Buyer's guide
What actually happens, in order, with no surprises.
The nine steps
- 01
Hire a REALTOR®
We explain the steps in advance, search off-market and newly listed properties, advise on market conditions and pricing, handle the paperwork and legal detail, coordinate lenders, inspectors, contractors, insurers and title — and attend the final inspection and closing with you.
- 02
Finances
Look honestly at income, expenses and debts, then the down payment. Budget beyond the purchase price too: closing costs, inspections, property taxes, insurance and any repairs. A lender or financial advisor can confirm what is comfortable.
- 03
Get pre-approved
Pre-approval tells you your real budget, and it gives you negotiating power — sellers prioritise pre-approved buyers because they are demonstrably ready. It also surfaces credit issues early, while there is still time to fix them.
- 04
Explore the market
We identify your wants, needs and must-haves, then tour homes that fit. Do your own research on local crime, schools and demographics — a REALTOR® is prohibited from giving personal opinions on those topics. We ask for honest feedback after every tour so the search keeps narrowing.
- 05
Negotiate your terms
An offer is more than a number: sales price, comparative market analysis, earnest money, financing terms, inspections, closing date and seller contribution all matter. In a multiple-offer situation we can strengthen your position with a larger earnest deposit, a flexible closing date, paying full transfer taxes, or going as-is.
- 06
Inspections
We strongly recommend a professional inspection, on resale and new construction alike: foundation, roof, walls, siding, windows, appliances, plumbing, electrical, HVAC, roof and attic, basement and crawl spaces. Budget roughly $500 for a standard inspection, with well water, septic or mold testing extra if the property needs it.
- 07
Submit loan to lender
This is underwriting. The lender reviews your application, documentation and the appraisal, and assesses creditworthiness, income, debt-to-income ratio and the property value against lending guidelines.
- 08
Appraisal
A licensed appraiser gives an unbiased opinion of value using the property inspection, comparable sales, location, market conditions and anything unusual such as easements. Lenders rely on it before releasing funds.
- 09
Prepare to close, then closing day
Once conditions are met you receive a loan commitment — “clear to close”. Line up homeowners insurance, review the closing disclosure three days before, do the final walkthrough, transfer utilities, and bring photo ID and a second form of ID. Then you get the keys.
Typical timeline
Actual timing depends on your contract terms.
- Pre-approval — 24 hours or less
- Earnest money deposit — 5–7 days
- Loan application — 5–7 days
- Inspections — 5–12 days
- Appraisal — 15–25 days
- Settlement — 25–60 days
Up-front costs
Estimates only — figures vary by property, lender and contractor.
- Earnest money — around 1% of the purchase price
- Home inspection — from about $500
- Appraisal — around $500–$800
- Closing costs — 3–5% of the purchase price
- Down payment — depends on your loan type
Never wire funds without confirming the instructions directly with the escrow officer by phone. Wire fraud in real estate is common and the money is rarely recoverable.
Ready to start?
Book a no-pressure buyer consultation.