The Home Buying Process

This section provides an overview of the home-buying process from start to finish. Step 2 has parts A and B, which means loan approval and the home search should happen together.

Before we meet, please fill out the buyer questionnaire. That is the only paperwork needed up front. From there, we'll review your needs, timeline, financing, location, property type, and any questions that came up while reading this guide.

In Colorado, real estate brokers are required to disclose the type of working relationship they have with the parties in a transaction. You should understand these at the time a broker first provides assistance to you.

This is a general overview. Colorado brokerage disclosures and agency relationships should be reviewed in the official state forms before entering into an agreement.

Finding the right neighborhood is as important as buying the right house. Different neighborhoods fit different lifestyles, schedules, and priorities. Be sure the neighborhood you choose matches how you actually plan to live.

When comparing areas, look beyond the house itself. Access, traffic, noise, nearby amenities, HOA rules, and commute patterns can all affect whether a neighborhood is the right fit.

School boundaries, if relevant, should be verified through official district resources.

Need help comparing neighborhoods? Explore the neighborhood guides.

When touring homes, you will find many beautiful properties. It is easy to become excited about features in homes outside your price range. Before you get your heart set on a home, make sure you understand your financial situation and what you can comfortably afford.

Take a moment to separate what you truly need from what would simply be nice to have. The extras should only come into play when you are deciding between homes that already meet your requirements.

If you plan to finance your purchase, meet with a lender or mortgage broker before looking at homes seriously. This helps you avoid wasting time on homes outside your price range, gives you a clearer sense of monthly payment, and can improve your negotiating position with sellers.

If you are paying cash, we'll still want to discuss proof of funds and how that affects your offer strategy.

Before you begin looking seriously, it helps to understand the numbers. For financed purchases, there are three main factors to consider when determining how much home you can afford: the down payment, your ability to qualify for a mortgage, and the closing costs associated with the transaction.

If you are paying cash, the conversation is different, but we still need to understand available funds, timing, proof of funds, and your comfort level with reserves after closing.

Some buyers may have tax considerations related to homeownership. Confirm details with a CPA or tax professional.

Your monthly mortgage payment is usually the sum of four items: principal, interest, taxes, and insurance. HOA dues or mortgage insurance can also factor in, depending on the property and loan program.

All property owners pay general real estate taxes. These are called "ad valorem" taxes because the amount varies with the value of the property.

The type of homeowner's insurance and coverage limits you need depend on the home you purchase. Review what is covered, what is excluded, and whether the property is insurable at a reasonable cost before deadlines pass.

If we work together, I bring market knowledge and transaction experience to the process. Buyer representation covers more than home search. It includes lender connections, community information, inspections, pricing, offer presentation, negotiation, and another set of eyes focused on the pros, cons, and tradeoffs.

New Construction

Buying new construction is more involved than a resale. The builder has a representative working for the builder — buyers benefit from having their own representation for contract review, deposit structure, options, timelines, and warranties.

Compensation should be reviewed in the buyer representation agreement and in the context of the specific transaction. I'll walk you through this before you sign anything.

A Buyer Representation Agreement is a contract between you and my brokerage that spells out the services I will provide and how compensation works for those services. When signed, I take on a fiduciary responsibility to protect your interests — the same kind of responsibility a listing broker owes to a seller.

Before you sign anything, I'll walk you through the services, term, compensation, and any exit terms so the document reflects what you actually want. Compensation is negotiable and depends on the specific transaction. Nothing in this agreement should feel like a surprise.

Making an offer is one of the most important points in the buying process. Price matters, but so do timing, financing, inclusions, inspection rights, appraisal terms, and possession. A strong offer is not just high or low — it is complete, realistic, and written around the actual property and market conditions.

The offer

Your first offer should reflect all your needs around closing date, move-in, financing, repairs, and price. The seller can accept the first offer as a binding contract, so the offer should be complete and correct from the start. Reviewing the Seller's Property Disclosure before writing is important — known defects often become part of the offer.

An Inspection Period, typically a handful of days after going under contract, is when you may inspect the property and, depending on contract terms, request repairs, negotiate credits, or terminate. Plan to have an inspector lined up before writing so the inspection can be scheduled immediately after acceptance.

Common negotiation terms

Earnest money is typically due shortly after the contract effective date. Most buyers send it by wire, ACH, or another title-company-approved method. Missing deadlines can create issues, so timing matters.

During the Inspection Period the property should be inspected and the report reviewed carefully. This window is when you may negotiate repairs or, depending on the contract terms, terminate without losing your earnest money. Letting the inspection period expire without action generally means accepting the property as-is. This is also a good time to confirm insurance at a reasonable cost.

You have the right to inspect the property during the inspection period in your contract. This is one of the most important protections a buyer has.

The goal is not to find a perfect home. The goal is to understand the property, separate normal wear and tear from larger concerns, and decide whether to move forward, negotiate, or terminate before the inspection deadline.

Once you are under contract, the focus shifts to deadlines, the appraisal, title work, insurance, and getting your services in place. The pre-closing walk-through is your final chance to confirm repairs are complete, the home is clean, and there is no accidental move-out damage.

A closing is the meeting of the buyer, seller, their agents, and the title company representative where the actual transfer of title occurs. The contract you signed describes the property, the purchase price and terms, the method of payment, and where and when the closing takes place.

The title company will prepare a new deed. Your lender will require you to sign a promissory note as evidence that you are personally responsible for repaying the loan, along with a mortgage or deed of trust on the property as security. Before exchanging documents, the property may be surveyed, appraised, or inspected, and ownership is checked against county and court records.

Escrow accounts

An escrow account is a neutral depository for funds used to pay future expenses such as taxes, assessments, property insurance, or mortgage insurance premiums. You pay one-twelfth of the annual amount each month with your mortgage payment, and the lender pays the bills as they fall due. At closing it may be necessary to fund the account for several months in advance, and to refund items prepaid by the seller.

Preparing for closing

Your title company will tell you the exact amount due and how funds must be delivered. Most buyers wire funds or follow title-company instructions for certified funds. Bring a current photo ID such as your driver's license. If someone cannot attend in person, title may need advance notice for remote signing, mail-out documents, or a power of attorney.

What happens next

Once closing is funded and possession terms are satisfied, you receive the keys and you can move in. If financing is involved, there can be a one- or two-day delay between "closing" and "funding," so keep some flexibility in your moving plans. I'll check in after closing to make sure the move went smoothly and I'm glad to help with anything that comes up after the keys are in hand.

A few of the documents and reports you'll encounter through a typical Colorado transaction. I'll walk through each one in context when the time comes.

Before we meet, share your goals, timing, financing status, preferred areas, and must-haves. You do not need to have every answer figured out — fill in what you know, and we can talk through the rest.