8 steps to buying your dream home in
Pierce County
01/8
Getting your finances in order is the very first step in your home buying journey, and honestly, it's the most important one. Let's walk you through everything you need to know so you can move forward feeling confident and ready!
preparing your finances & pre-approval
Know Your Purchasing Options
You've got options when it comes to how you pay, and we'll help you figure out what works best for you:
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Pay cash
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Conventional financing with 3 to 20% or more down
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Government backed programs like FHA at 3.5% down or VA at 0% down
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Special programs including 100% USDA, Teacher or Doctor Programs, Jumbo, Bridge, and more
If you're not paying cash, you'll need a mortgage pre approval. This shows sellers you're serious and confirms exactly how much you can borrow, which helps narrow your search right from the start.
What to Budget For
Here are the upfront costs you'll want to plan ahead for:
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Down payment: 0 to 20% of the home price
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Earnest money: a good faith deposit that gets applied at closing
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Home inspection: typically $450 to $700, paid at the time of inspection
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Appraisal: usually $700 to $1,000 paid to the lender
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Closing costs: 2 to 5% of the loan amount
Smart Financial Prep
Before you apply, here are a few things to take care of first. Gather your documents, including pay stubs, bank statements, and tax returns. Know your budget and make sure you're factoring in taxes and insurance in your monthly estimates. And shop around! Compare quotes from a few different lenders, so you understand your loan fees and options before anyone pulls your credit.
Shop Lenders
Compare quotes from several lenders- understanding loan fees and options prior to applying and having your credit pulled.
02/8
start home shopping
Here comes the fun part! Start by making a list of everything you want and need in your new home. Think about how many bedrooms and bathrooms you'll need, and get a feel for how much space feels right for your lifestyle. How big do you want the kitchen to be? Do you need plenty of closets and cabinet space? What about a yard for the kids or pets to run around in?
Once you've nailed down your must-haves, it's time to zoom out and think about the bigger picture. The home itself is only part of the equation! Consider the neighborhood you want to be in, the quality of local schools, how long your commute to work will be, and how close you are to shopping and everyday conveniences. You'll also want to think about safety and how well homes in the area tend to hold their value over time.
The more clearly you can picture your ideal situation, the better we can help you find the perfect fit!
5. Keep It Clean
Contingencies can slow things down, and sellers who are ready to move fast don't love them. We'll make sure you're only including the ones that truly matter and skipping anything unnecessary.
This deposit tells the seller you mean business. Plan for about 1 to 2% of the purchase price. It's paid once the seller accepts your offer and gets applied toward your purchase at closing.
2. Earnest Money
Cindy will walk you through every offer form so you feel completely comfortable with what you're signing and what you're offering. No surprises, ever.
4. No Surprises
Sometimes the best thing you can offer isn't money, it's convenience. We'll ask the sellers what their ideal closing date looks like and do our best to make the timeline work for everyone.
3. Be Flexible With Timing
Especially in a seller's market, starting with a competitive offer makes a big difference. We'll take a close look at the property's market value and figure out exactly what it's worth right now so you're making a smart, informed move.
1. Come in Strong
This is a tool that automatically bumps your offer up by a set amount if someone else bids higher, up to a maximum you're comfortable with. Just know that it can tip off the seller to the highest amount you're willing to pay, so we'll talk through whether it makes sense for your situation.
6. Escalation Clause
Your finances are ready, your favorite neighborhoods are on the radar, and now it's time for the exciting part — finding your home and making an offer that gets accepted! In today's market, buyers are out there and competition can be real, so let's make sure you're set up for success.
make an offer
03/8
Here are our 6 strategies for getting your offer accepted!
When you're ready to move forward on a home, we'll put together a formal offer that outlines the price, closing date, and any conditions like financing or an inspection. The seller can accept it, counter it, or decline. Once everyone is on the same page, that offer becomes a binding agreement.
From there, any conditions need to be met within the agreed timeframe, legal prep begins, and we're on our way to closing day when the keys are officially yours. We'll be right there with you every single step of the way!
how the offer process works
04/8
order an inspection
A home inspection is one of the best tools you have as a buyer. It gives you a clear picture of the condition of the home before you commit, and if anything unexpected comes up, it opens the door to negotiating repairs with the seller.
During the inspection period, we'll set you up with a trusted, reputable home inspector who will do a thorough walkthrough of the property from top to bottom. Once they're done, you'll receive a detailed report complete with photos and maintenance recommendations so you know exactly what you're working with.
Cindy will be there for the inspection, and we'd love for you to come too if you can make it! It's a great opportunity to ask questions, get familiar with the home, and hear the findings firsthand.
05/8
So the inspection is done and a few unexpected things came up. No stress, this is actually pretty common and you've got options! Here's what you can do:
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Ask the seller to take care of the repairs themselves
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Request credits toward your closing costs
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Ask the seller to reduce the sale price to account for the repairs
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Back out of the transaction entirely if you have an inspection contingency in place
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Move forward with the deal as is
If we're going after repairs or credits, we'll get an estimate from a trusted local contractor to back up our ask. Don't worry, we'll handle that for you! One thing to know is that we can't hand the inspection report directly to the seller, but we absolutely use it behind the scenes as leverage when we're working with the listing agent to get you the best outcome possible.
negotiate the final offer
06/8
appraisal ordered
The appraisal is a big one! It's an independent assessment of the home's market value ordered by your lender to confirm the home is actually worth what you've agreed to pay. Think of it as a built-in safety net for both you and the lender.
An appraiser will look at the property's condition, its location, and recent sales of similar homes nearby to come up with their number. It's a really important step that helps make sure nobody is overpaying.
Here's how it plays out. If the appraisal comes in at or above the purchase price, you're in great shape and ready to keep moving forward. If it comes in lower than expected, we'll figure it out together. That might mean renegotiating with the seller, adjusting your down payment, or exploring other financing options. Whatever happens, we'll walk through it with you and find the best path forward!
07/8
scheduling your move
after going mutual
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Finalize lender requirements
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Schedule home inspection
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Declutter! Sort through every drawer, closet, cupboard & shelf, removing items you no longer need or like. Donate or sell items that are in good condition
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Get copies of medical records and store them with your other important documents
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Create an inventory of anything valuable that you plan to move
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Get estimates from moving companies
4 weeks to move
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Give 30 days notice if you are currently renting
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Schedule movers/moving truck
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buy/find packing materials
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Start packing
2 weeks to move
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Get quotes for home insurance
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Change address: mailing, subscriptions, etc.
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Minimize grocery shopping
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Keep on packing
1 week to move
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Complete final walkthrough
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Finish packing
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Clean
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Contact utility companies (water, electric, cable)
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Pack essentials for a few nights in new home
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Confirm delivery date with the moving company. Write directions to the new home, along with your cell phone number
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sign final closing documents, 2-5 days before the closing date
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Obtain a certified check or wiring instructions for your closing funds
08/8
closing day
You made it! Closing day is when all the closing documents are signed and your funds have been transferred and received. Once everything is confirmed, Escrow submits the documents to the county to get recording numbers, and the moment those numbers come back, you are officially a homeowner. Just a heads up: legal possession doesn't happen until 9 pm on closing day, so we'll find out those possession details ahead of time and make sure you're all set to plan around it.
The Final Walk Through
About 3 to 5 days before closing, we'll walk through the home together one last time to check everything out. Plan for about an hour. We want to make sure any repairs the seller agreed to are done and the home is in the shape you expected. Here's what
we'll check:
All appliances are working properly Faucets run without any leaks Garage doors open and close with the opener Toilets flush Garbage disposal and exhaust fans are running No new damage has popped up since your last visit
The Signing Appointment
You can sign your closing documents at the Escrow office or have a notary come to you, whichever works best! Just remember to bring your government issued photo ID and your funds to close.
Key Day
This is honestly our favorite part! All that hard work, and now you're officially a homeowner. We will meet you at your new home to hand over the keys and snap a Key Day photo to mark the moment. Time to celebrate and go meet your neighbors!