Free Buyer's Guide
Buying a home is a big step, and it goes a lot smoother when you know what's coming. My free Buyer's Guide walks you through every stage, from pre-approval to getting your keys.
Updated September 2026
Free Guide
The Process
Talk about your budget and what matters to you.
Connect with a lender and get pre-approved.
Set up a search and tour homes.
Write a strong offer and negotiate.
Inspection, appraisal and loan approval.
Final walk-through, closing and keys.
Buying a home comes with a lot of moving parts. Lenders, showings, offers, inspections, appraisals, deadlines. I keep all of it organized, I tell you honestly what I think of a house, and I negotiate hard for you once you find the one. You focus on picking the right home. I'll handle the rest.
Get pre-approved. Connect with a lender, see what you qualify for, and get your pre-approval letter.
House hunting. We talk through what you need, sign a buyer agreement, and tour homes in your budget.
Offer and negotiation. I pull comparable sales so your offer is strong and fair, then negotiate price and terms.
Due diligence. Home inspection, appraisal, repair negotiations and your loan approval.
Pre-closing. We confirm agreed repairs are done and do a final walk-through.
Closing. Sign your documents and get your keys.
A pre-approval tells you what you can actually borrow and shows sellers you're serious. In a competitive market, offers without one often get passed over. Lenders look at your credit score, income, monthly debts compared to your income, employment history, and your down payment. I can connect you with local lenders I trust.
Conventional loans work well for buyers with solid credit, and putting 20% down avoids private mortgage insurance. FHA loans allow a lower down payment and more flexible credit, with mortgage insurance premiums. VA loans offer no down payment for eligible veterans, service members and qualifying spouses. USDA loans offer no down payment in eligible rural areas, with income limits. Jumbo loans cover higher-priced homes and usually require stronger credit and a larger down payment. Your lender will tell you which fits you best.
Shopping before you're pre-approved. Skipping the home inspection. Falling for a house before checking the neighborhood. Forgetting about property taxes, insurance and upkeep in your budget. Signing a contract you don't fully understand. I'll make sure you know exactly what you're agreeing to at every step.
Before we tour homes together, you'll sign a written buyer agreement that spells out how I'll represent you and how I'm paid. That's now standard practice nationwide. Wisconsin sellers must usually give you a Real Estate Condition Report disclosing known defects. Under the standard Wisconsin offer form, the seller usually provides your title insurance, and your inspection contingency gives you time to have the home checked before you're locked in.
Questions
A lender looks at your income, debts, credit, down payment and current interest rates. Build your budget around the full monthly cost, including principal, interest, property taxes, homeowners insurance, possible mortgage insurance, utilities and maintenance. A pre-approval gives you a more useful price range than an online calculator.
You may not need 20% down. Some conventional loans allow a smaller down payment, FHA loans may allow 3.5%, and eligible VA or USDA buyers may have no-down-payment options. The right amount depends on the loan, your savings and the monthly payment you can comfortably carry. A lender can compare the total cost of each option.
Yes. WHEDA offers Wisconsin mortgage and down payment assistance programs, and some buyers may qualify for other local or lender programs. Eligibility can depend on income, purchase price, location, credit and the loan selected. You do not have to be a first-time buyer for every WHEDA program. I can connect you with a WHEDA-approved lender who can check current requirements.
Closing costs are separate from your down payment and often include lender fees, an appraisal, title and recording charges, and prepaid property taxes and insurance. A common early estimate is 2% to 5% of the purchase price, but your actual total depends on the home, loan and location. Your lender's Loan Estimate and Closing Disclosure provide the numbers for your transaction.
Get pre-approved before serious house hunting. It helps set a realistic budget, identifies financing issues early and gives a seller evidence that you can obtain financing. Pre-approval is not final loan approval, so avoid opening new credit or making large financial changes before closing.
Look beyond finishes and furniture. Pay attention to signs of water intrusion, the roof and foundation, windows, electrical and plumbing systems, heating and cooling equipment, drainage, storage and the home's general maintenance. Also consider property taxes, insurance availability, utilities, commute and whether the location fits your daily life.
An independent home inspection can reveal conditions that are not obvious during a showing. An appraisal is different and does not replace an inspection. When the offer includes an inspection contingency, the contract sets the deadlines and options available if significant concerns are found. I help you track those deadlines and discuss the next step.
Earnest money is a deposit that shows you intend to complete the purchase. The offer states the amount, due date, who holds it and what happens to it. It is usually credited toward the money you owe at closing. Whether it can be returned depends on the contract and how any contingency or default is handled.
Common contingencies address financing, appraisal, inspection, radon testing, sale of another property and review of specific information. Each contingency can protect you, but it also affects how a seller compares your offer. We will discuss the purpose, deadlines and tradeoffs before you decide what belongs in your offer.
Your search may take days or months depending on your needs, budget and available homes. After an offer is accepted, a financed purchase often takes about 30 to 45 days to close. Inspections, appraisal, title work, underwriting and the agreed closing date all affect the schedule.
A written buyer agreement is required before touring a home with a REALTOR®. It explains the services you will receive, the length of the agreement and how your agent is compensated. Compensation is negotiable. I review the agreement with you in plain language before you sign.
A six-step roadmap to buying, loan options explained, the top buyer mistakes to avoid, a wants-and-needs checklist, and how offers and inspections work. It's free and takes a minute to request on this page.
Start with the part of the move you're working through now.
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