — seeking properties that meet your criteria, negotiating on your behalf, maintaining confidentiality, and disclosing material facts about any property we consider. It also specifies the amount or rate of my compensation, so the financial side of our relationship is transparent from day one. Broker fees and commissions are fully negotiable and are not set by law.

Christy Hertel

The Answers You Need

Frequently Asked Questions