Frequently Asked Questions

Real Estate FAQ for DeSoto County, MS

Buying or selling a home comes with a lot of questions. I’ve pulled together straightforward answers to the most common questions I get from buyers and sellers in Hernando, Southaven, Olive Branch, Nesbit, and the rest of DeSoto County, MS.

If you don’t see your specific question here, you can always call or text me at 901-491-2275 or contact me directly.

1. Do I really need a real estate agent to buy or sell a home?

You can buy or sell a home without an agent, but you’ll be taking on:

  • Pricing strategy

  • Marketing and presentation

  • Showings and negotiation

  • Paperwork, deadlines, and legal/contract details

A good real estate agent brings:

  • Local market data and pricing expertise

  • Professional marketing and exposure

  • Negotiation skills

  • A clear process from start to finish

If you’d like someone to walk you through the process and protect your interests in DeSoto County, it’s worth having an experienced agent on your side.

2. How do you get paid as a real estate agent?

In most residential transactions, real estate compensation is:

  • Paid from the proceeds of the sale at closing, and

  • Structured in the listing agreement between the seller and the listing broker.

The specifics of who pays what can vary and are always negotiable. If you’re a buyer, your agent can explain how compensation for your transaction is structured and how it impacts you.

For more on how real estate brokerage and compensation generally work, you can review consumer information from the National Association of REALTORS® (NAR) and the Mississippi Real Estate Commission (MREC).

3. What areas do you serve?

I’m based in Hernando, MS and primarily serve:

  • Hernando

  • Southaven

  • Olive Branch

  • Nesbit

  • Surrounding communities within DeSoto County, MS

If you’re moving into or out of DeSoto County, I can also coordinate with trusted agents in other areas to help you with both sides of your move.

4. How do I know what my home is worth in DeSoto County, MS?

Online estimates can be a rough starting point, but they often miss important details like:

  • Condition and updates

  • Specific location and subdivision nuances

  • Recent local sales that haven’t filtered into automated systems yet

To get a realistic value for your home, I prepare a Comparative Market Analysis (CMA) using recent sales, active competition, days on market, and current market conditions in your part of DeSoto County.

You can request a free home value review and I’ll walk you through the numbers in plain language.

5. How long does it take to sell a home in DeSoto County?

The time it takes to sell depends on:

  • Pricing strategy

  • Condition and presentation

  • Location and style of the home

  • Overall market conditions (inventory, buyer demand, interest rates)

We’ll look at average Days on Market (DOM) for homes similar to yours in DeSoto County and set expectations up front. I’ll also give you a clear plan for what we’ll do if we’re not seeing enough activity in the first 1–2 weeks.

6. What should I do to get my home ready to sell?

Most sellers get the best results by focusing on:

  • Decluttering and depersonalizing

  • Minor repairs and touchups (paint, hardware, caulk, small fixes)

  • Deep cleaning kitchens, bathrooms, floors, and windows

  • Curb appeal (yard clean-up, porch, front door)

I provide a custom prep checklist for each home and can walk through room by room with you to prioritize what matters most in our local market.

You can also read my 30-day home prep checklist for DeSoto County sellers for a detailed, week-by-week plan.

7. I’m a first-time homebuyer. Where do I start?

Start with three steps:

  1. Get clear on your monthly comfort payment and basic budget.

  2. Talk to a local lender and get a pre-approval (not just a quick “pre-qualification”).

  3. Connect with a buyer’s agent who knows DeSoto County and can explain the process step-by-step.

From there, we’ll define your must-haves, set up a custom search for DeSoto County homes, and start touring properties that fit your budget and lifestyle.

You can dive deeper in my First-Time Homebuyer’s Guide to DeSoto County, MS.

8. What is the difference between pre-qualification and pre-approval?

  • Pre-qualification is usually a quick estimate based on self-reported information.

  • Pre-approval is a more formal review where the lender verifies your income, credit, and debts.

Pre-approval carries more weight with sellers and makes your offer stronger. For more information on mortgages and pre-approvals, you can review resources from the Consumer Financial Protection Bureau (CFPB).

9. How much money do I need for a down payment?

There is no single “right” down payment amount. It depends on:

  • Loan type (conventional, FHA, VA, USDA, etc.)

  • Your credit profile and savings

  • Your overall financial goals

Some loan programs allow down payments as low as 3–3.5% for qualified buyers, and there may be local or state programs that help with down payment or closing costs.

A lender can show you real numbers for your situation. The CFPB and your lender’s disclosures are good places to review the pros and cons of different loan options.

10. What other costs should I expect when buying a home?

In addition to your down payment, buyers typically pay closing costs, which can include:

  • Lender fees

  • Appraisal

  • Title insurance and settlement costs

  • Prepaid property taxes and homeowners insurance

  • Recording fees

Your lender will provide a Loan Estimate and Closing Disclosure that outline these costs in detail. Again, the Consumer Financial Protection Bureau offers clear explanations of each line item.

11. What is earnest money?

Earnest money is a deposit you make when your offer is accepted to show you’re serious about purchasing the home. It is typically:

  • Held in an escrow account

  • Applied toward your down payment and/or closing costs at closing (if the deal closes)

The amount, deadlines, and conditions under which it may be refunded are all defined in your purchase contract. Your agent will walk you through those terms before you sign.

12. Do I have to get a home inspection?

In most cases, it’s strongly recommended.

A home inspection:

  • Gives you a professional evaluation of the property’s condition

  • Identifies safety issues or major repairs

  • Helps you make informed decisions about moving forward, negotiating repairs, or walking away

Inspectors typically provide a written report you can review with your agent. While inspections are not a guarantee of future performance, they are an important risk-reduction step for buyers.

13. What is an appraisal and why does it matter?

An appraisal is an independent opinion of value, usually ordered by your lender.

It matters because:

  • Lenders want to be sure the home is worth at least the amount they are lending

  • If the appraisal comes in at or above the contract price, everything usually proceeds as planned

  • If it comes in below, you and your agent will discuss options with the seller and lender

Your agent will help you navigate low appraisal scenarios if they arise.

14. How does the closing process work in Mississippi?

In a typical residential transaction in Mississippi:

  • A title company or closing attorney coordinates the closing

  • You review and sign loan and closing documents

  • Funds are transferred

  • The deed is recorded

Once all of that is complete, the home officially changes hands. The exact steps and parties involved may vary depending on your specific closing.

15. Are there Fair Housing rules I should know about?

Yes. Federal and state Fair Housing laws protect people from discrimination in housing based on protected characteristics such as race, color, national origin, religion, sex, familial status, and disability.

As a REALTOR® and Mississippi licensee, I follow all Fair Housing laws and provide information in a way that is:

  • Neutral

  • Inclusive

  • Focused on properties, process, and facts rather than people or “types of neighborhoods”

For more information, you can review resources from the U.S. Department of Housing and Urban Development (HUD) and the Mississippi Real Estate Commission (MREC).

16. Can you tell me which neighborhoods are “good” or “bad”?

I can provide factual information like:

  • Types of homes

  • Approximate price ranges

  • HOA or no HOA

  • Proximity to amenities, parks, and major roads

I can also direct you to public data and resources on crime, schools, and other statistics so you can make your own decisions.

Fair Housing rules prohibit steering or describing neighborhoods in terms of who should or shouldn’t live there, so my focus is on facts and helping you interpret how those facts fit your goals.

17. How do schools affect home buying decisions?

Schools are an important factor for many buyers, but preferences are very personal.

What I can do:

  • Tell you which school district serves a given property

  • Provide links to official school and district websites

  • Point you to state-level school report cards and public data

What I don’t do:

  • Label schools or areas as “good” or “bad”

  • Tell you where you “should” live based on school preferences

For Mississippi, you can review school information through official state education websites and district resources.

18. What makes you different from other agents in DeSoto County?

You’ll need your own voice here, but here’s a base answer you can tweak:

I combine:

  • Local roots in DeSoto County

  • Real estate investing and remodeling experience

  • Professional design and marketing background

That means I can help you with:

  • Data-driven pricing and offer strategies

  • Strong listing marketing (photos, floorplans, drone, copy)

  • Practical guidance on what’s worth fixing or updating before you list

If you want someone who will be honest, prepared, and focused on your actual goals rather than just getting a sign in the yard, we may be a good fit.

19. How do I get started if I’m not ready to move yet?

You don’t have to be ready tomorrow to start a conversation.

If you’re 3–12 months out (or more), we can:

  • Talk through your goals and rough timeline

  • Review your current home value or buying power

  • Create a prep or savings plan

  • Check in periodically as things change

You can schedule a no-pressure consultation or call/text 901-491-2275 and we’ll take it from there.