Frequently Asked Questions

The first step is getting pre-approved for a mortgage. This tells you exactly how much you can afford and shows sellers you're a serious buyer. Before you start touring homes, connect with a lender, gather your financial documents, and get a pre-approval letter in hand. Once you have that, we can start searching for properties that fit your budget and lifestyle.

From the time you're pre-approved and actively searching to the day you close, the process typically takes 30 to 60 days once your offer is accepted. Finding the right home can take a few weeks to several months depending on the market and your criteria. The closing period — from contract to keys — usually runs 30 to 45 days when financing is involved. Cash purchases can close much faster, sometimes in as little as two weeks.

It depends on the loan type. Conventional loans typically require 3–20% down. FHA loans require as little as 3.5% down. VA loans and USDA loans — which are very popular in our area — can require zero down payment for qualifying buyers. Don't forget to budget for closing costs, which typically run 2–5% of the purchase price. We can connect you with lenders who specialize in local programs to help you maximize your buying power. In order to find out the right loan type and down payment, speak with a lender. This information is for reference purposes only and is not a real quote.

Absolutely yes. The builder's sales agent works for the builder — not for you. A Buyer's Agent gives you someone in your corner to review contracts, negotiate upgrades, and flag potential issues. I've helped buyers navigate new construction from contract to close and it makes a significant difference in what you receive and what you pay.

A licensed home inspector does a thorough top-to-bottom evaluation of the property — foundation, roof, electrical, plumbing, HVAC, and more. The inspection typically takes 2–4 hours and produces a detailed report. I strongly encourage all buyers to talk with the inspector after the report has been received to discuss firsthand the findings. After the inspection, you have the opportunity to negotiate repairs or credits with the seller based on the findings.

Yes, and it happens all the time — it just requires careful coordination. We can structure your purchase offer with a contingency tied to the sale of your current home, or explore bridge financing options. The strategy depends on your financial situation, the market conditions, and how much flexibility you have on timing. This is exactly the kind of orchestration I handle for clients regularly.

Closing costs are fees associated with finalizing the purchase — lender fees, title insurance, appraisal, attorney fees, property taxes, and more. Sellers can sometimes be negotiated to contribute toward your closing costs, which is called a seller concession. I'll walk you through exactly what to expect before you ever get to the closing table.

A VA loan is a mortgage benefit available to eligible veterans, active-duty service members, and surviving spouses, guaranteed by the U.S. Department of Veterans Affairs. It offers significant advantages: no down payment required, no private mortgage insurance (PMI), competitive interest rates, and more flexible credit requirements. Eligibility is based on your length and type of service. If you've served, there's a good chance you qualify — and I'll help you navigate every step.

VA loans used to have a reputation for being slower, but that's largely a myth today. With an experienced lender, a VA loan can close in the same 30–45 day window as a conventional loan. The key is working with a lender who regularly handles VA transactions. I can connect you with trusted local lenders who specialize in VA financing and know how to move efficiently.

Yes — and in our market, most sellers are very familiar with VA loans. Some sellers have outdated concerns about VA appraisals, but a well-crafted offer backed by a strong pre-approval letter tells a compelling story. I know how to present VA offers in the best possible light and have successfully helped many veterans compete and win. Your service earned this benefit — let's use it.

The VA funding fee is a one-time fee paid to the Department of Veterans Affairs to help sustain the loan program for future generations of veterans. The fee varies based on your down payment amount, whether it's your first VA loan, and your service type. It typically ranges from 1.25% to 3.3% of the loan amount and can be rolled into the loan. Certain veterans — including those receiving VA disability compensation — are exempt from the fee entirely.

Yes. Your VA loan benefit can be used multiple times, and in some cases you can have more than one VA loan at a time. As long as you repay the loan (or sell the home), your entitlement is restored and you can use the benefit again. This is one of the most underused aspects of the VA loan — many veterans don't realize it's a lifetime benefit, not a one-time use.

The VA appraisal has two purposes: to establish the fair market value of the property and to ensure the home meets the VA's Minimum Property Requirements (MPRs) for safety, soundness, and sanitation. MPRs are common-sense standards — working utilities, no major structural issues, safe access. A home that passes a standard home inspection will generally meet VA MPRs. If the appraisal comes in low, we have options to negotiate.

Pricing is both a science and a strategy. I perform a detailed Comparative Market Analysis (CMA) — looking at recent sales of similar homes in your area, current active listings, and market trends — to identify the right price range. We also factor in your home's unique features, condition, and your timeline. Pricing too high leads to a stale listing; pricing too low leaves money on the table. The goal is a price that attracts strong offers quickly.

It depends on pricing, condition, and market conditions. I'll give you an honest assessment based on current data — not what you want to hear, but what you need to know to make informed decisions.

First impressions matter enormously. Before listing, I recommend: deep cleaning and decluttering every room, addressing any obvious deferred maintenance, fresh neutral paint where needed, maximizing curb appeal, and depersonalizing so buyers can envision themselves in the space. I'll walk through your home with you and give you a prioritized list of what will give you the best return — so you spend money where it counts and don't waste it where it won't.

My marketing goes well beyond a sign in the yard. Every listing receives professional photography, a compelling property description, full MLS exposure, and syndication to Zillow, Realtor.com, and hundreds of partner sites. I also leverage targeted social media campaigns, email marketing to my buyer network, and personal outreach to other agents. For the right properties, I incorporate video and drone photography. Your home deserves to be seen.

No — it's actually better if you're not. Buyers are more comfortable exploring and having candid conversations when the seller isn't present. They need space to picture themselves living there, and sellers are often tempted to over-explain or negotiate on the spot, which can work against you. Make it easy for buyers to visit by being as flexible as possible with showing times, and let the home speak for itself.

I'll present the offer to you and walk through every term — price, contingencies, closing date, and any special conditions. You can accept it as written, counter with different terms, or decline. Most transactions involve some negotiation. Once we have a fully executed contract, we move into the inspection period, appraisal (if financed), and then closing. I'm with you through every step and available to answer questions as they come up.

Commission is negotiable and varies based on the property and services needed. What I can tell you is that I provide full-service representation — pricing, marketing, negotiation, and guidance through closing. The best conversations about commission happen when we sit down and talk about your specific goals and what it will take to achieve them. I'd rather earn your trust than win you with a discount.

Yes — significantly. Land transactions involve unique due diligence that doesn't apply to residential purchases: zoning and land use restrictions, soil composition for building or agriculture, water rights and well permitting, septic feasibility, access rights, mineral rights, flood plain considerations, and boundary surveys. Financing is also different — land loans carry different terms than home mortgages. Working with an agent who understands land is essential to avoiding costly surprises.

Yes, though land loans work differently than home mortgages. I can connect you with lenders who specialize in land and farm financing in Arkansas and Mississippi.

Before you fall in love with a piece of land, we need to verify: legal access (does it have road frontage or a deeded easement?), utility availability or feasibility (electric, water, sewer or septic), zoning and any deed restrictions, soil conditions for a septic system (perc test), flood zone status, and topography. I'll help you ask the right questions early so you know what you're buying before you're committed.

Mineral rights give the holder ownership of resources beneath the surface — oil, gas, coal, metals, and more. In some transactions, mineral rights have been severed from surface rights and are owned separately. This matters because someone else could have the legal right to drill or mine on your land. We always review title history and mineral rights status on land transactions so you understand exactly what you're buying.

FEMA flood maps show designated flood zones, and we check these as part of standard due diligence on any land or rural property. Being in a flood zone doesn't necessarily make land unbuildable or unusable — but it affects insurance costs, financing requirements, and what you can build and where. I'll make sure you understand the flood designation and what it means for your intended use before you make an offer.

The honest answer: it depends on your personal situation more than the market. The best time to buy is when you're financially ready and find a home that meets your needs. The best time to sell is when your life calls for it. That said, I'll always give you a clear picture of current market conditions — inventory levels, days on market, price trends — so you can make an informed decision. Real estate is local and hyper-local; what's happening nationally may not reflect what's happening here.

Days on Market (DOM) tracks how long a listing has been active before going under contract. A low DOM indicates high demand; a high DOM can signal overpricing, condition issues, or low buyer activity in that price range. As a buyer, you can use DOM to gauge your negotiating position — a home that's been sitting for 60+ days is different from one that hit the market yesterday. As a seller, tracking DOM in your neighborhood helps set realistic expectations and pricing strategy.

Earnest money is a good-faith deposit you make when your offer is accepted — typically 1–2% of the purchase price. It shows the seller you're serious. It's held in escrow and applied toward your down payment or closing costs at closing. If you back out of the contract for a reason covered by a contingency (financing, inspection, appraisal), you typically get your earnest money back. If you walk away without a valid contractual reason, you may forfeit it.

A contingency is a condition that must be met for the sale to proceed. Common contingencies include financing (the buyer secures a mortgage), inspection (the home passes inspection or repairs are agreed upon), and appraisal (the home appraises at or near the purchase price). Contingencies protect buyers — if the condition isn't met, you can exit the contract without losing your earnest money. In competitive markets, buyers sometimes waive contingencies, which carries risk we'll discuss carefully.

Closing is the final step where ownership transfers from seller to buyer. You'll review and sign a stack of documents, pay closing costs and your down payment (if applicable), and receive the keys. In Arkansas and Mississippi, closings are typically handled by a title company or real estate attorney. The whole appointment usually takes 30–60 minutes. I'll make sure you know what to bring, what to expect, and what you're signing before you ever sit down at that table.

We serve the full River Valley area including Russellville, Pottsville, London, Dardanelle, Dover, Atkins, and surrounding communities. If you're not sure whether your area is covered, just reach out — we'll let you know and connect you with a trusted colleague if needed.

Crow Legacy Realty holds two nationally recognized designations that shape the quality of service you receive. The Accredited Buyer's Representative (ABR®) designation represents advanced specialized training in buyer representation — focused on negotiation, financing options, and full advocacy at every stage of the purchase process. The Military Relocation Professional (MRP) certification means we've been trained specifically to serve active-duty service members, veterans, and military families — including VA loan benefits, PCS timelines, BAH considerations, and the unique challenges of military relocations. These designations aren't just credentials; they reflect the standard of service Crow Legacy Realty is committed to delivering.

The easiest way is to reach out directly. Call or text me at (479) 280-5385 or fill out the contact form on this site. We'll schedule a no-pressure consultation — by phone, video, or in person — to talk through your goals, timeline, and questions. There's no obligation, and I'll give you honest guidance whether you're ready to move next month or just starting to think about it.

This is called dual agency, and it's something I approach very carefully. When I represent both parties in a transaction, I'm legally required to disclose it and both parties must consent in writing. In dual agency, I act as a neutral facilitator rather than an advocate for either side. I believe you deserve full advocacy, which is why I'll always be transparent about this situation if it arises and give you the information you need to decide if you're comfortable proceeding.