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Get pre-approved by a local lender. I cannot stress this enough. Without a pre-approval, we can't schedule showings or submit offers, and it sets your budget so you know what your monthly payment will look like as rates move.

"But I want to find a house first, then get pre-approved." It doesn't work that way. Most listing brokerages won't allow a showing without one. And if you do see a home you love, buyers who are already pre-approved can make offers while you're still gathering documents.

Start with Whitehall Mortgage or any lender above, and try our payment calculators.

Rarely. Sellers who skip an agent usually do it to keep more money themselves, not to pass the savings to you.

Those sales also come without many of the protections of a listed home: full disclosures, protected deadlines, contract obligations on the seller, and an experienced negotiator who knows what to look for. I've had a client buy from a "wholesaler" for far more than the property was worth and end up underwater. I've seen others buy directly from a seller and get stuck in title and legal problems.

Since 2024, you sign a written buyer agreement before touring that spells out how your agent is paid. In many sales the seller still covers it, and it can be negotiated in your offer. Read our guide to the commission changes.

We give you live MLS access across Greater Scranton and Bright MLS, connect you with trusted lenders, inspectors and attorneys, and guide you from wish list to closing. That applies whether you're buying a first home, a lakefront retreat or an investment property.

Use our live MLS search to filter by price, beds, baths and neighborhood, then save searches for instant email alerts. You can also download our free app to search, save and request tours from your phone.

Wish list and budget, then pre-approval, touring, offer and negotiation. After acceptance come inspections, appraisal, title, final walkthrough and closing. See our full buyer roadmap.

An inspection should bring peace of mind, not stress. Most findings are minor maintenance items, not deal-breakers. Focus on major defects, safety hazards, and anything that could affect financing or insurance. Sellers aren't required to fix everything, and no home is perfect. The inspection is not what protects you.

Yes. We work with builders on lots, floorplans and finishes, including Stauffer Pointe condos, fly-in homesites at Skyline Estates, and custom estates at Nalla Lake.

Absolutely. We analyze rentals, multi-family and commercial buildings, including cap rate, cash flow and financing, and can connect you with off-market opportunities and property management. Visit Investments and Commercial.

Yes. Our relocation team can tour you virtually, introduce neighborhoods and schools, and line up lenders before you arrive. Explore relocation.

It protects you if your loan falls through. You must apply for your mortgage by the deadline in your agreement, cooperate in good faith, and deliver written mortgage approval by the commitment date. If you're denied despite doing everything right, you can typically terminate and get your deposit back. Read the full breakdown.

Apply on time, send your lender every document they ask for, and don't open new credit, make large purchases or change jobs before closing. Keep your agent and lender in the loop.

If you applied on time and acted in good faith but were denied, you may terminate and recover your deposit. The seller may terminate if approval isn't delivered by the commitment date. If a denial is caused by bad-faith actions, the seller may claim default and keep the deposit. Disputes may need legal resolution, so talk to an attorney.

Often far less than 20%. Conventional loans start at 3–5%, FHA at 3.5%, and VA and USDA can be 0%. PHFA programs can help with down payment and closing costs. See loan programs and calculators.

Title insurance is one of your main closing costs, and Pennsylvania regulates its rates based on your purchase price. A title search looks for tax liens, estate issues, judgments and public record errors before you close. The policy protects against anything missed.

If you have a loan, your lender requires a lender's policy. You'll want an owner's policy to protect yourself too. Our title companies and attorneys can walk you through it.

Pennsylvania charges a transfer tax, usually 2% of the price (1% state, 1% local), customarily split between buyer and seller. Some cities charge more, including Scranton at 3.7% and Wilkes-Barre at 3.5%. Estimate yours with our cash-to-close calculator.

Shortly before closing, you'll confirm the home's condition, that agreed repairs were made, and that included items stayed. Read our walkthrough guide.

With magazine-quality photography, video and immersive tours, targeted digital campaigns, our curated buyer alert list, and transparent reporting so you always know what's working. See how we sell.

With a neighborhood analysis of comparable sales, active competition and current trends, priced strategically around buyer search thresholds. Why price thresholds matter, or get your home value.

Regular updates, showing feedback and marketing reports from listing to closing. You'll never wonder what's happening.

Yes. We help with land acquisition, lending connections, design, pre-sales, branding and marketing entire developments, plus managing sales contracts through completion.

A private lake in Dalton with about 1.1 miles of shoreline and more than 300 million gallons of water, designed for low-density, retreat-style living with boating, fishing and trails. It's minutes from I-81, Clarks Summit and Scranton. Explore Nalla Lake.

Maintenance-free condo living with ranch and multi-level floorplans and one- or two-car garages. See available units.

A fly-in community with spacious homesites and custom home packages for aviation and outdoor lovers. Explore Skyline Estates.

Yes. Our in-house team has decades of experience managing everything from single-family homes to large portfolios, including marketing, tenant relations and maintenance. Property management.

Renters have more choices, so price competitively, present the unit clean and well-maintained, start renewals early, and market professionally. Professional management can help reduce vacancy.

Browse available rentals and apply online.

Kate is the owner and broker of Revolve Real Estate, an investor and property manager, and host of The American Dream. She leads the team with a focus on integrity, relationships and results.

Browse our agents by specialty, or tell us what you need and we'll match you with the best fit.