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#ThePropertyJoes Keri Josephson 832-368-1754 keri@thepropertyjoesgroup.com | Joseph Ray Diosana 281-650-4658 joseph@thepropertyjoesgroup.com |
| Keller Williams Memorial, 1220 Augusta St Suite 300, Houston, TX 77057 | |
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Buyer Process
Milestone Matrix — From First Contact to Keys in Hand
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| 1. INTAKE | 2. CONSULTATION | 3. SHOWINGS | 4. OFFER | 5. CLOSE |
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ROLE: Agent = Lead buyer agent Co-Agent = Cross-assigned partner Coord = Coordinator Team = Any member FTB GRADE: Y = Extra steps for first-time buyer MOD = Modified approach — = Standard for all buyers BRA = Buyer Representation Agreement (mandatory post-NAR settlement) |
| THE PROPERTY JOES GROUP • Buyer Process • Process 1: Buyer Intake & Qualification |
First contact with a potential buyer. Qualify motivation, timeline, and financial readiness before investing showing time.
| KEY TASK | DESCRIPTION | ROLE | FTB | NOTES / AHA'S |
|---|---|---|---|---|
| Capture buyer info | Full name, phone, email. Source of lead (referral, open house, online, sphere). Confirm spelling | Agent | — | Log in ReferralMaker immediately. Every lead gets a CRM record within 24 hours |
| Assess motivation | Why buying? Timeline? Life event (relocation, growing family, downsizing, investment). Urgency level | Agent | Y | FTB: May not know their timeline. Help them understand: pre-approval → search → offer → close = 45-90 days typical |
| Determine financial readiness | Pre-approved? Budget range? Down payment source? Any contingencies (sell first, lease break)? | Agent | Y | FTB: Explain pre-approval vs pre-qualification. Connect with lender partner ASAP. No showings without pre-approval or proof of funds |
| Identify buyer type | Primary residence vs Investor (rental, flip, development). Cash vs Financed. First-time vs Experienced | Agent | Y | Investor buyers: lead with numbers (cap rate, cash-on-cash). FTB: educational approach, explain every step |
| Qualify search criteria | Location preferences, property type, bedrooms/baths, must-haves vs nice-to-haves, deal-breakers | Agent | — | Start broad, narrow over time. Ask "What does your ideal Tuesday evening look like?" to understand lifestyle needs |
| M01 | BUYER QUALIFIED — Motivation confirmed, financial readiness verified, search criteria established |
| PRC‑04.BPM | Buyer Process — Milestone Matrix v1.0 • Process 1: Buyer Intake & Qualification |
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#ThePropertyJoes Keri Josephson 832-368-1754 keri@thepropertyjoesgroup.com | Joseph Ray Diosana 281-650-4658 joseph@thepropertyjoesgroup.com |
| Keller Williams Memorial, 1220 Augusta St Suite 300, Houston, TX 77057 | |
| THE PROPERTY JOES GROUP • Buyer Process • Process 1: Buyer Intake & Qualification |
Post-NAR settlement: Buyer Representation Agreement required before any property tours. Present value proposition, explain compensation structure.
| KEY TASK | DESCRIPTION | ROLE | FTB | NOTES / AHA'S |
|---|---|---|---|---|
| Present value proposition | Explain agent role: market expertise, negotiation, transaction management, vendor network. Show what you bring vs going alone | Agent | Y | FTB: They often do not understand agent value. Use buyer presentation. "I am your advisor throughout this entire process" |
| Explain compensation | How agents get paid post-NAR settlement. Buyer agent compensation options. Transparency is mandatory | Agent | Y | FTB: This is brand new to them. Be clear: "My compensation comes from [X]. Here is exactly how it works" |
| Execute BRA | Sign Buyer Representation Agreement. ShowingSmart requires BRA before property access. E-signing: JRD = Jointly | KLJ + others = Dotloop | Agent | — | MANDATORY: No showings or property access without a signed BRA. This protects both agent and buyer |
| Connect with lender | Introduce preferred lender partner. Obtain pre-approval letter. Confirm budget aligns with search criteria | Agent | Y | FTB: Walk them through the pre-approval process. Explain credit impact, documentation needed, timeline |
| M02 | BRA SIGNED — Buyer representation agreement executed, pre-approval obtained, ready to search |
| PRC‑04.BPM | Buyer Process — Milestone Matrix v1.0 • Process 1B: Buyer Representation Agreement |
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#ThePropertyJoes Keri Josephson 832-368-1754 keri@thepropertyjoesgroup.com | Joseph Ray Diosana 281-650-4658 joseph@thepropertyjoesgroup.com |
| Keller Williams Memorial, 1220 Augusta St Suite 300, Houston, TX 77057 | |
| THE PROPERTY JOES GROUP • Buyer Process • Process 2: Buyer Consultation |
In-person or virtual consultation. Educate, align expectations, and build the search strategy together.
| KEY TASK | DESCRIPTION | ROLE | FTB | NOTES / AHA'S |
|---|---|---|---|---|
| Deliver buyer presentation | Process overview: search → offer → option period → approvals → closing. Set realistic timeline expectations | Agent | Y | FTB: This is their roadmap. Go through every step. "Here is exactly what happens from today until you get keys" |
| Review market conditions | Current market: seller's vs buyer's market, average DOM, price trends, inventory levels. Houston-specific data | Agent | — | Use HAR.com market stats. ShowingSmart buyer likelihood by cohort to show demand levels |
| Explain offer process | How offers work in Texas: earnest money, option period, inspection, appraisal, title, closing. Key dates and deadlines | Agent | Y | FTB: Explain option period (unique to Texas), earnest money (not a down payment), and why deadlines are non-negotiable |
| Set communication cadence | How often will you update? Preferred communication method? Response time expectations both directions | Agent | — | Weekly update minimum. More active during showing phase. "I will send you new listings within 24 hours of hitting MLS" |
| M03 | CONSULTATION COMPLETE — Buyer educated on process, expectations aligned, search strategy built |
| KEY TASK | DESCRIPTION | ROLE | FTB | NOTES / AHA'S |
|---|---|---|---|---|
| Set up MLS search | Configure HAR.com saved search with buyer criteria. Auto-email new listings. Refine after first 48 hours of results | Agent | — | Start slightly wider than buyer wants — they may discover neighborhoods they had not considered |
| Identify target neighborhoods | Research: school ratings, flood zones, HOA rules, commute times, future development. Match to buyer lifestyle | Agent | Y | FTB: They may not know Houston neighborhoods. Provide neighborhood profiles. Drive target areas with them if needed |
| Build project workspace | Create client project folder in Google Drive (M@TPJG). Naming: !_ACTIVE_PIPELINE / [BuyerLastName] - TBDSubdirs: /Docs, /Showings, /Offers, /ContractsShare /Docs with main contact (editor). Send: “Good morning sunshine ☀️🌞!!! This is an online archive for you to place your survey, any marketing documents from your previous purchase (feature sheet, etc).” |
Coord | — | Workspace is single source of truth. Update address when property identified. Share with buyer for document uploads |
| Create showing tour template | Template: Property Tours - [Buyer LastName]. Print tour spreadsheet for organized showing feedback |
Coord | — | Track: address, list price, sqft, lot, year, buyer rating (1-5), notes. Helps narrow criteria over time |
| M04 | SEARCH ACTIVE — MLS alerts configured, neighborhoods identified, workspace created |
| PRC‑04.BPM | Buyer Process — Milestone Matrix v1.0 • Process 2: Buyer Consultation |
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#ThePropertyJoes Keri Josephson 832-368-1754 keri@thepropertyjoesgroup.com | Joseph Ray Diosana 281-650-4658 joseph@thepropertyjoesgroup.com |
| Keller Williams Memorial, 1220 Augusta St Suite 300, Houston, TX 77057 | |
| THE PROPERTY JOES GROUP • Buyer Process • Process 3: Property Search & Showings |
Active property search. Curate listings, schedule showings, refine criteria based on real-world feedback.
Pre-showing preparation workflow. Starts with BRA gate (required by ShowingSmart), then tour build and day-of prep. Coordinator-led.
| # | PROCEDURE | DESCRIPTION | ROLE | FTB | NOTES / AHA'S |
|---|---|---|---|---|---|
| 🔐 BRA GATE — Required before any showings can be scheduled (ShowingSmart enforced) | |||||
| 1 | Look up client in CRM ReferralMaker |
Go to ReferralMaker — each agent has their own contacts URL. Search by buyer last name. If client not found → add them to your pipeline before proceeding. |
Coord | — | Each team member has a different CRM URL. Use your own agent link, not a shared view. |
| 2 | Verify BRA status Gate check |
ShowingSmart requires a signed BRA before granting property access. • BRA signed → skip to step 7 (gather properties) • No BRA → complete steps 3–6 now |
Coord | — | Most common gate missed. Don't book ShowingSmart until BRA is confirmed signed. |
| 3 | Open e-sign platform & log in Jointly / Dotloop |
Platform routing: • JRD (Joe) → Jointly • KLJ + all other agents → Dotloop Log in with agent credentials. |
Agent | — | Use whichever platform matches the lead agent on this file. |
| 4 | Create new Buyer agreement Jointly / Dotloop |
New transaction → type: Buyer Enter buyer info: last name, phone number, property address (skip if TBD) File naming: [Last Name] / TBD• Use TBD until a specific property is selected • Update to property address at contract |
Coord | — | Example: "Aguilar / TBD" |
| 5 | Complete BRA form Save / Sign / Mark Ready |
Work through each section — take defaults on most fields. On each section: Save → Sign → Mark Ready Counties — select all that apply: • Harris County (standard for all Houston buyers) • Montgomery County (add for north Houston / up north searches) • Add additional counties as needed for buyer's target area Skip property address if TBD — continue forward. |
Coord | — | Don't overthink — take what the form gives you. Most sections are defaults. Go through every one: save → sign → mark ready. |
| 6 | Add addenda & assign buyer Send for e-signature |
Addenda: Take defaults. Harris County addendum — standard, include it. Assign buyer: Assign buyer role to client → system sends them BRA for e-signature. Gate unlocked once signed: BRA on file → ShowingSmart access granted → proceed to step 7. |
Coord | — | Do not schedule ShowingSmart until signed BRA is confirmed on file. |
| 🗓 TOUR BUILD — BRA confirmed signed. Now build and prep the showing tour. | |||||
| 7 | Gather list of properties (setup / preparation) |
Source: HAR Matrix → Contacts → click buyer name link → view their Favorites ❤️ and Possibilities 💡 (shown as separate counts on contact page) Merge Strategy: Take ALL favorites first (❤️), then add the closest possibilities (💡) until you reach 8–12 total properties • Filter by type (e.g., SFH only) • Target: ~3 hours total tour duration (drive time + 10 min/stop) Build List: Start a new HAR search filtered by type (SFH, etc.) → manually add each merged address → tab to map view → HAR Directions → Add to Route (starting point: buyer address; default = office 1220 Augusta Dr 77057) → Get Directions Drive time: Round mileage to nearest mile × 3 min/mile = drive time. Arrival = next quarter-hour. Example: 3 mi × 3 = 9 min → round to 15 min window → add to prior arrival time Duration per stop: 10 minutes Tour Sheet Columns (build per property): • # Stop number • Address — clickable link to HAR listing • Sales Price • Addtl Buyer Closing — Sales Price × (3% − BAC%). Communicate with agent for BAC% per listing • Arrival — calculated quarter-hour • Miles Next — to next stop • Window — target 2 hr; often 1 hr. Exception: request waiver from listing agent via cell + email: "Buyer is traveling out of town specifically to see properties. They are buying something this weekend. If you can encourage the seller to make an exception that would be appreciated. The seller can even be at the property." • ST — Listing status. If not Active → move to separate INACTIVE section • Zone — Flood zone. If not Zone X → flag in Notes • SD — Check docs for Seller's Disclosure. Read completed paragraphs → summarize statement with link • HOA — Monthly/annual amount • Tax Rate • Notes — SD summary + unusual listing agent comments (text or cell) • Showing Service — ShowingSmart (SS) / ShowingTime (ST) / Builder / Brokerage/Office • DOM/CDOM — Days on market / cumulative days on market • Showing Instructions — Shorten to essentials. While awaiting response: mark WAITING. Lockbox type (Supra / Combo / Keypad). Gate codes. Example: "Supra back door, gate/####" |
Coord | — |
Buyers will be slower at stops 1–2 (getting acquainted) then faster. 2nd+ tours go quicker. Budget 3 min/mile to allow for slowdowns and catchup between properties. Inactive listings go in a separate INACTIVE section — do not remove entirely. Sometimes they come back. Non-Zone X flood note goes in abbreviated comments under Notes — do not expand in the main cell. |
| 8 | Confirm with buyer client & schedule | Coordinator confirms tour date/time with buyer. Books each property via ShowingSmart. Confirms access info (Supra, CBS, combo codes, gate codes) for all stops | Coord | — | Confirm ALL access info BEFORE tour day — not day-of. Lock in buyer window first, then book showings around it |
| 9 | Print buyer docs for showing day | Print: tour itinerary, individual showing sheets per property (details + tax + flood zone), tour spreadsheet for buyer ratings/notes. Organize by stop order | Coord | — | Buyer rates each property (1–5) during tour using the spreadsheet. Physical packet = professionalism. Gives buyer something to refer to post-tour |
| 10 | Remind agent of 1st showing starter pack | For first showing with this buyer: send agent the 1st Showing Starter Pack reminder. Ensures agent has the right materials and talking points for a first-tour experience | Coord | Y | 1st showing only. FTB: This is their first time inside homes with an agent — they need guidance on what to observe, how to give feedback, and what the process feels like. Starter pack sets the tone |
| 11 | Send Key Focus 30 min before agent leaves for 1st stop |
Text + email to agent. Contains: • Top 3 buyer criteria — the focus/heaviest weight items from consultation • Intensity management reminder — lots to consider, manage the pace, don't overwhelm • 3 Buffini Questions (100 DTG): Ask at each property: 1. "Do you like this house?" 2. "Can you see yourself living here?" 3. "Is this the one?" • Why Houston links — buyer generic email section (Houstonia, rodeo, lifestyle) for rapport during tour • Key insights from notetaker stack — check Fireflies / HeyPocket / Google Meet for any discussion points from prior calls that bear on today's tour • Any critical access notes — WAITING statuses, gate codes, CBS confirmations |
Coord | Y |
FTB: First showing = sensory overload. The Key Focus is the agent's anchor. "Here are the three things that matter most today." Helps agent not get lost in the details. Every tour, not just first one. Gets faster to produce on 2nd+ tours as criteria are known. Notetaker stack = Fireflies + HeyPocket + Google Meet. Pull any quotes from client about what matters most — use agent's actual words from prior calls. |
| KEY TASK | DESCRIPTION | ROLE | FTB | NOTES / AHA'S |
|---|---|---|---|---|
| Pre‑showing briefing | Before entering each property: highlight key features, known issues, price context vs comps. Set the frame | Agent | Y | FTB: Teach them what to look for: foundation cracks, water stains, HVAC age, roof condition, electrical panel. "Here is what I am checking" |
| Walk the property | Full walkthrough. Point out positives and concerns. Let buyer explore independently. Note condition vs price | Agent | — | Do not sell — advise. "This is what I see. What do you think?" Let buyer form their own opinion, then add professional context |
| Capture buyer feedback | After each showing: rating (1-5), likes, dislikes, concerns. Update tour spreadsheet in real-time | Agent | — | Pattern emerges after 2-3 tours. Use feedback to refine search criteria. "You seem to gravitate toward [X]. Should we focus there?" |
| Post‑tour debrief | Review all properties visited. Rank favorites. Discuss next steps: more showings, or ready to make an offer? | Agent | Y | FTB: Reassure them — taking time is OK. Rushing leads to regret. "The right house will feel right AND the numbers will work" |
| M05 | TARGET PROPERTY IDENTIFIED — Buyer has selected a property and is ready to make an offer |
| PRC‑04.BPM | Buyer Process — Milestone Matrix v1.0 • Process 3: Property Search & Showings |
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#ThePropertyJoes Keri Josephson 832-368-1754 keri@thepropertyjoesgroup.com | Joseph Ray Diosana 281-650-4658 joseph@thepropertyjoesgroup.com |
| Keller Williams Memorial, 1220 Augusta St Suite 300, Houston, TX 77057 | |
| THE PROPERTY JOES GROUP • Buyer Process • Process 4: Offer & Negotiation |
Write the offer, negotiate terms, and execute the contract. Speed and strategy matter here.
| KEY TASK | DESCRIPTION | ROLE | FTB | NOTES / AHA'S |
|---|---|---|---|---|
| Run comps for offer | Pull 3 sold + 3 active/pending comps. Calculate price/sqft. Determine competitive offer range. Review DOM + market conditions | Agent | — | Present buyer with data-backed recommendation: "Based on comps, fair value is [X-Y]. Here is my suggested offer strategy" |
| Prepare offer package | Contract (TREC form) + addenda. Include: price, option fee, earnest money, closing date, special provisions, financing terms | Agent | Y | FTB: Explain every line. Option fee, earnest money, and their deadlines. "If we miss this deadline, you lose [X]" |
| Verify funding | Confirm pre-approval covers offer amount. Proof of funds for earnest money and option fee. Lender letter attached | Agent | Y | FTB: Explain seller contribution to buyer closing costs. Include in offer if needed. Net sheet from lender = cash to close + monthly payment |
| Submit offer | Send complete offer package to listing agent. Confirm receipt. Set response deadline | Agent | — | Confirm listing agent received ALL documents. Follow up within 2 hours if no acknowledgment. Time kills deals |
| KEY TASK | DESCRIPTION | ROLE | FTB | NOTES / AHA'S |
|---|---|---|---|---|
| Manage counteroffers | Review counter terms. Advise buyer on strategy: accept, counter, walk. Always data-driven recommendation | Agent | Y | FTB: Explain what is negotiable (price, closing costs, repairs, closing date) vs what is not. "Here is what I recommend and why" |
| Multiple offer strategy | If competing offers: highest-and-best strategy. Escalation clause if appropriate. Personal letter (when allowed) | Agent | — | Present buyer with options and probability of success for each. Never overbid without data justification |
| Execute contract | All parties sign. Confirm execution date. Calculate all deadlines (option, financing, closing). Enter into transaction management | Agent | — | Deadlines start from execution date. Calendar EVERY deadline immediately. One missed deadline = deal risk |
| M06 | CONTRACT EXECUTED — Offer accepted, all parties signed, option period begins |
| PRC‑04.BPM | Buyer Process — Milestone Matrix v1.0 • Process 4: Offer & Negotiation |
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#ThePropertyJoes Keri Josephson 832-368-1754 keri@thepropertyjoesgroup.com | Joseph Ray Diosana 281-650-4658 joseph@thepropertyjoesgroup.com |
| Keller Williams Memorial, 1220 Augusta St Suite 300, Houston, TX 77057 | |
| THE PROPERTY JOES GROUP • Buyer Process • Process 5: Contract to Close |
From executed contract through closing day. Manage the option period, inspections, appraisal, title, and closing logistics.
| KEY TASK | DESCRIPTION | ROLE | FTB | NOTES / AHA'S |
|---|---|---|---|---|
| Order inspections | Home inspection IMMEDIATELY (within 24-48 hours of execution). Schedule specialists as needed: foundation, roof, HVAC, pool, septic | Agent | Y | FTB: Explain what inspector checks and does NOT check. Attend inspection with buyer. "This is your chance to uncover issues before you are committed" |
| Verify insurance | Insurance verification during option period — protects earnest money. Confirm property is insurable at acceptable rate | Agent | Y | Operational change 2026-01-23: Insurance moved to option period. Flood zone or claims history can make property uninsurable. Find out NOW, not after option expires |
| Review inspection results | Walk buyer through inspection report. Categorize: critical safety, major repair, minor cosmetic. Prioritize repair requests | Agent | Y | FTB: Help them understand what is normal wear vs real concern. "This is typical for a house this age" vs "This needs attention before closing" |
| Negotiate repairs | Submit repair amendment or credit request to seller. Be strategic: ask for what matters, not everything | Agent | — | Data-driven: include inspector quotes. "We are not asking for a discount — we are asking the home to be in the condition represented" |
| Option period decision | Continue, negotiate, or terminate within option period. If terminating, written notice required before deadline | Agent | Y | FTB: This is their safety net. "You have until [date/time] to decide. After that, earnest money is at risk" |
| M07 | OPTION PERIOD CLEARED — Inspections complete, repairs negotiated, buyer commits to purchase |
| KEY TASK | DESCRIPTION | ROLE | FTB | NOTES / AHA'S |
|---|---|---|---|---|
| Monitor appraisal | Lender orders appraisal. Track timeline. Review results. If low: renegotiate, pay difference, or use appraisal contingency | Agent | Y | FTB: Explain appraisal protects them: "The bank will not lend more than the home is worth. If it appraises low, we have options" |
| Track lender progress | Weekly check-in with lender. Confirm all borrower documents submitted. Monitor conditional approval → clear to close | Agent | Y | FTB: Remind them to respond to lender requests SAME DAY. Delays here push closing dates. "Your lender is your best friend right now" |
| Review title commitment | Title company delivers commitment. Review Schedule B (exceptions) and Schedule C (requirements). Flag issues to buyer | Agent | — | Check for: liens, easements, encroachments, HOA transfer fees. Ensure seller clears all title requirements before closing |
| Review survey | Obtain or review survey. Check property boundaries, easements, encroachments, setbacks. Compare to title commitment | Agent | — | Survey exceptions should match title commitment. Flag any discrepancies to title company immediately |
| M08 | CLEAR TO CLOSE — Appraisal approved, loan cleared, title commitment reviewed |
| KEY TASK | DESCRIPTION | ROLE | FTB | NOTES / AHA'S |
|---|---|---|---|---|
| Schedule final walkthrough | Walk property 24-48 hours before closing. Verify: repairs completed, property in agreed condition, all fixtures present | Agent | Y | FTB: "This is your last chance to verify everything before you own it." Check every repair, every appliance, every room |
| Review closing disclosure | Compare closing disclosure to original loan estimate. Verify all numbers: price, loan amount, closing costs, credits, prorations | Agent | Y | FTB: Walk through line by line. "Here is your cash to close. Here is your monthly payment. Here is what each fee covers" |
| Coordinate utilities | Transfer utilities to buyer name effective closing date. Electric, gas, water, internet, security. HOA registration | Coord | Y | FTB: Provide utility transfer checklist. "Set these up for [closing date]. Do not wait — you want lights on when you get keys" |
| Attend closing | Closing at title company. Review and sign all documents. Wire funds (verify wiring instructions by phone, NEVER email only). Receive keys | Agent | Y | CYBER FRAUD WARNING: Always verify wiring instructions by phone using a known number. Email wire fraud is the #1 real estate scam |
| Post‑close handoff | Deliver keys, codes, remotes. Send post-close email (SOP 05.01). Update CRM status. Begin post-close nurture sequence | Agent | — | Celebrate! Then: 7-day follow-up call, 30-day check-in, anniversary note. Referrals come from great post-close care |
| M09 | KEYS IN HAND — Transaction closed, keys delivered, buyer is a homeowner |
Next Process: SOP 05.01 — Post-Close Nurture & Relationship Management
| PRC‑04.BPM | Buyer Process — Milestone Matrix v1.0 • Process 5: Contract to Close |
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#ThePropertyJoes Keri Josephson 832-368-1754 keri@thepropertyjoesgroup.com | Joseph Ray Diosana 281-650-4658 joseph@thepropertyjoesgroup.com |
| Keller Williams Memorial, 1220 Augusta St Suite 300, Houston, TX 77057 | |
| THE PROPERTY JOES GROUP • Buyer Process • Process REF: Milestone Summary |
9 milestones track progress from first buyer contact to keys in hand.
| M# | PROCESS | MILESTONE | GATE CRITERIA |
|---|---|---|---|
| M01 | 1. Intake | Buyer Qualified | Motivation confirmed, financial readiness verified, search criteria established |
| M02 | 1. Intake | BRA Signed | Buyer representation agreement executed, pre-approval obtained |
| M03 | 2. Consultation | Consultation Complete | Buyer educated on process, expectations aligned, search strategy built |
| M04 | 2. Consultation | Search Active | MLS alerts configured, neighborhoods identified, workspace created |
| M05 | 3. Showings | Target Property Identified | Buyer has selected a property and is ready to make an offer |
| M06 | 4. Offer | Contract Executed | Offer accepted, all parties signed, option period begins |
| M07 | 5. Close | Option Period Cleared | Inspections complete, repairs negotiated, buyer commits to purchase |
| M08 | 5. Close | Clear to Close | Appraisal approved, loan cleared, title commitment reviewed |
| M09 | 5. Close | Keys in Hand | Transaction closed, keys delivered, buyer is a homeowner |
| PRC‑04.BPM | Buyer Process — Milestone Matrix v1.0 • Milestone Summary |
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#ThePropertyJoes Keri Josephson 832-368-1754 keri@thepropertyjoesgroup.com | Joseph Ray Diosana 281-650-4658 joseph@thepropertyjoesgroup.com |
| Keller Williams Memorial, 1220 Augusta St Suite 300, Houston, TX 77057 | |
| THE PROPERTY JOES GROUP • Buyer Process • Process REF: Cross‑Assignment Rules |
| RULE | DETAIL |
|---|---|
| BRA required | MUST have signed Buyer Representation Agreement before any showings. ShowingSmart requires BRA for access |
| Joe's buyers | Co-Agent = Keri Josephson (KLJ) |
| Keri's buyers | Co-Agent = Joseph Ray Diosana (JRD) |
| E‑Signing | JRD = Jointly | KLJ + others = Dotloop |
| Title (Non‑estate) | Old Republic — Myrna Espinoza (Spanish speaking) |
| Title (Estate) | Open Title — Susan Fitzpatrick |
| Title (Concierge closings) | Dana Donovan |
| Title (Select Title) | Julie Marin |
| Fee Attorney | Kathy Crittenden |
| Licensed Supervisor | Roger Aad |
| RELATIONSHIP | PROCESS ID | DOCUMENT | STATUS |
|---|---|---|---|
| SIBLING | PRC‑04.PLM | Pre-Listing Process — Milestone Matrix | Active |
| PARENT | SOP‑04.06 | SOP 04.06 — Contract to Close (Buyer) <link> | Active |
| SIBLING | TPL‑COORD | Coordinator Cheat Sheet | Active |
| CHILD | SOP‑05.01 | SOP 05.01 — Post-Close Nurture <link> | Active |
| REFERENCE | TPL‑BUYER | Buyer Presentation Deck <link> | Active |
| PRC‑04.BPM | Buyer Process — Milestone Matrix v1.0 • Cross-Assignment Rules & Related Documents |
| ** Do NOT Copy Below. COPY Above This Section ** |
| Filename | PRC-04.BPM | Buyer Process - Milestone Matrix |
| Version | v1.0 | 20260310 JRD/Cadence |
| Process | PRC-04.BPM | 04.00 Active Inventory | Buyer Process |
| Previous Versions | v1.0 (20260310) Initial buyer milestone matrix — 5 processes, 9 milestones, FTB indicators |
| Document Manager | Cadence AI (Managed by Joseph Ray Diosana) |
| Next Review | After next buyer transaction — incorporate field feedback |
| FILENAME | PRC-04.BPM | Buyer Process - Milestone Matrix v1.0 | PROCESS | 04.00 — Active Inventory |
| CLIENT TYPE | All (Standard + First-Time Buyer) | VERSION | v1.0 | 2026-03-10 |
| Reference | Process: PRC-04.BPM | Library: SOP/BUYER: Buyer Process |
| Sources | BrokerOS SOPs (04.06 Contract to Close), TPJG Business Process doc, 106 Coordinator Templates, Buffini methodology, 568 Fireflies transcripts, Joe/Keri meeting notes, NAR settlement guidelines |
| Generated By | Cadence AI v1.0 |