Buyer's Guide

Experience you can trust. Results you can rely on.

Anyone can sell a home in a hot market. A slower market shows the difference experience makes.

DeAnna Franklin Tacoma, WA Real Estate Agent Headshot

WELCOME

Home buying, made simple

Whether it's your first home or your tenth, a retirement home or an investment property, we're here to make your purchase a great experience.

Buying a home is a big decision, and most people only make it a few times in their lives. We'll make sure you have up-todate information and a clear plan at every step: before, during and after your purchase.

Our business is built on one guiding principle: it's all about you. Buying a home is about more than bedrooms and a zip code. It's about your dreams, your finances, your timeline and your lifestyle.

That's why so much of our business comes from repeat clients and referrals. Good service speaks for itself. Let's take this journey together.

Resale or new construction, we'll help you find the right home and negotiate the best terms.

YOUR COMPETITIVE EDGE

Buying a resale home? Our new construction experience works for you

Most buyers compare resale homes with new construction at some point. Because we've spent decades working with builders, we can show you the real differences and use them to your advantage when you buy a resale home.

Resale or new, you get an agent who knows both. Our new construction background gives you a competitive edge on any home you buy

MEET THE TEAM

A team that outperforms an individual

The Franklin Home Team is a small, family-run team led by DeAnna and James Franklin, with more than 30 years of experience and more than 3,000 closings across the Puget Sound. We keep the team small on purpose, so every client gets personal attention and clear, frequent communication.

Resale or new, you get an agent who knows both. Our new construction background gives you a competitive edge on any home you buy

30+

years of real estate experience

3,000+

closings across the Puget Sound

5 Star

client reviews

DeAnna and James Franklin are both WA State Brokers. Franklin Home Team is licensed with Morrison House Sotheby's International Realty in Tacoma, Washington

DeAnna Franklin smiling in a black top, seated near a fireplace.

DeAnna Franklin

WA STATE BROKER

30+ years in real estate, with deep new construction, negotiation and interior design expertise. Call or text 253-691-4282 [email protected]

James Franklin smiling in a black Franklin Home Team polo in front of a brick fireplace.

James Franklin

WA STATE BROKER

Responsive, thorough and never pushy, as his clients put it. Call or text 253-691-4654 [email protected]

BEFORE WE BEGIN

Two things to have in place before we tour homes

Modern kitchen with a large white island, blue-gray cabinets, and gold-accented pendant lights.

BUYER AGENCY

Our job is to represent you

  1. A signed buyer agreement before we show homes. Washington law and current industry rules require a written buyer agreement before we tour homes together. It's simple, and we'll go through it with you line by line.
  1. It spells out how we work together. The agreement covers the services we provide, how long it lasts, and how we're paid, so there are no surprises later
Modern two-story gray home with stone accents, covered entry, and landscaped lawn.

BUYER AGENCY

  1. How we're paid: Our compensation is agreed in writing up front. Often a seller or builder offers to pay some or all of it. If they don't, we'll talk through your options before you make an offer, such as asking the seller to cover it as part of your offer.
  1. When we represent both sides: If you want to buy a home our team has listed, we'd represent both you and the seller. That's called limited dual agency. Washington allows it only with written consent from both parties, and we'll explain exactly what it means first.

Before we start, you'll also receive the Washington State pamphlet "Real Estate Brokerage in Washington," which explains the duties brokers owe to buyers and sellers.

Blue armchair beside a window with mustard curtains and a tea table.

FINANCING FIRST

Get prequalified before we start your search

Before we begin touring, we ask every buyer to be prequalified with a reputable lender. It's the best way to make sure your time is spent on homes you can comfortably buy.

  1. Know your budget: Shop with confidence in a price range that fits your monthly comfort level, not just the maximum you could borrow.
  2. Write stronger offers: Sellers expect a pre-approval letter with every offer. Without one, many won't consider it.
  3. Move fast: When the right home comes along, you'll be ready to make an offer the same day

Need a lender? We'll introduce you to trusted local lenders we've worked with for years. Paying cash? We'll need proof of funds before we tour.

OUR VALUE

What we do for you

From the first conversation to the day you get your keys, and long after.

6 Steps to Home Buying

What to expect, from first meeting to keys

Living room with a vaulted ceiling, exposed beams, and large windows overlooking the water.

STEP 1

Getting started

Buyer consultation

  • Your goals, timeline and musthaves
  • How the process works
  • What to expect in today's market

Agreement and prequalification

  • Sign your buyer agreement
  • Get prequalified with a reputable lender

Search setup

  • We set up your MLS search portal and app
  • Listing alerts and showing requests
Modern two-story home with stone columns, a wood entry door, and landscaped front steps.

STEP 1

Tips for finding the right neighborhood

Every part of the Puget Sound has its own personality. We'll help you find the area that best fits your needs and lifestyle, then focus on homes there.

SCOUT THE NEIGHBORHOOD

  • Talk to people who live there
  • Drive through at different times of day, on weekdays and weekends
  • Check commute times at rush hour

FACTORS TO CONSIDER

  • Access to highways and transit
  • Noise from roads, airports or businesses
  • Schools, parks, shopping and restaurants
  • Homeowners association rules and dues
Open-plan living room with soaring windows overlooking the ocean and a glass-railed staircase.

STEP 2

Financing your home

Three things determine how much home you can afford.

  1. Your monthly payment: Principal, interest, property taxes, homeowner's insurance and any HOA dues. Your lender will look at your credit and debt to-income ratio.
  2. Down payment: Varies by loan type, from 0% for some VA and USDA loans to 3–5% for many FHA and conventional loans, or more. A larger down payment can lower your costs.
  3. Closing costs: Loan, title and escrow fees, often around 2–3% of the purchase price. Your lender will estimate them up front.

Overview of the loan

Application, income and asset documents, credit report, pre-approval letter.

Once your offer is accepted, your loan file goes to the underwriter for review.

You're notified of final approval and loan documents go to escrow.

You sign your loan documents and provide funds for closing.

The loan funds and the deed is recorded with the county.

Congratulations, you're a homeowner!

Modern two-story home with wood accents, double garage, landscaped yard, and a glimpse of water.

PROTECT YOUR LOAN

Major don'ts while your loan is in process

From pre-approval until closing, keep your finances steady. When in doubt, call your lender first.

  • Don't change jobs, become self-employed or quit your job
  • Don't leave any debts off your loan application
  • Don't take on any new debt
  • Don't apply for new credit or allow credit checks
  • Don't make large deposits without checking with your loan officer
  • Don't change bank accounts
  • Don't spend money set aside for closing
  • Don't max out credit cards or miss any payments
  • Don't buy a car, truck or furniture on credit
  • Don't co-sign a loan for anyone
Modern home exterior with weathered wood siding, a broad roof overhang, and a landscaped concrete entry patio.

STEPS 3 & 4

Finding your home and making an offer

Setting your search: We build your search around price, location and features. You tell us which homes interest you, we set up showings, and together we narrow the list until you find the one.

Making an offer: We prepare a comparable sales analysis to help you decide on a fair price, then write your offer and review every term with you before it's submitted. You'll provide an earnest money deposit once your offer is accepted, typically 1–3% of the price. It's held by escrow and applied to your purchase.

What we can negotiate:

  • Price, based on value, condition, time on market and competition
  • Seller credits toward closing costs or a rate buydown
  • Closing and move-in dates that work for both sides
  • Items that stay, such as appliances not attached to the home
  • Repairs after the inspection

Working toward an accepted offer:
When you make an offer, the seller has three possible responses:

  • Accepts your offer
  • Counters with a different offer
  • Rejects your offer

A counteroffer is the most common response. That’s where our experience and negotiating skills can work hardest for you to help move the conversation toward an accepted offer.

Bright living room with a vaulted ceiling, white sofa, gray chairs, and large sunlit windows.

STEP 5

Contract to close

Once your offer is accepted, we'll guide you through every deadline.

  1. Inspection: We strongly recommend a professional inspection covering the roof, foundation, structure, plumbing, electrical, heating and appliances. Attend if you can. We'll review the report together, focus on what matters most and negotiate repairs or a credit.
  2. Appraisal: Your lender orders an appraisal. If it comes in below the price, we'll negotiate with the seller on your behalf.
  3. Underwriting: Send your lender everything they ask for quickly, and avoid anything that could change your finances. We'll stay in touch with your lender and the listing agent.
  4. Final walkthrough: Shortly before closing, we'll walk the home with you to confirm agreed repairs are done and everything is as expected.

Preparing to close: bring a photo ID, set up utilities in your name for closing day, and send funds by certified check or wire. Always call escrow at a known number to confirm wiring instructions. Wire fraud is real.

Furnished bedroom with a navy upholstered bed, layered blue and white pillows, and a bright curtained window.

STEP 6

Closing and beyond

Closing Day: You'll sign your loan and closing documents with escrow. Your lender will send you a Closing Disclosure at least three business days before, showing exactly what you'll need to bring. Once the loan funds, the deed is recorded with the county and the home is officially yours.

Our job doesn't stop at closing: We'll check in after you move in and stay a resource for years to come, from contractor referrals to market updates. If you loved working with us, we'd be grateful for a review on Google, Facebook, Zillow or Redfin. We'll send you a link.

Frequently asked questions

It's our specialty. DeAnna has spent most of her 30+ year career in new construction, and she knows how builders negotiate, which upgrades are worth it, and how builder financing works. Call or text before your first visit to a model home. Most builders require your agent to be with you or registered on that first visit.

We'll set up an MLS search that sends you new matches as soon as they're listed, and we'll reach out personally about homes we think you'll love.

Yes. We'll show you every home that fits your search, no matter which brokerage listed it.

We can contact the owner and set up a showing. Your buyer agreement explains how we're paid on these homes, and we'll discuss it before you make an offer.

Usually, yes. You'll see it at the inspection, and again at the final walkthrough before closing.

Celebrate! Then stay in touch with your lender, return documents quickly, schedule your move and update your address.

Your lender's Loan Estimate and Closing Disclosure show your down payment and closing costs. We'll review them with you.

From our clients

Living room with exposed timber beams, a pool table, and mountain views through large windows.

Home
Foyer with an arched wood front door, exposed ceiling beams, and sunlight across the tiled floor.

Neighborhoods
Three smiling Franklin Home Team agents pose in front of a brick fireplace.

New Construction Guide

Partner With Our Expert Team

The Franklin Home Team combines decades of experience with a personalized, client-first approach. Our collaborative team ensures clear communication, trusted guidance, and results you can feel confident about.
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Contact Details

Franklin Home Team

Phone

253.691.4282

Email

[email protected]

Address

2622 N Proctor St Tacoma, WA 98407

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