The Aggressive / Value Offer
Tests the seller's floor.
- Upside
- Maximum potential savings if it's accepted or countered
- Risk
- May offend, or trigger an immediate rejection
- Best for
- Stale listings with high days-on-market
Buyer Consultation Guide
The Stalwart Guide to Utah Real Estate
Your strategic buyer consultation: a clear, step-by-step plan for buying in Salt Lake, Sandy, Park City, and across the Wasatch Front & Back.
Blair AllenDedicated Buyer's Consultant
Salt LakeSandyPark CityWasatch Front & Back
utahdigs.com · blairjallen@gmail.com · 801.337.5057
Blair AllenYour consultant
Welcome
Welcome. Let's build your plan.
20+
Years in Utah real estate. I've guided buyers from the Wasatch Front to Park City's competitive luxury corridors, and I work exclusively for buyers. All of that local expertise goes to work for you.
What we're building today
This isn't a passive overview. It's a working strategy session. Together, we'll:
- Build your customized home-buying roadmap
- Protect your hard-earned assets
- Give you complete clarity, before you ever step inside a property
Interrupt me anytime. If something needs clarifying, ask right then. This is your consultation.
The Roadmap
Seven steps to keys in hand
Every step is sequenced to protect your time, your money, and your peace of mind. Tap any step to see what happens, and mark where you are today.
Where are you today?
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Consultation & Strategy
We align on your non-negotiables and build your personalized buying criteria.
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Ironclad Pre-Approval
We verify your true buying power with proven, local Utah lenders.
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Strategic Home Search
A disciplined process of elimination across the MLS, not casual browsing.
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Offer Crafting & Negotiation
Hard market data and three strategic offer paths, so you win on your terms.
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Due Diligence & Protection
Earnest money secured, inspection completed, defects addressed. Or you exit.
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Appraisal & Underwriting
We make sure the home is valued accurately and your lender signs off before closing.
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Agency & Representation
Who's really on your side?
Agency is the single most important concept in real estate. Every agent in a transaction owes contractual loyalty to someone, and they are not all working for you.
The seller's side
The Listing Agent: the seller's gladiator
- Contractually obligated to get the seller the highest price and best terms
- Friendly and professional, but not your advocate
- Fiduciary duty runs entirely to the other side of the table
Your side
Blair Allen: your buyer's advocate
- My sole obligation: the best home for you, at the absolute lowest price
- With the most protective terms available
- Your interests are my only priority, from consultation to closing
2.5%–3%Typical buyer representation
Professional buyer representation typically runs 2.5% to 3%, and it's negotiable. In Utah, many sellers still choose to offer buyer-agent compensation to attract competitive offers and reduce friction.
If a seller won't cooperate, we handle it strategically inside your offer contract, to minimize your out-of-pocket exposure.
Thinking of going it alone? Without representation, your earnest money is exposed, and experienced listing agents will exploit the costly blind spots.
Pre-Approval
Get pre-approved, not just pre-qualified
They sound alike. But not all approvals are equal, and in Utah's competitive market the difference can cost you your dream home.
| Compare | Pre-Qualified | Pre-Approved |
|---|---|---|
| What it is | A surface-level estimate | A deep-dive verification |
| Based on | Self-reported, unverified information | Your W-2s, tax returns, bank statements, and existing debts |
| Effort | Takes minutes | A lender reviews your full financial profile |
| Result | Carries zero weight with Utah listing agents or sellers in a multiple-offer situation | Your borrowing capacity, confirmed in writing |
Listing agents won't present your offer without a pre-approval letter attached. Beyond that, it:
- Sets your precise price boundary
- Prevents heartbreak
- Exposes hidden credit or income issues before your earnest money is on the line
Home Search Strategy
The home search funnel
Process of elimination, not selection. You'll see fewer homes, and better ones.
StartFull Wasatch Front & Back MLS
FilterYour criteria, applied precisely
NarrowAggressively cut the field
TourOnly the strongest candidates
No more than 7 homes a day
Found on the 1st or 2nd outing
Of well-consulted buyers find their home on the first or second tour, because the filtering up front was flawless.
Homes per day, max
The cap that keeps your judgment sharp and prevents decision fatigue on critical choices.
The funnel approach
We start with the full Wasatch Front and Back MLS inventory and apply your criteria as a precision filter, narrowing hard until only the strongest candidates remain. You never wade through noise.
The 7-home daily maximum
See more than seven homes in a day and the details blur together, critical thinking gets compressed, and confident decisions stall. I protect your mental clarity as fiercely as your finances.
Window shopping without pre-approval or defined criteria is the fastest way to lose your dream home to a prepared buyer.
Needs Analysis
Your non-negotiables
A non-negotiable is absolute. If a home is otherwise perfect (move-in ready, ideally priced, on the premier lot in Park City) but it's missing this one thing, you walk away without hesitation. That discipline keeps you from settling.
"I need a large backyard."
Surface want
Yard space
Real need
Privacy, structural security, and a safe outdoor space for pets or kids
Knowing the root need unlocks more qualifying properties in the MLS.
"I need a 3-car garage."
Surface want
Parking capacity
Real need
Dedicated storage for recreational gear, vehicles, or a functional home gym
A finished basement or large outbuilding may do the job just as well.
The Needs vs. Wants framework. We formally separate absolute Needs from aesthetic Wants. That expands your options across the full MLS inventory without compromising what truly matters to you.
Try it: sort your list
Your needs vs. wants list
Check Need or Want for each item, and add your own on the blank lines.
Tap Need or Want for each item, and add your own. Your list saves on this device, and you can print it or email it to me before we meet.
Your list
Needs · absolute 0
Wants · aesthetic 0
| Item | Need | Want |
|---|---|---|
| Large backyard | ☐ Need | ☐ Want |
| Privacy | ☐ Need | ☐ Want |
| Safe outdoor space for pets or kids | ☐ Need | ☐ Want |
| 3-car garage | ☐ Need | ☐ Want |
| Storage for recreational gear | ☐ Need | ☐ Want |
| Home gym space | ☐ Need | ☐ Want |
| Finished basement | ☐ Need | ☐ Want |
| Large outbuilding | ☐ Need | ☐ Want |
| Move-in ready | ☐ Need | ☐ Want |
| Premier lot | ☐ Need | ☐ Want |
| ☐ Need | ☐ Want | |
| ☐ Need | ☐ Want | |
| ☐ Need | ☐ Want |
Offers & Negotiations
Market data is your competitive edge
Before any offer goes in, I analyze the numbers that matter. Then you choose from three strategic paths, with the data to make the right call.
Hyper-local comparable salesProperty conditionActive days on marketCurrent absorption rates
The Fair Market Offer
Clean, balanced terms aligned with recent local comps.
- Upside
- High likelihood of a counter-offer or outright acceptance
- Best for
- The strategic middle ground in a normalized market
The "Must-Have" Offer
Engineered to eliminate the competition.
- Upside
- You don't lose the home over price or terms
- Best for
- Multiple-offer situations, when the home genuinely can't be replaced
This is a starting point, not a formula. We'll choose your path together, with the data in front of us.
Due Diligence
Protect the asset and the contract
Once you're under contract, my first priority is protecting your money, and making sure you know exactly what you're buying.
Earnest money deposit
1%–2%of the purchase price, held in escrow
It signals serious intent to the seller, and it's fully at risk if the process isn't managed correctly.
At 1%
At 2%
Estimate only, based on the typical 1%–2% range. Nothing you enter leaves this page.
Your price$At 1%$At 2%$
The home inspection
Your primary shield. Seasoned Utah home inspectors assess the systems that decide whether you're buying an asset or inheriting a liability:
Structural elementsHVAC systemsRoofingFoundationsPlumbing
What we don't do: use the inspection report to nickel-and-dime sellers over cosmetic imperfections. That kills deals and poisons negotiation goodwill.
Our logic-based inspection framework: three things we focus on
HVAC, electrical panels, plumbing infrastructure: items with significant replacement costs.
Code violations, carbon monoxide risks, structural compromises, or fire hazards.
If a seller refuses to address catastrophic defects, we exercise your contractual right to cancel, and your earnest money comes back to your pocket, not theirs.
Closing
Closing time & the Blair Allen system
Seamless execution, powered by leveraged systems, so nothing slips and I stay focused on you.
Transaction coordination
A dedicated back-end administrative team manages your contract timelines, drop-dead dates, and compliance paperwork, so I stay focused on negotiating and advocating for you.
Showing network
When a competitive new listing hits Sandy, Salt Lake City, or Park City, specialized showing assistants get you inside the door immediately. No missed opportunities from calendar conflicts or slow responses.
The ultimate focus
Minimal stress.Complete transparency.Data-driven results.
A system built to give Utah buyers a decisive competitive advantage, from the first consultation to the final signature.
Let's find your Utah home. You came prepared, and so did we.
Let's connect
Ready to start your Utah home search?
Blair Allen · Dedicated Buyer's Consultant
Reach out today to schedule your strategic buyer consultation.