Frequently Asked Questions

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General


About Us

What is Orchard?

We're a new type of real estate company that removes the stress and uncertainty of buying and selling a home. With our Move First program, we help you make a strong offer to buy your next home before selling your current one, so you never miss out on your dream home. After you move out we prep, list, and market your home to get you top dollar.


In addition to Move First, we also offer List with Orchard for homeowners who are only looking to sell their existing home.

Who can work with Orchard?
Orchard is a great match for anyone looking for a stress-free and simple way to buy and sell. We work with individuals who are buying and selling, or selling-only in one of our markets. To see if you are eligible for our services, start by entering your address here.
Where does Orchard operate?

We currently serve customers selling in the following metropolitan areas:

  • Atlanta, GA
  • Austin, TX
  • Dallas-Fort Worth, TX
  • Denver, CO
  • Houston, TX
  • San Antonio, TX

Orchard agents can help you purchase new construction or resale homes in any of the following states: AL, AR, AZ, CA, CO, FL, GA, IL, KS, LA, MI, NC, NM, OH, OR, OK, PA, SC, TN, TX, WA.

Is Orchard a home flipper, an iBuyer, or a traditional brokerage?

None of the above, Orchard is transforming the way people buy and sell their homes, making it easier, simpler, and more transparent.


Home flippers buy distressed homes often at a deep discount. iBuyers provide a cash offer for your home allowing you to close quickly and skip home showings. Both can be a good alternative to a traditional home sale if your home would struggle to sell as-is, or if you need to sell quickly.


With Orchard, you’ll work with a licensed local real estate agent to sell your home at its full market value. But unlike a traditional brokerage, Orchard will provide you with an interest-free loan you can use to make a down payment on your new home without having to sell first. While you settle into your new home, your agent will list and manage your old home until it sells.


This way, you get the best of all the options: the ability to buy before you sell, skip the showings, and still get the full value of your home on the open market.

Do you have real estate agents?
Yes, Orchard is a licensed broker entity with licensed local real estate agents. Our agents have years of real estate experience in our local markets and have helped hundreds of customers buy & sell their homes. An Orchard agent will represent you in both the purchase of your new home and the sale of your current home.
Who is Orchard Title?
Orchard Title is a full-service title insurance agency. They work with home sellers and buyers in Texas, Arizona, Colorado, Georgia, North Carolina, Maryland, Oregon, Virginia, and Washington state on their closing process, including the transfer of title from a home seller to a home buyer. Closings in Texas are managed by Texas licensed Escrow Officers at Orchard Title of Texas, while a National Agency team at Orchard Title services Arizona, Colorado, Georgia, North Carolina, Maryland, Oregon, Virginia, and Washington state customers. For more information about Orchard Title, visit their website.

Home Valuation

How is my home sale estimate calculated?
Based on the information you provide about your home's condition and unique characteristics, as well as recent sales in your area, we'll provide you with a range of what we think your home will sell for once we list it on the market. Our team uses comparable homes, market data, and local expertise to calculate your home value estimate.
How accurate are Orchard’s valuations?
Orchard’s home valuations are 25% more accurate than other real estate websites. First, we account for each detail you shared about your home's quality and features. And, because we only offer our services in a select few markets, we've become experts in pricing homes in these cities. To start, our estimates are based on the information you submit about your home, but we can provide an even more accurate recommended list price for your home and guaranteed offer during a free consultation with one of our agents.
What is Orchard’s guaranteed offer?

For those that use our Move First program, Orchard will list your home on-market for 120 days and promote the listing to find you a new buyer. If you do not receive an offer within 120 days, we'll buy your home from you at an agreed-upon amount. We call this your guaranteed offer.


Almost all of our customers sell at or above their list price, which is why we’re confident we can get you top dollar for your home, while giving you peace of mind that your home will sell no matter what.

Why should I schedule an Orchard consultation?

Orchard consultations are free and do not obligate you to work with us. They are a great way to meet with a licensed real estate expert, learn more about our services, and determine if one is right for you.


To schedule your consultation, start by filling out our online form with your home's details to get your initial home value estimate. From there, we’ll be in touch to set up a free consultation to finalize your valuation and answer any questions about working with Orchard. You can also contact us directly to schedule your consultation by emailing us at hello@orchard.com or by calling (844) 515-9880.

What will I learn at my consultation?
At your consultation, you’ll meet with a licensed agent to discuss your goals and understand our services in more detail. After viewing your home in person, your agent will provide you with a recommended list price and recommend any price-boosting repairs.

Our Programs

What programs does Orchard offer?

We offer several programs for home buyers and sellers.


  1. Our most popular program, Move First, helps homeowners buy their next home before they sell so they can get the home they love and still sell for top dollar.
  2. List with Orchard is aimed at sellers who don’t need to buy or who are buying outside of our service area.
  3. We also offer Buy & List, which allows you to choose which side of the transaction you’d prefer to focus on first: buying a home or selling your current home.
    Which program is right for me?
    An Orchard agent can walk you through your buying and selling options and recommend the program that’s best for your unique needs. Start by sharing some information about your goals and timeline here and we’ll reach out to schedule a consultation with one of our agents in your area.

    Our Team

    Who will I work with during my transaction?
    When you work with Orchard, you’ll be matched with an agent local to your area to help you buy your new home and list your current home. There are many team members who will be working behind the scenes to make sure everything runs smoothly!
    Who are Orchard's real estate agents?

    Orchard employs experienced, licensed real estate agents who will help you navigate the process of selling and buying a home. You'll be matched with a local agent who specializes in buying homes in your area. Your agent will help you find the right home for you, make a strong offer, and lead negotiations on its sale and closing. This same agent will also help to sell your home for top dollar. They will manage your home showings, advise you on offers, and provide guidance throughout the selling process.

    Can I use my own real estate agent?

    Yes, you can use your own real estate agent to buy your new home.

    However, you will need to use an Orchard agent to help you sell your current home. To learn more about how our services work when you use your own buying agent, start by entering your address here

    How does working with an Orchard agent compare to working with a traditional real estate brokerage?
    Like in a traditional home sale, your Orchard agent is committed to listing and marketing your home to find you a buyer and get you market price. Your agent is aligned with you to sell your home for the highest amount possible (the more your home sells for, the higher their commission). But unlike a traditional brokerage, Orchard helps you buy a new home before you list your current one and provides you with a guaranteed cash offer. This also means you avoid home showings and open houses.

    Move First


    Overview

    What is the Move First program?
    Move First allows homeowners to buy their new home before they sell, then list for top dollar. You'll work with a dedicated Orchard agent to shop for homes, and when you find one you love, Orchard will help you make a strong non-contingent offer to buy it. You move in right away and skip home showings while Orchard preps, lists, and shows your old home.
    How is Move First different from a traditional home buying and selling process?
    Unlike a traditional process, Orchard allows you to buy your new home before selling your existing home. Never make a contingent offer or lose out on your dream home because you haven't sold your current home. Orchard preps your existing home for sale with free professional photos and a 3D home tour. We can even make value-boosting repairs and maintain your lawn for you through our Concierge service. While you settle into your new home and skip the showings, Orchard lists and sells your existing home for top dollar.
    What are the benefits of buying and selling with Orchard?
    • Buy before you sell - Orchard helps you access your home’s equity, so that you can make a non-contingent offer on a home you love without having to sell first.
    • Stress-free home sale - Orchard preps and lists your home after you move so you can sell for top dollar while avoiding strangers touring your home.
    • Move once - Don't stress about lining up the timing of your home sale and new home purchase. With Orchard, you move when you're ready and eliminate the need for double moves, a short-term rental or storage costs.
    Who should use the Move First service

    Orchared is a great fit for anyone looking to buy before they sell their current home. Our Move First service is especially helpful if:


    • You want to move as soon as you find your new home without waiting for your old home to sell
    • You want to avoid the inconvenient aspects of a home sale — including double moves, repairs and showings until you have moved out of your current house
    • You have missed out on homes because you had to make a contingent offer
    • You have a long wishlist for your new home and are worried about finding something quickly after your old house sells
    • You are dreading the idea of making repairs and managing showings while still living in your current home
    Am I eligible for Move First?

    Our Move First program is designed for homeowners looking to sell their current home and buy a new home in one of our markets. To be eligible for the Move First program, the home you're selling must be a single-family home built between 1920 - 2021 that is not currently listed on the market. Orchard's valuation of the single-family home must fall within the following ranges:


    • Atlanta, GA: $200,000 - $1,000,000
    • Austin, TX: $200,000 - $1,500,000
    • Dallas-Fort Worth, TX: $200,000 - $1,000,000
    • Denver, CO: $200,000 - $1,500,000
    • Houston, TX: $200,000 - $1,000,000
    • San Antonio, TX: $200,000 - $1,000,000

    If your home is a condominium valued by Orchard between $200,000 and $750,000 that is not currently listed on the market, it is also eligible for the Move First program.


    Orchard agents can help you purchase new construction or resale homes in any of the following states: AL, AR, AZ, CA, CO, FL, GA, IL, KS, LA, MI, NC, NM, OH, OR, OK, PA, SC, TN, TX, WA.

    How much does it cost to use the Move First service?
    When you work with us, you pay a brokerage fee to sell your home (typically 6% but it varies by market), similar to a traditional real estate transaction. Additionally, you will also pay a 1.9% program fee to use our Move First service.
    How do I get started?
    Start by filling out our online form with your home's details to get your initial home value estimate. From there, we’ll be in touch to set up a free consultation to finalize your valuation and answer any questions about working with Orchard. You can also contact us directly by emailing hello@orchard.com or by calling (844) 515-9880.

    Buying

    What are the benefits of buying with Orchard?
    Orchard lets you shop for new homes and make a strong offer as soon as you find the one you love. No need to wait to sell your current home or make a contingent offer. Orchard's agents will work with you on your schedule to find a home that meets your needs. They can show you any home on the market and will work with you to set up a home search with your criteria.
    What types of homes can Orchard show me?
    Orchard agents can show you any home on the market in your area.
    Can I work with Orchard if I want to buy a new construction home?

    Yes! We can work with you to make a competitive offer whether you want to purchase a new construction home or a resale home. With Move First, you can stay in the comfort of your current home for up to twelve months while your new home is being built. No double moves, no rentals, and no need to sell first in order to finance the purchase of your new home.


    We’ve partnered with dozens of home builders across the country and can help you find one that works for your needs or work with a home builder of your choice.

    How does the buying process work?
    Tour any home on the market with your Orchard agent. When you're ready to submit an offer, your agent will help you make a strong offer to buy it. You can move in right away and your agent will take care of listing your home.
    How does Orchard let me buy before I sell?
    When you use the Move First program, Orchard provides you with an interest-free equity advance to make a down payment on your new home. Once your old home sells, you will pay Orchard back for this equity advance from your home sale proceeds.
    What is Orchard's equity advance?
    With Orchard, you’ll receive an interest-free loan you can use to put a down payment on a home you want, pay closing costs on your new home, and cover your monthly mortgage payments on your old home for up to 120 days while it’s listed on the market. We call this your equity advance.
    Am I responsible for two mortgage payments when I use Move First?
    After you purchase your new home, you'll be responsible for your ongoing mortgage payments on the new home. To maintain your old home during your listing period, Orchard will advance you four months of old home mortgage payments from the equity advance.
    Do I have to buy a home from Orchard if I want to use the Move First program?
    No, you are under no obligation to buy a home owned by Orchard. Your Orchard agent will show you all potential homes in your city that fit your desired criteria. If you purchase a home owned by Orchard, separate agents will represent both sides of the transaction.
    How does the mortgage process work for the home I am buying?
    Before you start shopping for homes, you will get pre-qualified for a mortgage to help you understand what you can afford to buy. You can work with any lender of your choice, including our in-house lending team at Orchard Mortgage. You can complete this quick pre-qualification in just a few minutes right within your Orchard dashboard.
    What happens if I don't find a home I want to buy?
    We feel confident our team will help you find a home you love, but if for any reason you do not find your next home with Orchard or if your circumstances change, you'll have the option to terminate your agreement with us. If you decide to rent instead or buy a home outside of your metro area and still need to sell your home, you can still list your home with Orchard.

    Selling

    What are the benefits of listing with Orchard?
    • Sell for top dollar - By combining Orchard’s pricing insights with local expertise, you’ll set a smart list price that attracts buyer interest.
    • Skip the showings - After you move into your new home, Orchard will list, market, and manage your home’s showings until it sells.
    • Guarantee your sale - Get the full value for your home by listing it on the market while enjoying the peace of mind that it will sell no matter what.
    What happens if I want to modify the listing price of my home?
    While your home is listed, your Orchard agent will provide recommendations on pricing strategy to help your home sell, but you maintain control of the price during your listing period.
    What happens if my home does not sell within 120 days of listing?
    This is very uncommon. Almost all of our customers sell well before the end of their 120-day listing period. However, in the unlikely event your home has not sold within 4 months, keep your guaranteed offer and keep enjoying your new home. Even if we can’t sell your old home for more than your guaranteed offer, you will not need to pay anything back -- we’ll take the loss.
    How does the closing process work for my home sale?
    When you accept an offer for your home, Orchard will help coordinate a smooth close. A closing officer from the title company will walk you through the closing process to the new buyer, which takes 30-45 days on average.
    What are my closing costs?
    When your home sells, you will pay closing costs similar to a traditional sale. On average, closing costs are around 1% of the sale price of your home. Your Escrow Officer from the title company can give you more specifics once you begin the closing process.

    Concierge

    What is the Concierge service?
    Orchard’s Concierge service helps you get your home show-ready so it can attract more buyers and sell faster. Our team will recommend repairs, upgrades, and curb appeal enhancements you should make to your home in order for it to stand out and sell faster. Plus, we manage the work with vetted vendor partners on your behalf.
    What are the benefits of using the Concierge service?
    • Knowledgeable recommendations - before you list your home, an Orchard Renovation expert will recommend upgrades, repairs, and enhanced curb appeal we can help you make to maximize buyer interest.
    • Stress-free oversight - no need to source contractors or negotiate rates, we’ll take care of that on your behalf and ensure the work is completed on time and within budget.
    • Sell for more - on average, customers that used the Concierge service saw a return of three times their investment when their home sold.
    What repairs or upgrades can I make with Concierge?
    Available upgrades include: flooring repairs or replacements, carpet replacement, interior & exterior paint, minor exterior siding & trim repairs, pressure washing, odor remediation, pest control, and junk removal.
    How much does it cost to use the Concierge service?
    To use the Concierge service, you’ll pay a portion of the costs before the work begins and the remaining balance after the work is completed. Your Renovation Lead will share a breakdown of all costs with you before you begin any work, so there are no hidden fees or surprises.

    List with Orchard


    Overview

    What is the List with Orchard program?
    List with Orchard is the simple and stress-free way to sell a home. You'll work with a local, dedicated Orchard agent to prep and market your home for sale, while eliminating the hassles of the traditional home sale experience.
    How is selling with Orchard different from a traditional home sale process?
    In a traditional home selling process, you only have one option: list on the market and wait to receive an offer to buy. With Orchard, we’ll walk you through multiple options to sell your home so you can decide which is right for you, including receiving a cash offer, selling on the market, or making value-boosting upgrades that net you more at closing. No matter your situation, our team can help you sell for top dollar, while removing the stress of the traditional home sale experience.
    Who can use the List with Orchard program?

    We currently serve customers selling in the following metropolitan areas:

    • Atlanta, GA
    • Austin, TX
    • Dallas-Fort Worth, TX
    • Denver, CO
    • Houston, TX
    • San Antonio, TX
    How much does it cost to use the List with Orchard service?
    When you work with Orchard to sell your home, depending on your market, you’ll pay a brokerage fee between 5.5% and 6% of your home sale price, similar to a traditional real estate brokerage.
    How do I get started?
    Start by filling out our online form with your home’s details to get your initial home value estimate. From there, we’ll be in touch to set up a free consultation with an Orchard agent to finalize your valuation and answer any questions about working with Orchard. You can also contact us directly by emailing hello@orchard.com or by calling (844) 515-9880.

    Listing

    What are the benefits of listing with Orchard?
    • Sell for more - By combining Orchard’s pricing insights with local expertise, you’ll set a smart list price that attracts buyer interest.
    • Free listing prep - Orchard will invest over $1,000 to professionally photograph your home, create a 3D virtual tour, and market it so it stands out to prospective buyers. We do this at no cost to you.
    • Price-boosting upgrades - Get expert recommendations on which repairs and upgrades your home needs in order to sell faster and for top dollar.
    What happens if I want to modify the listing price of my home?
    While your home is listed, your Orchard agent will provide recommendations on pricing strategy to help your home sell, but you maintain control of the price during your listing period.
    How does the closing process work for my home sale?
    When you accept an offer for your home, your agent will help coordinate a smooth close. A closing officer from the title company will walk you through the closing process to the new buyer, which takes 30-45 days on average.
    What are my closing costs?
    When your home sells, you will pay closing costs similar to a traditional sale. On average, closing costs are around 1% of the sale price of your home. Your Escrow Officer from the title company can give you more specifics once you begin the closing process.

    Concierge

    What is the Concierge service?
    Orchard’s Concierge service helps you get your home show-ready so it can attract more buyers and sell faster. Our team will recommend repairs, upgrades, and curb appeal enhancements you should make to your home in order for it to stand out and sell faster. Plus, we manage the work with vetted vendor partners on your behalf.
    What are the benefits of using the Concierge service?
    • Knowledgeable recommendations - before you list your home, an Orchard Renovation expert will recommend upgrades, repairs, and enhanced curb appeal we can help you make to maximize buyer interest.
    • Stress-free oversight - no need to source contractors or negotiate rates, we’ll take care of that on your behalf and ensure the work is completed on time and within budget.
    • Sell for more - on average, customers that used the Concierge service saw a return of three times their investment when their home sold.
    What repairs or upgrades can I make with Concierge?
    Available upgrades include: flooring repairs or replacements, carpet replacement, interior & exterior paint, minor exterior siding & trim repairs, pressure washing, odor remediation, pest control, and junk removal.
    How much does it cost to use the Concierge service?
    To use the Concierge service, you’ll pay a portion of the costs before the work begins and the remaining balance after the work is completed. Your Renovation Lead will share a breakdown of all costs with you before you begin any work, so there are no hidden fees or surprises.

    Buy & List


    What is the Buy & List service?
    Our Buy & List service helps homeowners find their new home and sell their current one for top dollar. Buy & List customers work with a dedicated agent to shop for homes and to sell their current home. You can also choose which side of the transaction you’d prefer to focus on first: buying a home or selling your current home.
    What are the benefits of using the Buy & List service?
    • Experienced, local agents - Work closely with an Orchard agent, who will help you shop for and negotiate the best offer on a home you love. Then, when you’re ready to list your home, your agent will use their extensive knowledge on pricing strategy to maximize buyer interest.
    • Free listing prep - Orchard will invest over $1,000 to professionally photograph your home, create a 3D virtual tour, and market it so it stands out to prospective buyers. We do this at no cost to you.
    • Traditional service with an upgrade - If your home needs any updates or repairs, we can manage these for you before listing your home. Plus, enjoy a seamless closing experience online or with a mobile notary that comes to you.
    Who can use the Buy & List service?

    Our Buy & List program is designed for homeowners looking to sell their current home and buy a new home in one of our markets. We currently operate in the following metropolitan areas:


    • Atlanta, GA
    • Austin, TX
    • Dallas-Fort Worth, TX
    • Denver, CO
    • Houston, TX
    • San Antonio, TX
    How much does it cost to use the Buy & List service?
    When you buy a new home and list your current one with Orchard, you'll pay a brokerage commission on the sale of your home (typically 5-6%).
    How do I get started?
    Start by filling out our online form with your home's details to get your initial home value estimate. From there, we’ll be in touch to set up a free consultation with an Orchard agent to finalize your valuation and answer any questions about working with Orchard.
    What are the benefits of buying with Orchard?
    • Tour on your schedule - Your Orchard agent will be available to tour homes with you. This way, you’ll never miss an opportunity to tour a home right when it hits the market.
    • Advanced search tools - Our innovative Home Match tool allows you to refine your home search results based on features important to you. We also have a team of dedicated touring specialists available to show you homes on-demand.
    • Integrated mortgage - Our partners at Orchard Mortgage, make the mortgage process clear and simple. They’ll shop multiple lenders to find you a competitive rate and answer any questions you may have on getting pre-approved.
    How does the buying process work?
    Once you define your budget and goals with your agent, you’ll begin going on tours. When you’re ready to submit an offer, your agent will help you negotiate a strong offer to buy it. Throughout the process, your agent will also be guiding you on additional home-buying steps, such as setting up an online search, getting pre-approved, and finalizing your lender selection.
    What are the benefits of selling with Orchard?
    • Knowledgeable local experts - Work closely with a licensed Orchard agent who understands the unique characteristics of your neighborhood.
    • Free listing prep - Orchard will professionally photograph your home and create a 3D tour at no cost to you. Listings with virtual tours get 90% more buyer interest.
    • Customized listing reports - Once your home is listed, you can track the number of showings each week and view real-time buyer feedback all on your dashboard.
    How does the selling process work?
    Your agent will share a recommended list price for your home based on multiple factors, including recent sales in your area, current homes on the market, and the unique features of your home. Once you’re ready to list, they’ll begin a comprehensive marketing plan both online and offline to get you top dollar. Each week, you’ll review buyer feedback from recent showings and determine any pricing adjustments if needed.
    Is the Concierge service available for Buy & List?
    Yes, it is. We’ll work with you to determine if your home could benefit from any repairs or upgrades prior to listing. Then we’ll align on a budget and manage the execution with our vetted partners.