Buyers

Open-plan kitchen and dining area with a large island, exposed beams, and tall windows overlooking a green yard.

1. Sign the Broker Agreement

You'll receive an email from me with a link to sign all the forms we will need to get you set up on your home search.

Review the Wisconsin Buyer Agency Agreement

Home entrance with a dark decorative-glass door, white columns, black railings, and evergreen shrubs.

2. Begin Your MLS Search

Next, I will set you up on your first property search, which will be tailored to the areas, price range & features you are looking for. This search will also include listings that are Coming Soon.

Bright kitchen with warm wood cabinets, open shelves, and large windows overlooking a forest.

3. Secure Financing

If you will not be paying cash for your home, you will need to work with a lender to get approved for a loan. If you do not have an in town lender that you know you want to work with, I can refer you to one of our trusted partners. The lender will then provide us with a pre-approval letter, which we will submit with any offers.

Large stone-front home with slate roof and arched dormers, surrounded by mature trees.

4. Proof of Funds Letter

If you are paying cash for your property purchase you will need a Proof of Funds Letter, preferably at the time you write your offer. If you do not have it available to submit with your offer, please plan to get it within a few days of acceptance as it is typically due no later than 7 days from date of acceptance. Please note: this letter should come from a third party in charge of your funds. Bankers and financial institutions are familiar with this requirement and will know how it should be written. This can be emailed to me.

Bright white kitchen with a large island, black pendant lights, and windows overlooking leafy trees.

5. Tour Properties

Now comes the fun part: as homes become available, I'd like you to drive by first and then we will set up showings to tour the homes that could be a match for your home buying goals. You will also have the opportunity to attend any public open houses that pop up during our search.

Light-colored house facade behind a flowering shrub with pale pink and white blossoms.

6. Submit & Negotiate An Offer

Once you find a home that you would like to pursue, we will work together to craft a highly strategic & competitive offer. From there, we will begin to negotiate on the terms as necessary to seal the deal. Once we are under contract, we will continue to negotiate on things like inspection repairs as needed.

Residential Offer to Purchase Condominium Offer to Purchase

Modern cream kitchen with a large marble-look island, woven chairs, open shelves, and black appliances.

7. Title Company Review

Along with Liz Rill, my Transaction Coordinator and Chris Rathbone, my assistant, you will work closely with a chosen title company to guide you through to closing. Typically, the Seller selects the title company.

White two-story house with a covered porch, stone walkway, and pink flowering shrubs.

8. Final Walk Through & Closing

Once all contingencies have been satisfied, & we are cleared to close, we will conduct a final walkthrough of the property no earlier than 3 days prior to closing to ensure that there are no lingering issues. Then we will proceed to closing with your title company.

We have had the pleasure of working with Janice Hartley for many years—not only did she help us successfully sell our home, but she also guided us through purchasing this same house and two others over the years. Her deep local knowledge was crucial each time, ensuring we understood true property values and made informed decisions. No matter what side of the transa...We have had the pleasure of working with Janice Hartley for many years—not only did she help us successfully sell our home, but she also guided us through purchasing this same house and two others over the years. Her deep local knowledge was crucial each time, ensuring we understood true property values and made informed decisions. No matter what side of the transaction we were on, she and her team always provided exceptional communication and responsiveness, quickly addressing any questions or concerns we had. Each experience with her has exceeded our expectations, with thoughtful touches like stunning exterior home videos and expert staging for showings that set our properties apart. Having worked with Janis through multiple purchases and a sale, we can genuinely say her expertise and dedication stand out in every interaction. We would highly recommend her to anyone seeking the very best in real estate service.

Francesca S

Janis was our buyer's agent on a new build. She is an expert on the Lake Geneva area. Over the course of a year, she was always available, accompanied us on our many visits to the property, and gave us great advice. We highly recommend Janis!

Martha B

Janice Hartley is one of the most knowledgeable realestate professionals we have ever worked with. Very understanding about our needs as well as providing expert support during our listing and selling of our home.

Gus P

Thank you so much for all of your hard work on making our lake house dream come true. It has been such a pleasure to work with you.

Chrissie S.

Janis was incredible! Working with Janis was an amazing experience from start to finish. Her deep knowledge of the market, attention to detail, excellent communication and follow-up skills combined with years of experience made the entire home-selling process smooth as silk and stress-free. She was always one step ahead, anticipated market trends and offered sage a...Janis was incredible! Working with Janis was an amazing experience from start to finish. Her deep knowledge of the market, attention to detail, excellent communication and follow-up skills combined with years of experience made the entire home-selling process smooth as silk and stress-free. She was always one step ahead, anticipated market trends and offered sage advice. Janis was an absolute pleasure to work with! Highly recommended.

John G

Janis is a true professional. She made the process worry-free and extremely convenient for us as we were purchasing our second home. Without her guidance, the purchase of our new home would not have been as seamless as it was. We are forever grateful for her knowledge and professionalism.

Andrea C.

Janis was great to work with on all fronts. She was on time, patient, and open to showing me home more than just a couple of times. Janis also guided me through the offer stage and helped in some key areas of negotiations. I hope to work with her again someday finding a place on the water in Southeastern Wisconsin!

Paul F.

Janis Hartley is the ultimate pro. She tells you exactly where the market is, and what you can expect and doesn’t play games. Janis always kept us informed about very fast-moving purchases. While I know she has many clients at any one time, it felt like we were her priority. Highly recommend Janis Hartley for any real estate needs.

Joanie F.

Buyer's Guide

1. Sign the Broker Agreement

2. Begin Your MLS Search

3. Secure Financing

4. Proof of Funds Letter

5. Tour Properties

6. Submit & Negotiate An Offer

7. Title Company Review

8. Final Walk Through & Closing

Kind Words from Clients

Buyer's Guide

1. Sign the Broker Agreement

2. Begin Your MLS Search

3. Secure Financing

4. Proof of Funds Letter

5. Tour Properties

6. Submit & Negotiate An Offer

7. Title Company Review

8. Final Walk Through & Closing

Kind Words from Clients

Get In Touch

Janis Hartley

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