Hattie Williams, REALTOR®
Buyer Consultation
Your Home Buying Journey Starts Here
Hi, I’m Hattie Williams, REALTOR®, your dedicated guide through every step of buying your home in Wisconsin. If you’re overwhelmed, that’s normal. My job is to simplify this and protect you.
WISCONSIN REALTOR®
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How an Agent Protects and Represents Buyers
Here’s exactly how I go to bat for you, every step of the way.
Market Analysis
Research first so you never overpay.
Negotiation Strategy
Strong advocacy to win better terms.
Build Protection Into Your Offer
Smart safeguards that keep your money protected.
Inspection Guidance
Sharp eyes on the details that matter.
Closing Coordination
Seamless support until the keys are yours.
Wisconsin law requires a signed Buyer Agency Agreement before I can show you homes. It’s your legal guarantee that I work for you, not the seller. The agreement covers exclusive representation, defined responsibilities, timeline and terms, and how agent compensation is handled.
Buyer Agency Relationship Options
There are three levels of representation available to you as a buyer.
Customer Disclosure Form
No formal representation
- General access to homes
- No one advocating for you
Pre-Buyer Agency
Short introductory phase
- Initial consultation and questions
- Limited home tours (short-term)
- Limited guidance
Buyer Agency (Client)
Full representation
- I work for you, not the seller
- Negotiation, strategy, and protection
- Your interests come first
Pre-Approval Is Required
A current pre-approval letter is required before scheduling showings. This helps ensure we’re viewing homes that align with your approved budget and financing qualifications.
Your Lender Should Clearly Explain:
Estimated monthly payment
Down payment options
Earnest money expectations
Estimated closing costs
Agent compensation
Estimated cash needed at closing
I will ask for your lender’s contact information so I can communicate directly with them during the offer process. The easiest way to do this is to email me your pre-approval letter with your lender copied and authorize them to discuss loan details with me.
Before submitting an offer, I verify the financing details and numbers with your lender to help ensure everything is accurate and ready to go.
Your Mortgage Calculator: Budgeting Beyond Price
Understanding your true monthly housing cost is key. Use an online tool to see the full picture, beyond just the listing price.
Principal & Interest
Your core monthly loan payment
Property Taxes
Included in your monthly housing cost
Homeowners Insurance
Coverage built into your budget
Mortgage Insurance (PMI)
Applies if your down payment is under 20%
HOA Fees
Monthly fees for shared amenities
Utilities
Electric, gas, water, internet, and waste
Maintenance & Repairs
Budget for upkeep and unexpected costs
This helps you set a realistic budget for what you can comfortably afford each month.
How Compensation Works (And What It Means for You)
Here’s how it works: simple and upfront.
Seller Pays
We can request that the seller contribute toward my compensation as part of your offer. This is negotiated and not guaranteed.
Buyer Pays
You are responsible for my compensation. If the seller does not contribute, it should be included in your overall budget.
My job is to protect you financially: negotiating hard, uncovering issues early, and helping you avoid costly mistakes.
If the seller does not offer compensation toward the buyer’s agent, we still have options. Depending on the situation, compensation may be negotiated through the offer structure, seller concessions, adjusted pricing, lender strategies, shared contributions, or direct buyer payment.
No Hidden Fees. Ever.
Commission is the only way I am ever compensated. There are no separate charges for showings, research, reports, document prep, or any other service. Not a single additional fee. Everything below is included at no extra cost to you, because I earn one thing and one thing only: a commission when your home closes.
Showings
Explore potential homes at your leisure. There are no charges for property viewings, ever.
Research & Reports
Benefit from in-depth market analysis and comprehensive property reports, all provided at no additional cost.
Document Prep
All necessary legal and contractual document preparation is included. Focus on your new home, not unexpected fees.
No Broker Transaction Fees
Rock Realty charges zero broker transaction fees. No administrative fees, no brokerage processing fees, nothing added on top.
At Rock Realty, my sole compensation is a standard, transparent commission, nothing else. No transaction fees, no service fees, no surprise line items at closing. That commission is the only income I receive from your transaction, and it covers everything: full-service buyer representation, dedicated support, and complete peace of mind from start to finish.
Buyer Fees, Agent Compensation & Closing Costs
Fees vary by county, and keep in mind, everything is negotiable.
Earnest Money
Good faith deposit submitted with your offer
Inspections
$600–$800 upfront; home, roof, radon, and more
Appraisal
$400–$500 lender-required home valuation
Title & Escrow Fees
Covers ownership transfer and escrow
Buyer’s Agent Compensation
As agreed in your Buyer Agency Agreement
Bank & Lender Fees
Varies by lender and loan type
Taxes & Prepaid Items
1–2% of purchase price
Most buyers pay 2–5% of the purchase price in closing costs, separate from your down payment. We can reduce this through seller credits, concessions, or loan assistance programs.
Seller Credits & Concessions
These terms are often used together, but they mean slightly different things. Credits and concessions are contributions from the seller that can help reduce your out-of-pocket costs at closing. Buyers do not receive these from any other source; they must be negotiated as part of the offer.
Seller Credit
Specific dollar amount from seller at closing
- Examples: $5,000 toward closing costs, $700 home warranty, $3,000 repair credit
- Reduces the cash you need to bring to closing
Seller Concession
Broader negotiation strategy to help make the deal work
- Examples: paying closing costs, buyer agent compensation, rate buydown, repair allowances, including appliances
Credit = the actual dollar amount applied at closing.
Why Would a Seller Offer Credits or Concessions?
Seller credits and concessions are negotiation tools used to help keep a transaction together and make the home more affordable for buyers.
Attract More Buyers
Helping with upfront costs makes the home more affordable and appealing, especially for first-time buyers.
Help the Deal Close
Some buyers qualify for the monthly payment but may not have enough cash for all closing costs.
Keep the Home Price Higher
Instead of lowering the price, the seller may offer credits while keeping the contract price stronger.
Address Inspection Issues
Rather than making repairs, a seller may offer a repair credit so the buyer handles it after closing.
Reduce Time on Market
Homes sitting longer may become more negotiable as sellers try to generate offers.
Create a Win-Win Agreement
Credits and concessions help bridge gaps so both sides can move forward successfully.
Touring Homes: What to Expect & How to Be Prepared
Touring homes is one of the most exciting parts of the buying process, and doing it right ensures you’re respectful of sellers and focused on what matters. Here’s how to make the most of every showing.
Wear or Bring Shoe Covers
Protect the seller’s floors. I’ll have covers on hand, but bring your own just in case.
Take Notes & Photos
Homes blur together fast. Snap photos and jot impressions as you go.
Open Doors & Cabinets Respectfully
Feel free to check storage and closets. Just leave things as you found them.
Avoid Running Water or Testing Appliances Without Permission
Ask before testing systems or appliances. I’ll guide you on what’s appropriate.
Save Your Strong Opinions for Later
Sellers or agents may be listening. Save critiques for after we leave.
Do NOT Use the Toilet or Plumbing
Please use the restroom before your tour begins.
A Note on Safety & ID Verification
For the safety and protection of both you and me, I will ask to see a government-issued photo ID when we meet in person. You are also welcome to ask to see my identification, business card, and real estate license information.
Government-Issued ID
Required at our first in-person meeting.
Home Address
Requested for your file before we begin touring properties.
You Can Verify Me Too
You’re welcome to ask for my ID, business card, and real estate license information.
My Travel Area & How We’ll Make It Work
I’m happy to travel up to approximately 1 hour one way to show you homes. Here’s what that means for you and how I handle properties outside that range.
Within About 1 Hour
I’ll personally show you the property.
Just Outside the Range
I’ll coordinate with the listing agent, find another agent, or look up open house times.
Further Out or Different Counties
I’ll refer you to a trusted agent nearby, or we can tailor your Buyer Agency Agreement to fit your search area.
No matter where your search takes you, I’m committed to finding a solution that works for you.
The 10 Commandments of Home Buying
Stay loan-ready, keep things simple, and when in doubt, check first.
Don’t change jobs, go self-employed, or quit.
Don’t buy a new car, van, or truck.
Don’t use charge cards excessively or let accounts fall behind.
Don’t spend money set aside for closing.
Don’t omit debts or liabilities from your loan application.
Don’t buy furniture, even if payment is deferred.
Don’t allow extra credit inquiries, except for insurance.
Don’t make large deposits without checking with your lender.
Don’t change bank accounts.
Don’t co-sign on a loan for anyone.
The Complete Home Buying Timeline (30–60 Days)
Most Wisconsin home purchases take 30–60 days from accepted offer to closing. Here’s a clear roadmap of exactly what to expect.
Pre-Approval
Confirm financing first
Home Search
Tour homes within budget
Make an Offer
Submit clear, competitive terms
Accepted Offer
Timeline begins
Earnest Money
Submit deposit promptly
Order Title & Schedule Closing
Set closing date
Inspection
Review condition with inspector
Appraisal
Confirm lender value
Loan Approval
Final lender approval
Last Prep for Closing
Review final numbers
Closing
Sign documents and transfer
Get Keys! 🎉
You’re officially a homeowner
My Preferred Vendors
I’ve partnered with trusted local professionals to make your home buying experience as smooth as possible.
Thompson Kane Mortgage Lender
A preferred mortgage partner offering a wide range of loan products tailored to your individual needs in South Central Wisconsin.
Evolve Insurance Solutions Charles Busch, Stoughton, WI
Partners with top carriers including Travelers, AAA, Safeco, Progressive, and more. Specializes in home warranty, equipment breakdown, underground service line, and roof and siding restoration coverage. eiswi.com
Totally Spaced Out Moving Pod Company
Exclusive moving discount for clients who close with me: $50 off 16 and 20 foot pods.
Home Warranty
Several options. Ask for details.
Inspection
Several options. Ask for details.
Hattie Williams
REALTOR®
Clear Focus. Smart Moves.