BUYER'S PRESENTATION
Your Home.
Found.
A clear process. Smart preparation.
The right home at the right price.
SEAN COSTER
REALTOR · Real Broker, LLC
(503) 593-1396
sean@seancoster.com
SEANCOSTER.COM
THE BUYING PROCESS
The buying process is straightforward, but does require some groundwork before we get started. Here's how we set you up to be competitive and confident.
01
The Market
We review average days on market and key statistics so you know exactly what it takes to be competitive where you're shopping.
02
Listings
I set up a custom RealScout home search tailored to your criteria—we both get daily updates so we never miss a prospective home.
03
Expectations
I help you know what to expect when touring homes: what to look for, what's normal, and what should raise a flag.
04
Prepare for
Negotiations
We discuss negotiation strategy so you can write an offer that's competitive, informed, and one you feel confident about.
05
Write the
Offer
When you find the right home, you're ready. The agreement comes down to 5 key decisions you need to feel confident about.
WRITING
THE OFFER
The Residential Sale Agreement is 15 pages—but it comes down to 5 decisions you need to feel confident about.
Once you know these 5 elements, you're ready to write a competitive, well-informed offer on any home.
1
Price
What you offer relative to the market
2
Terms
Financing type, down payment amount
3
Dates
Closing date and possession timeline
4
Inclusions & Exclusions
What stays with the home and what doesn't
5
Contingencies
Loan approval, inspections, appraisal
AFTER YOUR OFFER IS ACCEPTED
The house goes pending and we go to work. Here's every step from acceptance through move-in—and how I manage each one.
1
Offer Accepted!
House goes pending. I send the accepted offer to your lender and escrow is opened—they'll contact you directly.
2
Inspections
I order inspections ASAP and will attend with you—checklist in hand. If additional inspections are needed, we order those too.
3
Repair Negotiations
We negotiate any repairs with the sellers and get everything in a written contract before the end of the inspection period.
4
Appraisal
If your lender requires an appraisal, it's conducted and we review the report. If it comes in low, I guide negotiation of the difference.
5
Closing!
Sign closing documents with escrow. Get the keys. You're a homeowner.
6
Move In & Beyond
You move in, we celebrate. I share my homebook for maintenance, my contractor network, and stay in touch throughout your homeownership.
INSPECTIONS — WHAT TO EXPECT
In the Portland area, buyers commonly encounter several types of inspections. Here's what each one covers and typical costs.
General Home Inspection
Typical cost: $400–$600
Covers the home's major systems and overall structure. Attend this with your checklist—it's the most comprehensive inspection.
Sewer Scope
Typical cost: $140–$175
A camera inspects the sewer line for proper connection and damage. Helps prevent expensive surprises after closing.
Radon Testing
Typical cost: Varies / add-on
Radon is a naturally occurring gas that can accumulate in basements. Often included or available as an add-on to general inspections.
Oil Tank Inspection
Typical cost: $125–$150
Older homes may have underground oil tanks that need decommissioning. Essential in many Portland-area properties.
Septic Inspection
Typical cost: Varies
If the home isn't connected to city sewage, a septic inspection verifies the system works properly. Seller may cover pumping costs.
Asbestos Inspection
Typical cost: Varies by lab
Spot inspection of areas that may contain asbestos—flooring, ceilings, etc.—useful knowledge for any future renovations.
BUYER'S CLOSING COST RESPONSIBILITIES
Understanding what you're typically responsible for at closing. Source: WFG National Title Insurance Company.
TYPICAL COSTS — ALL TRANSACTIONS
Escrow Fee — one-half of the title company fee
Recording Fees — based on county fee schedule
Fire Insurance Premium — required when any lender involved
Tax Prorate — apportioned between parties at closing
General Costs — as listed for the specific transaction
Homeowners Insurance — set up before closing
CONVENTIONAL, FHA & VA LOAN COSTS
Lender's title insurance policy & endorsements
Loan Fee — as required by your lender
Credit Report Fee — as required by lender
Appraisal Fee — as required by lender
Mortgage Insurance Premium (if applicable)
Prepaid Interest — if required by lender
VA Loans: funding fee (if required)
FHA/VA: reserves for taxes, fire & mortgage insurance
This information is provided for informational purposes only. No warranties are made.
PREFERRED MORTGAGE LENDERS
These are my preferred lenders. I receive no benefit from recommending them—only the confidence that your mortgage application will be handled professionally and communication will be timely. I recommend reaching out to at least two.
1
LENDER
Melody Woodland
OnPoint Credit Union
(206) 898-8124
melody.woodland@onpointcu.com
Credit union products with competitive rates and personalized service.
2
LENDER
Sarah Keller
Team Keller · Guild Mortgage
(503) 422-2929
TeamKeller@guildmortgage.net
Strong conventional and FHA options. Excellent communication throughout the process.
3
LENDER
Greg Long
Residential Mortgage
(970) 846-3344
LongG@residentialmtg.com
Wide range of loan products. Especially helpful for complex financial situations.
ABOUT SEAN COSTER
Background
Full-time real estate agent in Oregon and Washington since 2013. I came into the profession from coaching—which taught me to help people think clearly under pressure and make confident decisions. Real estate is full of those moments.
Construction Insight
My background in residential construction gives me a practical lens when walking through a home—what's solid, what's not, what's worth improving, and what's better left alone. That perspective saves buyers time, money, and second-guessing.
Prior Experience
President of Complete Running Programs (2006–2017). Co-founder of Fit Right Northwest (2000–2006) with locations in Portland and Vancouver. Both businesses were built on service, trust, and doing things the right way.
MY BUYER TRACK RECORD
Avg. < 4 weeks to get buyers in contract
Consistent success in multiple-offer situations
I show & negotiate every aspect personally
Clear, steady communication throughout
PERSONAL
Husband and father. Avid trail runner and leader of Bluff Runners—a local running group. Long-standing commitment to coaching, discipline, and community.
Portland & Southwest Washington Market · Licensed OR & WA
WHAT CLIENTS SAY
"
Sean is an invaluable ally to have when buying a home, especially in a competitive market. He is extremely knowledgeable regarding available homes, their value, and strategies for optimizing your chances when there are multiple offers. He made himself very available from start to finish. Kind, honest, diligent, professional, and very competent.
— Paula & Jim
"
Sean was wonderful to work with and helped us find a lovely home. He really stands out in knowing what it takes to turn a house into a home. His expertise in renovation and appreciation for architectural detail made a big difference in Portland, where many older homes need thoughtful updates.
— L+R
"
Sean has helped me on two properties so far. The first was a great purchase for both living and ultimately selling to move up to a bigger property. His patience and care for what we wanted as a family sets him apart. So far, we've had two great deals.
— Robert
"
Sean is extremely personable and knows his craft. His knowledge of North Portland and St. Johns was outstanding. Negotiations were seamless, even during a highly competitive time. He recommended a skilled home inspector and ultimately got me into a beautiful home.
— K+S
Each transaction is different, but the goal is the same: a clear process, thoughtful decisions, and a steady experience from beginning to end.
LET'S FIND
YOUR HOME
Buying a home is one of the most meaningful decisions you'll make. My role is to bring structure, market knowledge, and steady guidance so you can move through it with confidence.
REACH OUT ANYTIME
Sean Coster
Real Estate Advisor · Real Broker, LLC
PHONE
(503) 593-1396
EMAIL
sean@seancoster.com
WEBSITE
seancoster.com
LICENSE
OR 201208653 | WA 116399
Portland & Southwest Washington · Residential Real Estate