I Bought My First Home at 20
I was working two jobs with a baby on the way. I know what it feels like to stretch for a home when the numbers feel tight. That experience shaped how I work with every first-time buyer who walks through my door.
Buying your first home in Central Oregon is achievable. Here is the process broken down into clear steps.
Step 1: Know Your Numbers
Before you look at a single home, know what you are working with. Talk to a lender and get pre-approved. This is different from pre-qualified. Pre-approval means a lender has verified your income, credit and assets and given you a specific number.
In Bend, a 5% down payment on a $500,000 home is $25,000. Add closing costs (roughly 2-3% of the purchase price) and you are looking at $35,000 to $40,000 to close. There are programs that reduce down payment requirements. Ask your lender about FHA, VA and USDA options.
I connect first-time buyers with local lenders who specialize in these programs. The right lender makes a difference.
Step 2: Define What Matters
Make a list of your needs vs. wants. Needs are non-negotiable: number of bedrooms, proximity to work, budget ceiling. Wants are the nice-to-haves: a garage, a view, a specific neighbourhood.
In a market like Bend, flexibility on wants gives you a significant advantage. A home that checks 80% of your boxes today will build equity while you plan your next move.
Step 3: Search with Local Knowledge
Online listings tell you the basics. A local agent tells you the rest. I know which streets flood in spring, which HOAs have high fees, which neighbourhoods are appreciating fastest and which homes have been sitting because of issues the listing photos do not show.
I take first-time buyers on neighbourhood tours before we start writing offers. You need to feel the community, not read about it on a screen.
Step 4: Make a Smart Offer
Your offer is more than a price. It includes your financing terms, contingencies, closing timeline and earnest money. In a competitive market, a clean offer with strong financing stands out.
I prepare a comparative market analysis for every home we consider. You will know what the home is worth, what similar homes have sold for and what your offer should look like.
Step 5: Inspection and Due Diligence
Always get an inspection. This is your protection. A qualified home inspector will identify issues you would never catch on your own. Foundation, roof, plumbing, electrical, HVAC. All of it matters.
If the inspection reveals problems, we negotiate repairs or price adjustments. This is where having an experienced agent matters. I have negotiated thousands of repair requests and know what is reasonable vs. what is a dealbreaker.
Step 6: Closing
Closing typically takes 30 to 45 days from accepted offer. During this time, the lender finalizes your loan, the title company prepares documents and a final walkthrough confirms the home is in agreed-upon condition.
I walk you through every document before you sign. No surprises.
Getting Started
The first step is a conversation. Tell me your budget, your timeline and what matters to you. I will give you an honest assessment of what is realistic in this market and help you build a plan.
I bought my first home in this town. I know what the process feels like from the buyer's side. Let me make it easier for you.
Zach Nutter | The Z-Man
Fourth generation Oregonian. 200+ deals closed across Central Oregon. eXp Realty LLC.