Ryan HarjuAssociate Broker · Keller Williams Integrity First Realty
The price is only the start.
You want to know what it really costs, which areas fit your list, and how to write an offer that wins without overpaying. I’ll walk you through all three before we look at a single home. That order is on purpose.
In 14 of the 18 largest Valley cities, the homes that sold closed at 97 percent or more of their asking price, so the well-priced ones are not discounting much and the negotiating room lives in the listings that sat (Cromford Report / ARMLS, data 9/15/26, analysis mine).
Buyer guides
8 written so far. One new guide a week.
BuyingWhat it really costs to buy a home in the East ValleyEarnest money, inspections, appraisal, closing costs, and the first sixty days: what East Valley buyers actually pay on top of the price, in order.
BuyingFirst-time buyers: the whole process, in orderBuying your first home in Gilbert, Chandler, Mesa or the East Valley? Every step, deadline and Arizona form, in plain English and in order.
BuyingHow offers win in the East Valley: four leversPrice is one lever. Timing, terms and a clean contract are the other three. How an East Valley buyer writes an offer a seller picks, without overpaying.
BuyingBuying before you sell: Arizona’s home sale contingencyHow the Arizona home sale contingency works when you buy before you sell in the East Valley: the seller’s three-day bump and waiving it.
BuyingFHA buyers in the East Valley: how your offer competesHow an FHA offer competes in Gilbert, Chandler and Mesa: what the seller sees, what the appraisal can flag, and what to ask the seller for.
BuyingVA buyers in the East Valley: what the seller side must doWhat a VA offer needs from the seller side in Gilbert, Mesa and Chandler, how it competes, and how Arizona forms handle your agent’s pay.
BuyingNew construction: bring your own agentBuying a new build in Gilbert, Queen Creek or Mesa? Why your agent goes on the first visit, how builder contracts differ, and which inspections to get.
BuyingRelocating to the East Valley: a buyer’s guideMoving to Gilbert, Chandler, Mesa, Queen Creek, Tempe or Scottsdale? Home styles, freeways, HOAs, summer realities, and how buying from afar works.The cost sheet for your price range, before you fall in love with a house.
No obligation. I’ll send it within one business day. If you would rather talk first, call or text (602) 610-3172.
Questions buying people ask
How much earnest money do I need, and do I get it back?
The amount is whatever your offer says. The contract spells out how it’s paid and who holds it. You get it back if you cancel under a contingency the contract gives you, like a low appraisal, a failed loan with the right notice, or an inspection notice that names items the seller won’t fix. If you walk away for a reason the contract doesn’t allow, the seller can keep it as their damages.
How long do I have to inspect?
Ten days by default, and we can write in a different number. Every item you want addressed goes into one written notice before the period ends, and you can’t change that list once it’s delivered. The seller gets five days to answer in writing. No answer means no, and then you have five days to cancel or close without those items.
Do I have to sign something before you show me homes?
Yes. The form itself says all REALTORS are required to have a signed written agreement before showing a home. The fee is a fixed amount or rate we agree on, and it’s not set by any law or board. If the seller offers to pay part of it, that’s credited against what you owe, not added on top. One catch worth knowing: take me with you on the first visit to any home, including builder models and open houses, or the builder or seller can refuse to pay and that credit disappears.
Can the seller help with my costs, even on an FHA or VA offer?
Yes, in two ways. Seller concessions are written into the contract as a percent of price or a dollar amount, usable toward any of your costs as far as your lender allows. Separately, the seller can agree to pay your agent on a one-page addendum, and that stacks on top of concessions. For VA buyers, the buyer-broker form conditions the deal on the seller side paying the agent’s fee unless VA rules say otherwise, so we build that into the offer from the start.
What actually comes with the house?
Anything attached: built-ins, ceiling fans, window coverings, garage openers, mounted TV brackets but not the TVs. Solar, pool equipment, and water softeners come with it if the seller owns them. The refrigerator, washer, dryer, and an above-ground spa come only if the box is checked. Leased items never convey, and the seller has three days after acceptance to tell you what’s leased.
How do HOA fees work when I buy?
The seller fills out an HOA fee sheet at listing, so you can see the dues before you write. After acceptance, if the community is under 50 units the seller delivers the HOA documents within ten days; at 50 or more, the HOA does. You then get five days to object in writing. The seller pays the disclosure fees, which the form caps at $400 per association. You pay the prepaid dues. Transfer and capital improvement fees are checkboxes in your offer.
Ryan Harju · Associate Broker · Keller Williams Integrity First Realty · Each office is independently owned and operated.