The Home Buying Process Explained
By Lauren Salz | Salz Home Solutions
It’s usually somewhere between “We're thinking about buying!" and "Wait, what's an earnest money deposit?" where the whole thing starts to feel like you’re expected to speak — and understand — a foreign language.
We get it.
We've walked hundreds of people through this process, and we've watched the overwhelm set in in real-time.
But that’s the thing.
You’ve got the support of not one but two realtors who’ve been there, done that. It’s our joy and our honor to walk this path with you — one step at a time.
Step 1: Find the Right Agent
Before you look at a single listing, it’s important to find the right real estate agent.
Your agent shapes everything: the advice you get, the offers you write, the stress you feel (or don't).
This is one of the most significant financial decisions of your life, and the right agent isn't just a tour guide. They're your advocate, your negotiator, your calm voice when things (inevitably) get complicated.
What to look for:
Someone who knows the local market from the inside
Someone who communicates clearly
Someone who genuinely cares about your outcome
Ask for referrals. Read reviews. Have a formal interview before you commit.
One thing worth noting: Buyer’s agent compensation requirements changed in 2024. Colorado real estate agents are now required to have a signed Buyer's Agency Agreement prior to showing any home. But we deeply believe in dating before getting married. If we're just getting acquainted, you can expect that contract to cover a single showing. No pressure, no long-term commitment before you're ready.
Before we get started, we'll walk you through exactly what to expect. Transparently, and fully.
CLICK HERE to schedule a no-obligation discovery call.
Step 2: Determine Your Budget (The Real One)
The most important conversation you'll have before house hunting isn't with us — it's with a lender.
You'll submit pay stubs, W-2s, and bank statements. These docs give your lender a look under the hood: your income, your debt, and your credit — the three factors that heavily influence your budget.
From there, you'll get a formal pre-approval letter. In our market, that letter is your golden ticket. Sellers won't consider an offer without it, and honestly, house hunting without one is a little like shopping without your wallet.
A few things worth knowing:
Pre-qualification and pre-approval are not the same thing. Pre-approval carries the weight.
If you're self-employed, documentation requirements look a little different. Expect your last two years of tax returns to come into the conversation.
Getting pre-approved doesn't lock you into anything. It just tells everyone (including you!) that you're ready.
Need a lender rec? Send us an email requesting a personal introduction.
Step 3: Start House Hunting
Here's where it gets fun!
We'll set up your search, schedule showings, and get you into homes.
Before you do, it's worth defining your non-negotiables:
A specific school district
A minimum number of bedrooms
No HOA
FYI: You'll read plenty of advice telling you to nail down your must-haves and nice-to-haves before opening this door (pun totally intended). And while we don't totally disagree, we'd push back a little.
You probably don't know that a pantry is a must-have until you feel a kitchen without one. You probably don't know you’d live with an outdated kitchen for the trade-off of a panoramic Horsetooth view until you're standing in front of it.
We believe in window shopping. We believe in letting the process teach you things a spreadsheet can't.
Step 4: Make an Offer
Home buying is like marriage: part love, part legal transaction, and it always starts with a proposal.
Once you've found the one, we'll do a thorough, multi-point analysis to determine the home's current market value — strongly considering sold comparables, days on market, and any competing offers.
Ultimately, you decide on the price and terms.
We handle the paperwork, the deadlines, and all the legal language.
An offer is more than a number:
Down payment amount
Earnest money
Closing date
Possession date
Inspection and financing contingencies
Inclusions & exclusions
Every detail matters. Every detail is negotiable.
Step 5: Negotiate
Fair warning: it’s nothing like it looks on HGTV.
A straight "yes" is rare.
More likely, the seller will respond with a counteroffer: a different price, different terms, or both.
This is where the brilliance of a master negotiator is not only appreciated but required. Our job is to fight for the most cost-effective, most efficient, and most favorable terms possible — and it’s what has earned us a consistently loyal client base.
Step 6: Execute Your Due Diligence
This is the step buyers most often underestimate. It might also be the most important one on the list.
Once you're under contract, you have a defined window to do your homework. That includes:
Home inspection — An inspector goes through the property top to bottom and delivers a detailed report of its condition. This isn't just about finding deal-breakers. It's about knowing exactly what you're buying. We'll help you sort through the findings — what's worth negotiating, what's standard wear-and-tear, and what’s worth walking away from.
Specialty inspections — We strongly recommend a sewer scope and radon test for every buyer, every time. In some cases, we may also suggest bringing in a specialist (think: a roofer, a structural engineer, an arborist). We'll always give you an honest recommendation.
Appraisal — If you're financing, your lender will order an appraisal to confirm the home's value supports the loan amount.
Title review — A title company researches the property's history to make sure there are no liens, unpaid taxes, or ownership surprises buried in the paperwork.
Managing deadlines. Communicating clearly. Proactively protecting you. That's our job — all of it.
Step 7: The Final Details
You're so close!
Your lender is finalizing the loan. The title company is preparing closing documents. We're coordinating with everyone to make sure nothing falls through the cracks before your closing date.
You'll also do a final walkthrough — typically within 24 hours of closing — to confirm the home is in the agreed-upon condition and any negotiated repairs were completed.
One important heads-up: don't make any large purchases or open new lines of credit after going under contract. Your lender may pull your credit again before funding.
Step 8: Closing Day
Closing typically takes place at a title company and usually runs 60–90 minutes. You'll review your loan documents, pay your remaining down payment and closing costs, and sign about a bazillion documents. Finally, ownership is transferred!
One Last Thing
Buying a home is a big deal. It's okay if it feels that way.
What we've found, after years of doing this together, is that the process gets a lot less daunting when you have a trusted, experienced realtor in your corner — and who genuinely cares how it goes for you. Not just at closing. Every step between here and there.
That's what we're here for.
If you're thinking about buying — whether it's next month or next year — reach out. We're always happy to be a resource, even if moving isn't anywhere on the horizon yet.
📱 Text or call us anytime: 970-508-9948
