For home buyers in OR + SW WA
Buyers Guide
“Hands-down the best all-around realtor we’ve worked with...this team exceeded every expectation. She quickly became a trusted partner and friend through this process. Her keen understanding of all aspects of the transaction and the greater Portland market is precisely what we needed.” — Cindy M
We’re glad you found us. We’re looking forward to learning more about your home-buying needs. Passion-driven, results-oriented, and always straight-shooting, we let our track record speak for itself. Our team is deeply rooted in the communities that we serve and vested in helping our clients achieve their goals.
- #4 medium team in Portland for volume
- Over 50 years of combined experience
- 70-100 homes sold per year
- 5-star Zillow brokers
Why Our Team
Experience, education, and a business-forward mindset all matter when selecting an agent or team to represent you in buying one of your largest assets.
- 50+ years of combined experience
- 90% referral or repeat client
- $90M sales volume per year
Rebecca Green — Owner + Team Lead
Broker, licensed in OR · Member of the corporate relocation team · Real estate coach + digital course creator
Licensed for 35+ years and ranked in the top 1% of brokers in the US, there is little Rebecca has yet to experience in real estate. She has coached over 300 real estate professionals in the US in the last ten years, as well as run the Marketing and Business Development Departments for two major real estate brands in Oregon + SW WA. In addition to leading our team, she spearheads our in-house staging company, is a managing partner in our marketing firm, and continues to mentor and coach agents in markets all over the U.S. She strives to provide the best possible experience for her clients and team.
Jill Dehlin — Broker, licensed in OR + WA
Jill, a former project manager turned broker, brings calm focus and sharp insight to every move. She guides clients through transitions—whether relocating, downsizing, or starting fresh—with clear communication, thoughtful planning, and steady support, making each new chapter truly feel like home.
Jessica Venable — Broker, licensed in OR
Jessica has a background in real estate and marketing dating back to 2012. In addition to being a licensed Broker in Oregon, she holds a BFA in Graphic Design. Jessica became our Director of Operations in 2017 and is also an active agent leading our team in the Central Oregon market.
Harley Yoder — Broker, OR
Harley specializes in helping first-time buyers who would love to own a home in Washington or Yamhill County but aren’t sure it’s financially possible. Her approach is simple: listen first, ask better questions and explain the process without pressure.
Our Brokerage
The company you choose to represent you is equally as important as the agent you select. We’re proud to be part of Real REMAX Group, one of the largest real estate companies in the world.
- 180,000+ agents worldwide
- 120+ countries + territories
- 100,000+ agents across the US + Canada
Everything Under One Roof
Buying or selling a home usually means juggling a separate agent, lender, and title company. Our brokerage brings all three together.
One Real Mortgage: Our in-house mortgage team helps you get pre-approved and compare loan options.
One Real Title: Our title and closing partner handles the paperwork and gets you to the closing table.
Leo, your 24/7 home search assistant: Text Leo anytime to see homes that match what you’re looking for, get open house details, or request a tour. Your agent stays in the loop on every conversation.
Because your agent, lender, and title company work on one connected system, everyone sees updates as they happen. That means fewer delays and fewer “just checking in” emails.
First Steps to Becoming a Homeowner
So much goes into purchasing a home. It can all feel overwhelming. We get it! The good news is that we’ve done this a few...maybe a few thousand times before! Step one is selecting your agent and signing your Buyer Representation Agreement. Step two is getting your finances in order. Step three is finding the right home. We’re here to walk you through the entire home-buying journey.
Buyer Agent Commission
In August 2024, there was a significant transformation in how commissions are paid. These changes stem from a lengthy lawsuit involving the National Association of Realtors (NAR), various Multiple Listing Services (MLS), and real estate brokerages across the United States.
Ultimately, the settlement formalizes the decoupling of compensation, not the elimination of compensation or buyer representation. Historically commissions were negotiated by the listing agent with the seller and a portion was then shared with a buyer agent. Moving forward, both listing agents and buyers’ agents must now be under contract with their respective clients. Those contracts must include compensation agreements.
For our buyers, these changes mean that we are required to be under contract with you before showing properties, or we risk facing fines. As part of this contract, we will discuss and agree on our fees and services provided.
Our goal is always to negotiate the buyers’ agent commission in the terms of the sale agreement. We fully understand the nuances of these changes and are dedicated to ensuring you receive the best possible representation and service.
Commissions can now be paid in several ways
- The fee can be negotiated into the purchase and sale agreement through a seller concession.
- Buyers can pay their agent directly.
- A combination of both methods can be used.
Three key agreements will now govern real estate transactions
- Listing Agreement: Between the seller and the listing broker.
- Buyer Representation Agreement: Between the buyer and the buyer broker.
- Purchase Agreement: The offer and terms of sale agreed upon by the seller and buyer.
Getting Your Finances in Order
Gather your docs
- Social Security Number
- W2 Forms (Previous 2 Years)
- Pay Stubs (Last 3 Months)
- 2-Year Employment History Summary
- Federal Tax Returns (Previous 2 Years)
- Bank Statements (Last 3 Months)
- Creditor Information
- Student Loans
- Auto Loans
- Credit Card Liabilities
- Child Support Payments
- Past Credit Challenges
- Complete Record of Assets
- Stocks, Bonds, Investments
- IRA, Retirement Savings
- Life Insurance Policies
- Automobiles Owned Free + Clear
- Gift Funds
- Documentation of any Secondary Income Sources
Know your credit score
Your credit history is one of the principal measures used by a lender to determine your interest rate. The better your credit, the better the lending terms. You should obtain and review copies of your credit report from the three main credit reporting agencies. Improving your debt-to-income ratio will also help you qualify for better terms.
Preliminary financing
Make a rough estimate of how much home you can afford based on your income and current debt. Lenders and financial experts recommend your monthly debts should be no more than 43% of your gross monthly income. An online mortgage calculator can help!
Analyzing Current Interest Rates
This has been an obvious elephant in the room lately. Maybe you want to buy a home, but current interest rates make you nervous. This makes perfect sense, but if you can give us an opportunity to run through the numbers with you, the math is actually simple!
We can get your final interest rate into the 6s by negotiating buydowns. What we cannot change is affordability and appreciation. Waiting for interest rates to come down just does not add up.
The chart in the guide shows the trajectory of mortgage interest rates compared to home prices in the Portland Metro area. The 1972 Buyer who said they wanted to wait until rates came down would have had to wait 21 years before that happened! Over that same stretch, Portland home prices roughly tripled.
Sources: Freddie Mac PMMS, annual averages (“Today” = week of Oct 22, 2026); FHFA House Price Index, Portland-Vancouver-Hillsboro metro, 2000 = 100.
Pre-Qualification + Approval
Now that you have done your initial homework, it’s time to meet with a lender to get pre-approved. If you need recommendations for a few great lenders, we can help!
Pre-qualification is a loan officer’s opinion that you can obtain financing. No verifications are made, so formal approval is not issued.
Pre-approval means the loan officer and underwriting team have more thoroughly reviewed your loan application. This means that your credit report has been pulled, and some assets and income have been verified.
Pre-approved Buyers are ahead in the home-buying game. A pre-approval letter from a lender provides an edge in multiple offer situations. It also confirms to the Seller that a Buyer is serious and will likely be able to close more efficiently.
Loan Types + Options
Not all home mortgages are structured the same. There are several borrowing options for home Buyers and the type of loan that you choose should work for your unique financial situation.
Fixed Rate (Traditional) Loan
Usually structured with repayment terms of 15, 20 or 30 years with a fixed interest rate over the life of the loan. Monthly principal and interest payments will remain the same for the duration of the loan.
Adjustable-Rate Loan, ARM, Variable Rate
This loan generally has an introductory interest rate for a specified period; the interest rate will then fluctuate over the life of the loan based on market conditions or loan terms. Rate changes happen at specific periods, usually with a maximum and minimum cap on the rate of fluctuation.
Veterans Administration (VA) Guaranteed
Available to qualified veterans and their spouses, private lending institutions issue loans which are guaranteed by the VA. The VA does not require a down payment on VA Guaranteed Loans and allows the borrower to receive a competitive, fixed interest rate.
Federal Housing Administration (FHA)
Insured loans made by private lending institutions to eligible borrowers for the purchase of a home. A borrower must apply and qualify with a certified FHA Lender and must be able to pay a minimum of 3.5% of the purchase price as a down payment. FHA will insure a portion of the loan’s value to the lender.
20 Questions to Ask Your Lender
- What are the differences between loan programs that would be a good fit for me?
- What is the current interest rate? Is the rate quoted the lowest for the day/week?
- How can we buy down the interest rate?
- What is the Annual Percentage Rate (APR) for the loan offered?
- Is the loan rate adjustable or fixed?
- What are the discount points and origination fees?
- What are all of the costs of the offered mortgages?
- How will the rate and loan payments vary if the rate is adjustable?
- What are the qualifying guidelines for this loan?
- What is the lender’s required down payment for this loan?
- Which documents will I need to provide?
- Can you explain all of the closing costs?
- Can I lower the interest rate that you offered me?
- Do you offer a loan rate lock, and is there a fee for that? How long is the rate lock?
- Is there a prepayment penalty?
- Could you let me know if you are equipped to approve loans in-house?
- How much time do you need to fund the loan?
- Will mortgage insurance be required?
- Can the term of the loan be extended?
- Is there a cap on payment adjustments?
“Rebecca is a true professional...she is kind, generous, thoughtful, and flexible. She is an excellent negotiator. I would recommend her and her team to my best friends and family.” — Donald W
Planning for Cost to Close
There are, of course, several costs involved with purchasing a home, other than your downpayment. Some expenses are paid upfront, and others are collected at closing. Lending institutions are required to provide a borrower with a Good Faith Estimate of closing costs at the time of application, to eliminate any surprises.
Upfront costs
- Earnest Money - typically 1-3% of the purchase price, due within 3-5 business days of mutual acceptance
- Property Inspections - $650-$1,200 depending on the size of the home and which inspections were ordered
- Credit Report - $75-$100 collected by the lender
- Appraisal Fees - $800-$1,500 collected by the lender
Expenses collected at closing
- Down Payment - anywhere from 0% and up depending upon the loan you select
- Lender Fees - points, origination, and underwriting fees
- Title Costs - examination and insurance
- Property Insurance - premium and reserves
- Recording + Filing Fees
- Legal + Closing Company Fees
Additional considerations
- Repairs - needed after closing
- Moving Expenses
- Utility Deposits
- Temporary Storage - if applicable
- Temporary Living - if applicable
Finding the Right Home
Finding the right home is the fun part—location, location, location. Whether you are new to Oregon + SW WA or simply moving within the area, it’s so important to find the right neighborhood first. Almost anything about a home can be changed except its location. Here are some great tips to keep in mind when we begin your search.
- Elimination is as important as selection
- Don’t be put off by interior decorations
- Map commute times
- No home is perfect
Writing An Offer
How exciting! It’s time to submit an offer. With your pre-approval in hand, we have just a few more steps to take.
Submitting an Offer
We’ll begin by reviewing comparable sold property data, along with inventory supply and general market conditions, to establish value and support your offer price. We will prepare the paperwork, review it all with you so that you fully understand the offer you are signing, and then we will submit it to the other agent on your behalf.
As a Buyer, you will be in a better negotiating position if:
- You have been pre-approved
- You don’t have a house to sell before buying
- Your offer does not have out-of-the-ordinary contingencies
Once your offer is presented, the seller has the option to:
- Accept your offer
- Reject your offer
- Execute a counteroffer
Be prepared for negotiations before both parties agree to all terms. You may be competing with other Buyers. A typical counteroffer may include modifications to the purchase price, closing date, possession date, inclusions or exclusions of personal property, and/or closing costs. Don’t be discouraged by the negotiation process. Once mutual acceptance has occurred and both Seller and Buyer have signed the final version of the contract, it becomes legally binding, and the timelines begin.
Understanding Contingencies
The terms of each contract will vary; however, most will have contingencies that allow a Buyer to withdraw at no penalty if specified conditions are not met. Some common contingencies include:
- Acceptance of the Seller’s Property Disclosure
- Clear title which means the title of the property is free of defects, liens, or encumbrances
- Satisfaction of inspections to confirm the home’s condition
- Review of HOA documents
- Appraisal contingency (some offers may waive this or have conditions for the Buyer to cover an appraisal shortage)
- Obtaining financing or verification of cash funds as outlined in the contract
Navigating the Home Inspection Phase
Once your offer has been accepted, one of the first steps is to hire a professional inspector to evaluate the home's condition. A home inspection aims to give you an objective, independent, and comprehensive analysis of the physical condition of your potential new home. It is also to check for any unforeseen safety issues. Your inspector will check the house's structure, construction, and mechanical systems.
You will receive a written report of all inspections that we will review together. It is important to differentiate between deficiencies, defects, and upgrades. A Seller is not obligated to make upgrades for a Buyer.
Depending on the results of the inspection, you will have the opportunity to:
- Terminate the written offer, if major problems are discovered
- Renegotiate the purchase price to account for necessary repairs
- Negotiate that repairs are made by the Seller before the sale closes
- Negotiate a credit amount instead of repairs
Once we have thoroughly discussed the findings of your inspections, we may recommend getting a second opinion and/or estimates from licensed contractors.
We believe it is much easier to decide which items are major and which are minor if we have a cost to remedy. Our experience also tells us that Sellers are more receptive to a request for repairs or credit if they have been provided with an estimated cost to substantiate the request.
An inspection clause is included in the sale agreement, which allows you to withdraw from the contract at no penalty should the home inspection results not meet your standards or if we cannot negotiate the needed repairs or credit with the Seller.
Reviewing the Seller’s Property Disclosure
Delivery and acceptance of the Seller’s Property Disclosure is a contract contingency. This list of “material facts” known to Sellers is something that you will have the opportunity to review and accept. While we do not solely rely on the contents of the disclosure for learning more about the property's condition, these should be reviewed carefully as soon as possible.
The general rule of thumb is that a Seller must disclose anything that would:
- Lower the perceived value of the property
- Affect a Buyer’s decision to purchase
- Change a buyer’s opinion on price and/or terms
Explaining Title Insurance
Title insurance is protection against title defects. There are two different types of policies, both of which are required. One policy protects against defects that may have occurred in the past, and the other protects against defects that may arise during the ownership of a property.
Before a title insurance policy is issued and prior to closing, when the actual transfer of ownership occurs, a title specialist at the escrow company will conduct a title examination. A title report will be prepared based on a search of public records. This report gives a description of the property, along with any title defects, liens, or encumbrances found in the course of the title search. The purpose of this is to discover any problems that might prevent the property from being transferred.
Generally, any unforeseen title problems can be cleared up before settlement but, in some cases, severe title problems can delay settlement or even cause a Buyer to consider terminating a contract with a Seller. We will keep you informed during the title examination process and notify you of any issues.
Loan Approval
Most of the heavy lifting with your loan application is done upfront however, during a transaction, the underwriting department may seek additional information or documentation from a borrower. Responding to any lender requests in a timely manner helps to keep the transaction on course.
There are also financing timelines that you will need to closely follow as not to fall into a position of non-performance. Don’t worry....we will provide a transaction timeline to ensure these deadlines are not missed!
A few things to know:
- In some cases, final loan approval may not be issued until the day of closing
- A notable milestone will be the review of the Closing Disclosure (CD) which details all of the terms and costs of your loan
- By law, the CD must be delivered three business days prior to signing any closing documents
“My family and I have been represented by Rebecca and her team on real estate transactions in Portland and Lake Oswego. A real professional, who has become a trusted advisor. She always has our best interest at heart...We wholeheartedly recommend Rebecca Green and her team to you.” — Jim G
Lender Appraisal
Another step in the process is verifying value with an appraisal. An appraisal is an estimate of the value of a property made by a qualified professional. The appraisal of a home is as important as a Buyer’s credit history in obtaining a mortgage, as the property serves as the collateral for the loan. Although the primary goal of the appraisal is to justify the lender’s investment, it also protects the Buyer from overpaying.
The lender will generally hire the appraiser and charge the Buyer a fee for the service. If the appraisal falls short of the contract price, the Buyer may be offered a lower loan amount on the mortgage and can either choose to put more money down or terminate at that time.
Although a negotiable item, most financed purchases will be contingent on whether the appraisal comes in, at or above the mutually accepted purchase price.
Example of a Transaction Timeline
So much happens from when we enter into a binding contract until closing. Knowing that there is a lot to track, one of the first things we do is create a custom Transaction Portal where you’ll have access to all documents, a timeline, and a contact sheet with relevant details of each party involved in your sale.
- Offer Submitted
- Mutual acceptance, counteroffer, or rejection normally occurs within 1-3 days
- Earnest money deposited within 3-5 days
- Finance application deadline
- Property disclosures reviewed and accepted or rejected within 3-5 days of delivery
- Review title report within 5 days of receipt
- Inspection contingency deadline 7-10 days from mutual acceptance
- Receive appraisal
- Negotiated repairs completed
- Optional walk through completed
- Closing Disclosure delivered 3 days before signing
- Signing may occur on or before the day of closing
- Closing is typically 30-45 days from acceptance
- Possession is negotiable
Preparing for Your Move
Two months before
- Start downsizing and donating old and unwanted items
- Research moving companies, costs, and schedule movers/trucks
- Order packing supplies
- Collect school records
One month before
- Find local healthcare providers and shopping necessities
- Buy any new appliances or make plans for what to buy
Two weeks before
- Contact utilities
- Finalize moving arrangements
- Set up a change of address and send moving notifications to friends and family
- Plan expenses for moving
- Begin packing
2-3 days before
- Empty the refrigerator and defrost freezer
- Clean as you continue to pack
- Pack things you will need right away separately
- Update voter registration and DMV with new address
Closing day
- Conduct a walk-through of the property before closing to verify the condition of the home, completion of any repairs, and that all personal property meant to stay has been left
- Make sure all funds have reached escrow
- Be prepared to meet your agent to collect keys for your new home
- Unpack and have fun
We’re Headed to Closing
Once all steps in the transaction have been completed and contingencies are cleared, it’s time for closing. Closing is the legal transfer of ownership of the home from Seller to Buyer. Your closing officer will coordinate the signing of documents and the collection and disbursement of funds. In order to ensure a smooth closing, you will need to:
- Obtain a homeowners insurance policy and provide the information to your lender and/or closing agent
- Review the preliminary Settlement Statement which will include the exact amount you need to bring to closing
- Confirm wiring instructions with your escrow agent on the phone and prepare the transfer of funds needed to close
- Verify with your lender and/or closing agent any other items that you may need to bring to your signing appointment such as a driver’s license
Your Transaction Portal will be available indefinitely so you can access any documents you may need in the future.
info@sellingportlandrealestate.com | 541-728-1143
