It Starts with a Conversation
The home buying process feels overwhelming when you look at it from the outside. But broken into steps, it is manageable. I have walked hundreds of buyers through this process and the pattern is the same every time.
Here is what to expect from start to finish.
Pre-Approval
Before you look at homes, talk to a lender. Get pre-approved (not pre-qualified). Pre-approval means the lender has reviewed your income, credit score, debts and assets. You will receive a letter stating the loan amount you are approved for.
This step does three things: it tells you your real budget, it shows sellers you are a serious buyer and it speeds up the process once you find the right home.
I work with several trusted local lenders and am happy to make an introduction.
The Search
Once you know your budget, we start looking. I listen to what matters to you and set up a search tailored to your criteria. New listings hit your inbox as they go live.
I recommend seeing homes in person before forming opinions. Photos lie. A home that looks average online might feel amazing when you walk through the door. The reverse is true as well.
I show buyers the neighbourhood, not the house. Schools, traffic patterns, nearby amenities, future development plans. You are buying a location as much as a structure.
Making an Offer
When you find the right home, we write an offer. This includes your offered price, financing terms, earnest money deposit, requested closing date and any contingencies (inspection, appraisal, financing).
I prepare a comparative market analysis so you know what the home is worth based on recent sales. Your offer will be informed by data, not emotion.
In a competitive situation, I advise on strategies to strengthen your offer without taking unnecessary risks.
Under Contract
Once the seller accepts your offer, you are under contract. The clock starts on your contingency deadlines.
The inspection happens within the first 10 days (typically). A licensed home inspector examines the roof, foundation, plumbing, electrical, HVAC and structure. If issues come up, we negotiate repairs or credits with the seller.
The appraisal is ordered by your lender to confirm the home's value supports the loan amount. If the appraisal comes in low, we have options. I walk you through every scenario.
Your lender finalizes the loan during this period. They will ask for documents. Respond quickly. Delays in paperwork are the most common cause of closing delays.
Title and Escrow
The title company researches the property's ownership history to confirm the seller has the legal right to sell. Title insurance protects you from claims that surface after closing.
Escrow holds all funds and documents until closing conditions are met. The title company coordinates between buyer, seller, lenders and agents.
Final Walkthrough
The day before (or morning of) closing, we do a final walkthrough. This confirms the home is in the condition you agreed to. Repairs are completed. The seller's belongings are out. Nothing new has gone wrong.
Closing Day
You sign documents at the title company. Your lender funds the loan. The title company records the deed with the county. You get the keys.
The entire process from offer to closing typically takes 30 to 45 days. I keep you updated at every step. You will never have to wonder what is happening next.
One More Thing
Real estate is the biggest financial decision most people make. Having someone who knows the process, knows the market and communicates clearly makes it go smoothly.
I have closed over 200 transactions in Central Oregon. If you have questions about buying a home here, reach out. No pressure. A conversation is always free.
Zach Nutter | The Z-Man
Fourth generation Oregonian. 200+ deals closed across Central Oregon. eXp Realty LLC.