Every home buying decision, decoded. Offers, inspections, mortgage, closing.
Describe your situation — offer strategy, inspection findings, or mortgage confusion. Get decoded analysis of every decision point before you're locked in.
Decode my home purchase — $99First-time buyers overpay by 8-12% on average. The decisions that cost money most happen in the 2-week inspection window.
Every decision point between offer and keys — covered
Offer Strategy
Price analysis, offer terms, contingency strategy, and escalation clause guidance. What to offer, how to structure it, and what leverage to hold back — calibrated to the local market and the seller's situation.
Inspection Decoder
Every inspection finding categorized by severity, estimated repair cost, and negotiation leverage. What to demand the seller fix, what to accept as a credit, and what to walk away over — with exact language.
Mortgage Guidance
Fixed vs. ARM, 15 vs. 30-year, rate buydown analysis, and PMI elimination strategy. What your lender may not proactively tell you about points, locks, and rate shopping.
Closing Cost Audit
Every line on your closing disclosure decoded: negotiable fees, junk fees to challenge, and seller concession targets. $2,000-5,000 in closing cost savings is common for buyers who know what to ask.
Red Flag Detection
Disclosure red flags, title issues, HOA trap clauses, flood zone risks, and unpermitted work — the costly surprises that most buyers discover after closing when it's too late.
Closing Checklist
Phase-by-phase closing checklist with deadlines. Inspection contingency removal, financing contingency, final walkthrough, and closing day — never miss a critical deadline or waive a protection you need.
“Inspector found foundation cracks. The analysis said walk — and I did. Found out later the repair estimate was $42,000. Saved myself from a disaster.”
“Got $18,500 in seller concessions using the inspection negotiation strategy. Brought repair estimates to the table. Couldn't believe they agreed.”
“The closing disclosure decoder found $2,300 in lender junk fees. One email asking for fee waivers. Lender removed $1,800 of it.”
One analysis. The most expensive purchase of your life — decoded.
One-time payment. No subscription. Immediate access.
Offer analysis and inspection prioritization.
- ✓Offer strength assessment with recommendations
- ✓Top 5 inspection items by severity and repair cost
- ✓Initial seller negotiation strategy
Complete buying strategy: offer, inspection, mortgage, and closing.
- ✓Everything in Starter
- ✓All inspection items analyzed with estimated repair costs
- ✓Mortgage type comparison and rate lock guidance
- ✓Closing cost audit — negotiable vs. junk fees
- ✓Seller concession strategy with amounts
- ✓Red flag and deal-breaker analysis
- ✓Phase-by-phase closing checklist
- ✓Walk-away scenarios and scripts
Common questions
When should I use this — before or after the inspection?
Both. Before: for offer strategy and structuring your contingencies. After: for decoding the inspection report and planning your negotiation. The inspection window (typically 10 days) is your highest-leverage period — this helps you use it well.
Does this work for first-time buyers?
Especially for first-time buyers — the inspection and closing processes are opaque by design, and first-time buyers are most likely to overpay or miss leverage points. This decodes both in plain English.
Can I negotiate after the inspection?
Yes — the inspection contingency gives you the right to request repairs, credits, or price reductions, or to walk away. The leverage window is typically 7-14 days. We calculate specific credit amounts to request based on your inspection findings.
What are closing cost junk fees?
Fees added by lenders that aren't required: underwriting fees above ~$500, administrative fees, processing fees, application fees. On average $1,500-3,500 in junk fees appear on closing disclosures. Most are negotiable — lenders remove them when asked professionally.