Frequently asked questions

Yes. Searching listings, saving favorites, requesting tours, contacting agents and using our calculators are all free for consumers. We are compensated by partner brokerages and advertisers, never by you.

No. American Homes Online is a marketing and referral platform. We do not act as a broker or agent in your transaction, we do not hold earnest money, and we do not provide legal, tax or appraisal advice. All brokerage services are performed by independently licensed professionals in your state.

For-sale and rental inventory refreshes multiple times per day from participating MLS and brokerage feeds. Despite that, a listing may occasionally be under contract before the feed updates — always confirm availability with the listing agent.

Automated estimates are a starting point built from public records and recent comparable sales. They cannot see your renovations, your condition or your views. Treat them as a range, and get a licensed agent's opinion or a formal appraisal before making decisions.

No. When you submit a request we connect you with one matched agent for that inquiry. We do not sell your contact details to lead aggregators. You can see exactly what we collect and request deletion at any time through our Privacy Policy.

All 50 states and the District of Columbia. Coverage depth varies: major metros have the largest partner agent networks, while some rural counties have fewer participating brokerages.

Homeowners can request a free valuation and be matched with a listing agent, who will place the property in the MLS where it then syndicates to our site. We do not currently accept unrepresented for-sale-by-owner submissions.

Use the report link on any listing, or email support@americanhomesonline.net with the listing ID. We review reports within one business day and remove listings that violate Fair Housing rules immediately.

Less than most people assume. Conventional loans start at 3% for qualified buyers, FHA at 3.5%, and VA and USDA loans require nothing down for eligible borrowers. A 20% down payment avoids private mortgage insurance but is not a requirement to buy.

Roughly 620 for most conventional loans and 580 for FHA with 3.5% down. Higher scores earn materially better interest rates — the gap between a 660 and a 760 score can cost tens of thousands of dollars over a 30-year loan.

Typically 2% to 5% of the purchase price for a buyer, on top of the down payment. In some markets and some contracts the seller contributes toward them, which is a negotiable term.

We strongly advise against it. An inspection costs a few hundred dollars and routinely surfaces five-figure problems. If you need to strengthen an offer, consider a shorter inspection window or a repair-request threshold instead of waiving it entirely.

Your lender will only finance against the appraised value, so you can renegotiate the price, bring the difference in cash, dispute the appraisal with new comparables, or terminate if you kept an appraisal contingency.

Plan on roughly 6% to 10% of the sale price in total: agent commissions, title and escrow fees, transfer taxes, any agreed repairs or credits, and your own moving costs. Commission rates are negotiable and are not set by any law or by us.

Nationally the median home goes under contract in about six weeks, then takes another 30 to 45 days to close. Well-priced homes in tight markets like Seattle move considerably faster.

Paint, deep cleaning, landscaping cleanup, lighting and minor repairs return the most relative to cost. Major kitchen and bath remodels immediately before listing rarely recover their full expense.

Yes. Every state imposes disclosure obligations, and federal law requires a lead-based paint disclosure for homes built before 1978. Failing to disclose a known material defect is the leading cause of post-closing litigation against sellers.

It depends on your equity and your risk tolerance. Selling first gives you certainty and buying power; buying first avoids a double move but may require a bridge loan or a contingent offer, which is weaker in a competitive market.