A First-Time Buyer Story I’ll Never Forget

Years ago, I received a call from a young couple who were college students/newlyweds from NC State. They were looking to purchase their first home, and their budget was under $200,000.

They told me they had been searching online and looking at different real estate agents, but many of the homes they saw those agents marketing were well above their price range. They weren't sure whether an agent would even want to work with them because their budget wasn't large.

My response was simple:

“I help whoever needs help.”

To me, a buyer's price range has never determined their importance.

Whether you're purchasing a $100,000 home or a $1 million home, buying your first home is a BIG DEAL. For that young couple, this wasn't just another transaction. It was the beginning of their life together.

They were young, starting out, building careers, building a marriage, and trying to build something of their own.

That is one of the reasons I've continued working with first-time homebuyers throughout my career. Sometimes people just need someone willing to listen, explain the process, and believe that homeownership is possible for them.

Don't miss your blessing because you think your budget isn't big enough.

Your first home doesn't have to be your forever home. Sometimes it's simply the first door that opens the way to everything that comes next.

Real People. Real Stories. Real Homeownership.
— Tanisha Holmes | Homes-By-Holmes Real Estate

Another First-Time Buyer Story — Don’t Miss Your Blessing

Years ago, I received a call from a woman from New York who was living with her family in an economically distressed area of Raleigh. She told me she had already contacted four real estate agents—and not one had shown up. She wanted to purchase a home outside Raleigh and needed someone willing to help her.

I told her, “Be ready at 10:00 a.m. tomorrow. I’ll pick you and your family up, and I’ll bring the paperwork for you to hire me as your real estate agent.”

The next morning at 10:00 a.m., I pulled up.

By that point, I was already well into my first 10 years of selling real estate. I wasn't interested in picking through the crop and deciding which buyers were worth my time based on their budget, ZIP code, appearance, or where they lived. Everybody deserves an opportunity at homeownership.

We got in the car and started looking. We searched and searched until we found the home that was right for her family in the eastern Wake/Zebulon area.

What those other agents didn't know was that this woman had received a substantial settlement from a lead-paint lawsuit in New York and had the financial ability to purchase. They may have judged her before ever taking the time to learn her story.

That experience reinforced something I have carried throughout my career: Never judge a buyer by what you see on the outside. Never decide someone's worth by their ZIP code.

I believe God places people in our paths for a reason, and sometimes your blessing comes disguised as an opportunity to be a blessing to somebody else.

Four agents didn't show up. I did.

Maybe that's why my name is Holmes—because I've always believed everybody deserves an opportunity to find a place they can call home.

Keep Talking Tanisha Holmes
Real Life. Real Lessons. Real Stories.

Working With a Real Estate Agent

Working With a Real Estate Agent

When buying or selling real estate, it is important to understand who your real estate agent represents. The Working With Real Estate Agents Disclosure explains the different types of agency relationships available and helps consumers understand when an agent is representing them and when an agent may be representing another party. The disclosure itself is not a contract; signing it simply acknowledges that you received it

.For buyers, Buyer Agency means the agent and the agent's firm represent you and owe loyalty to you. The disclosure explains that an agency relationship may begin orally, but a written buyer-agency agreement must be entered into before the agent makes a written or oral offer on your behalf.

The form also explains that an unrepresented buyer may receive assistance from an agent who actually represents the seller. In that situation, the agent does not represent the buyer, and the buyer should not share confidential information with that agent.

Dual Agency can occur when the same real estate firm represents both the buyer and seller. With the parties' agreement, the firm may represent both sides, but its loyalty is divided and it must treat both parties fairly and equally. Designated Dual Agency allows the firm to designate one agent to represent the buyer and another agent to represent the seller, with each designated agent loyal to their respective client.

My goal is to make sure you understand who represents you, what your agent's role is, and what to expect throughout your real estate transaction. Before sharing confidential financial information, negotiating a property, or making an offer, it is important to understand your agency relationship and have the appropriate agreements in place.

Due Diligence Fee

What every Buyer Needs to Know

North Carolina Due Diligence Fee — What Buyers Need to Know

When purchasing a property in North Carolina, a buyer may offer the seller a Due Diligence Fee as part of the Offer to Purchase and Contract.

How Much Is the Due Diligence Fee?

There is no set or required dollar amount for the Due Diligence Fee. The amount is negotiated between the buyer and seller and may vary depending on the property, purchase price, market conditions, length of the Due Diligence Period, and strength of the buyer’s offer.

Buyers should carefully consider how much Due Diligence money they are financially comfortable putting at risk before making an offer.

Is the Due Diligence Fee Refundable?

Generally, NO. Once the contract becomes effective and the Due Diligence Fee is paid to the seller, it is generally non-refundable if the buyer decides not to complete the purchase, including when inspections reveal problems with the property.

If the transaction successfully closes, the Due Diligence Fee is generally credited toward the buyer’s purchase at closing.

When Could the Due Diligence Fee Be Returned?

There are exceptions. Depending on the terms of the contract, the buyer may be entitled to the return of the Due Diligence Fee when the seller materially breaches the contract or when another provision of the contract or applicable addendum specifically provides for its return.

Examples may involve title problems that prevent the seller from providing the title required by the contract, failure by the seller to perform a material contractual obligation, or certain seller-caused circumstances that prevent the transaction from closing.

A seller delay does not automatically mean the Due Diligence Fee must be returned. Whether a title issue, document delay, seller action, or failure to perform constitutes a material breach can involve a legal determination. Buyers should consult a North Carolina real estate attorney when there is a dispute regarding the return of Due Diligence money.

Important Buyer Tip

Never offer more Due Diligence money than you are financially prepared to lose if you decide not to purchase the property.

Before we submit your offer, I will explain the Due Diligence Period, Due Diligence Fee, Earnest Money Deposit, and important contract dates so you can make an informed decision.

Homes-By-Holmes Real Estate
Tanisha Holmes, Broker
Helping Buyers Understand the Contract Before They Sign It.

Low or No Down Payment Options

At Homes-By-Holmes Real Estate, we help buyers explore financing programs that may reduce the amount of money needed upfront.

FHA LOAN- DOWN PAYMENT ASSISTANCE

USDA Home Loans- Rural Housing Loans

Qualified buyers may be able to purchase an eligible home with:

✓ 100% Financing / $0 Down
✓ Lower Mortgage-Insurance Costs Than Some Other Low-Down-Payment Options
✓ May Be Combined With Certain DPA Programs
✓ DPA May Help Cover Eligible Closing Costs
✓ Available for Eligible Properties in North Carolina

LOWER MONTHLY MORTGAGE INSURANCE COST

USDA loans do not have traditional PMI. Instead, USDA charges a guarantee fee and a lower annual fee, which can make the monthly mortgage insurance-related cost more affordable compared with some other low-down-payment loan options.

Another great benefit of USDA's 100% financing program!

CHECK YOUR ELIGIBILITY

USDA eligibility is based on household income and the property location. Eligibility can vary within the same county, so always check the exact property address.

Homes-By-Holmes Real Estate
Helping Buyers Find Their Way Home.

USDA financing and DPA are subject to lender and program requirements. Not all assistance programs can be combined with USDA financing.

For the USDA Section 502 Direct Loan, you can also use the full eligibility site:

This is different from the USDA Guaranteed loan program. USDA Direct is intended for qualifying low income applicants, and the property must be in an eligible rural area. Please call us about this program.

VA loans can offer eligible veterans, active-duty service members, and surviving spouses powerful home-buying benefits

• No down payment in many cases

• Up to 100% financing

• No monthly PMI

• Competitive interest rates

• Flexible credit guidelines

Did You Know?

The VA does not set a minimum credit score for its VA-backed home loan program. Individual lenders, however, may establish their own minimum scores and underwriting requirements.

Even with a credit score around 580, there may be lenders willing to consider a VA loan depending on your complete financial profile. A strong recent payment history, including no late payments during the past 12 months, may also help, although requirements vary by lender.

You Served. Let Us Help You Get Home.

Homes-By-Holmes Real Estate can help you search for a home and connect with lenders offering VA financing that fits your situation.

Check your VA eligibility and Certificate of Eligibility (COE):
https://www.va.gov/housing-assistance/home-loans/eligibility/

Financing is subject to VA eligibility, lender underwriting, credit history and loan approval.

USDA Home Loans

VA Home Loans

FHA — LOW DOWN PAYMENT OPTIONS

580+ Credit Score? You May Have Options!

FHA financing may allow qualified buyers to purchase a home with as little as 3.5% down with a 580+ credit score.

Down-Payment Assistance may also be available to help qualified buyers with down payment and/or closing costs.

GET PRE-QUALIFIED

A lender will review your credit, income, employment, debts and assets to determine your eligibility.

Homes-By-Holmes Real Estate
Helping Buyers Find Their Way Home.

Loan approval and assistance are subject to lender and program requirements.

Non-Traditional Home Buyers

Investors , Bitcoin, Real Estate Own (REO)

Investors

At Homes-By-Holmes Real Estate, we work with investors at different stages of building and expanding their real estate portfolios. Our experience goes beyond simply locating properties—we understand that investors may need access to opportunities and transaction structures that differ from a traditional residential purchase.

We may have access to off-market opportunities where a property owner prefers to explore a private sale before exposing the property to the active market. These opportunities may be appropriate for qualified investors and private buyers looking for acquisitions that are not yet publicly marketed. Availability is never guaranteed, and all transactions remain subject to the seller's instructions and applicable disclosure, agency, fair-housing, MLS, and other legal requirements.

Experience Matters When the Property Isn't a Traditional Sale

At Homes-By-Holmes Real Estate, bank-owned properties, foreclosures, REOs, and distressed-property transactions are handled by Tanisha Holmes alongside veteran REALTOR® Dee Best.

Together, we bring more than 50 years of combined real estate experience, with extensive knowledge of the North Carolina and Georgia real estate markets.

Dee specializes in distressed properties, foreclosures, and bank-owned real estate, bringing valuable experience to transactions that often require additional knowledge, patience, and attention to detail.

Whether you're a first-time buyer, investor, or experienced homeowner looking for a foreclosure or bank-owned opportunity, we're here to help you navigate the process from property search through closing.

I have previously assisted with an investment-property purchase involving Bitcoin, so I understand that these transactions can require additional coordination before we ever reach the closing table.

One of the first things we need to determine is where your Bitcoin came from. If you purchased it through an exchange, the documentation may look different from Bitcoin you personally mined. With mined Bitcoin, maintaining records is particularly important because the IRS says the fair-market value of successfully mined cryptocurrency when received is included in gross income; if mining constitutes a trade or business, the activity may also generate self-employment income.

Bitcoin/Crypto Buyers

Bank-Owned & Distressed Properties

🇺🇸 FUN FACT FOR NORTH CAROLINA VETERANS

Did you know? If you are a qualifying veteran with a 100% permanent and total service-connected disability, you may qualify for North Carolina’s Disabled Veteran Property Tax Exclusion.

The program can exclude up to the first $45,000 of the appraised value of your permanent residence from property taxation. There is no age or income limitation for this particular veteran benefit.

You’ll need the required documentation, including Form NCDVA-9, and approval is based on eligibility requirements. Check with your local county tax assessor’s office to find out whether you qualify and how to apply.

💡 You served—make sure you know the homeownership benefits that may be available to you.

Homes-By-Holmes Real Estate
Helping Veterans Find Their Way Home

FUN FACT FOR NORTH CAROLINA HOMEOWNERS AGE 65+

Did you know North Carolina offers a property tax relief program for qualifying homeowners age 65 or older?

If you are 65 or older as of January 1, own and occupy your home as your permanent residence, and meet the annual income requirements, you may qualify for the Elderly or Disabled Homestead Exclusion.

For qualifying homeowners, North Carolina can exclude from property taxation the greater of:

$25,000 of your home's appraised value OR 50% of your home's appraised value.

For the 2026 tax year, the 2025 combined gross income limit for the applicant and spouse is $38,800.

💡 Example: If a qualifying homeowner has a home appraised at $300,000, 50% would be $150,000. The property could therefore be taxed based on a substantially lower taxable value.

You must apply and qualify—the reduction is not automatic. The application is Form AV-9, Application for Property Tax Relief, and it is submitted to the county tax assessor where the property is located.

Homeowners 65+: Don't assume your property tax bill is your only option. Check with your county tax office to see if you qualify.

NC Department of Revenue — 2026 Form AV-9 Property Tax Relief

Homes-By-Holmes Real Estate
Helping homeowners understand opportunities available to them.