Buying FAQ

Get pre-approved. Before we go window shopping, let’s make sure the bank says you’re good to go. It’s free, fast, and sets the stage for everything else.

It depends on your loan, but a solid rule is 3–5% down plus closing costs. There are options with zero down, too. Let’s run numbers together before you stress.

Easy. I’ll connect you with a lender who gets it done. You’ll share your income, credit, and some docs, then boom, pre-approval in hand.

Pre-qual is a casual “yeah you might qualify.” Pre-approval is backed by real numbers. Sellers take you seriously with a pre-approval. Always go with that.

Find someone you trust, who communicates like a human and knows how to win in this market. Bonus points if they like dogs. I know a guy 😉

If you’re planning to stick around for a few years and want to build equity instead of your landlord’s retirement fund… buying might be the move.

Once we’re under contract, usually 30 to 45 days. If you count the home shopping phase, it’s however long it takes to find “the one.”

620+ opens more doors. 740+ gets the best rates. But don’t count yourself out, let’s look at options before assuming anything.

Yes! Wyoming has a few sneaky-good programs. I’ll help you tap into every dollar you’re eligible for, grants, reduced rates, all of it.

Closing costs, inspections, appraisal, moving expenses, maybe some upfront HOA dues. Usually another 2 to 5% of the purchase price.

Layout, location, natural light, and your gut feeling. We’ll watch for deal breakers, I’ll watch for resale value. Team effort.

There’s no magic number. Some people find “the one” on day one. Others need to date around a bit. We’ll know when it’s right.

Love triangles happen. We’ll break down pros, cons, and long-term upside, then help you choose the best path forward.

Maybe. HOAs can be great for maintenance and neighborhood vibes, but they come with rules. Depends on your tolerance for that.

Drive it. Visit at different times of day. I’ll pull stats, you feel the vibe. Gut instinct matters here.

Absolutely. I’ve helped plenty of long-distance buyers, we’ll FaceTime tours, manage timelines, and make it seamless.

Tell me what matters most, we’ll draw custom searches to keep you in the zone (literally and figuratively).

Your lender will give you a number, but we’ll also look at what you’re comfortable spending. Big difference between what you qualify for and what feels good.

Principal, interest, taxes, insurance, sometimes HOA. It’s more than just the loan payment.

FHA = low down payment.
VA = amazing benefits for veterans.
USDA = rural areas (yes, Cheyenne counts).
Conventional = more flexibility and no upfront mortgage insurance.

If you put down less than 20%, lenders want a little “just in case” insurance. That’s PMI. It goes away eventually.

Higher rates = higher payment. Even a small rate change can impact your budget. That’s why timing and locking your rate matters.

It’s a deposit to show the seller you’re serious. Typically 1 to 2% of the price. You’ll get it back at closing or if we back out for a valid reason.

Yes you can. Just needs to be documented properly. Lenders love a good paper trail.

Depends on how long you plan to stay. If it’s your forever home, maybe. If it’s a 3-year stopover, probably not.

We’ll look at comps, seller motivation, and market conditions. Then I’ll help you play offense and protect your downside.

The seller accepts, counters, or ghosts (just kidding, kind of). If accepted, we move into inspections and get rolling.

Yes. But if that happens, we either improve the offer, or find a better house. Don’t sweat it.

It’s when multiple buyers want the same house. We’ll use strategy, timing, and terms to stand out without giving away your soul.

They’re your safety nets, like inspections and appraisals. They protect you from buying a lemon or overpaying.

We usually set a deadline, 24 to 48 hours. But sometimes they stretch it. We’ll keep ‘em honest.

Yes, under certain contingencies. That’s why we write the offer smart from the jump.

Absolutely. Even in new homes. Inspectors find stuff you can’t see with the naked eye, or the rose-colored glasses of excitement.

Roof, plumbing, electrical, HVAC, foundation, safety stuff. Think: “Is this home safe and sound?”

It usually does. We can negotiate repairs, credits, or walk away. I’ll guide you on what’s serious vs. what’s just homeowner life.

It’s the bank’s way of double-checking the value. You pay for it, usually around $700.

We negotiate, appeal, or bring money to the table. Depends on the gap. I’ve seen it all and know how to navigate it.

Yes, and we usually do. It’s normal and expected. I’ll handle those convos so you don’t have to.

Price, terms, timelines, who pays for what, and all the “what-ifs.” Don’t worry, I’ll explain every section before you sign anything.

It protects you (and your lender) if there’s ever a legal issue with ownership. One-time cost. Big peace of mind.

Inspections, appraisal, loan approval, paperwork, and about 1,000 updates from me so you’re never in the dark.

No. Please no. Don’t buy a couch, don’t get a new truck. Let’s close first, then you can go full HGTV.

They’re the fees to finalize your loan and title, usually 2–5% of the price. I’ll estimate them up front so you’re not blindsided.

Every penny of your transaction, loan terms, costs, credits. It’s like the receipt before the big moment.

You sign a stack of papers, the lender wires the money, and you get the keys. It’s emotional, exciting, and a little surreal.

Usually the same day once everything’s funded, unless we’ve agreed to something else. I’ll make sure it’s crystal clear.

Yes! I’ll remind you who to call and when so you’re not taking cold showers or sitting in the dark.

Change the locks, test smoke detectors, introduce yourself to the neighbors, and pop that champagne.

Usually through your mortgage if it’s escrowed. If not, you’ll pay them directly. I’ll help you figure it out.

That’s where home warranties or a good handyman list come in. And don’t worry, I’ll still be around.