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Buy a Home in the Denver Area

Buying a home starts with your budget, priorities, and timeline. I help you focus the search, compare homes, and work through offer terms and the steps toward closing. Use this guide to understand the process, then get in touch to discuss your next move.

Your Home-Buying Plan

1. Set Your Budget and Timeline

Start with a lender conversation and a clear picture of the costs you are comfortable carrying. Outline your timing, available funds, and the savings you want to keep after closing.

2. Focus Your Search

Separate must-haves from preferences, choose the areas you want to explore, and compare available homes. Refine the search as you learn which tradeoffs matter most.

3. Tour and Compare Homes

Use showings to evaluate the layout, condition, lot, and location. Keep consistent notes and measurements, and revisit your priorities before deciding whether a property is a fit.

4. Build an Offer Strategy

Review the property's competition and discuss price, financing, contingencies, and deadlines. Consider the complete offer—not just its headline price—before deciding how to proceed.

5. Work Through the Contract and Closing

Once an offer is accepted, work through the agreed inspection, title, financing, and closing steps. I help you keep track of the process alongside your lender, title company, and other professionals.

A buyer's perspective

“He made sure we felt comfortable throughout.”

Jeremy Cohen · Zillow review · July 4, 2026

View Zillow reviews ↗

IS IT TIME TO BUY?

Thinking about buying? Have you gone through the process before or is this your first time? Buying a home is a huge financial decision, but it's also an emotional one.  There are steps to determine whether you're financially set, but the emotional side of buying a home is often overlooked. To gauge whether you're ready to stop renting and buy, think about these below-the-surface questions:

IS THERE A "WANT" TO BUY A HOME?

 

  • You should never buy a home because others are doing it or because you think it's what you're supposed to do next. You've gotta have your own "want" and desire.

 

ARE YOU READY TO PUT DOWN ROOTS?

  • Consider how long you expect the home to fit your plans without assuming future appreciation.

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DO YOU DESIRE MORE PRIVACY AT HOME?

  • Compare the home's space, privacy, costs, and location with your needs.

ARE YOU CONTENT IN YOUR CURRENT JOB?

  • Lenders want to see job stability, so if you're thinking of buying, evaluate your long-term employment plans.

Bright modern living room in a Denver home

IS YOUR DEBT-TO-INCOME RATIO HEALTHY?

  • Your DTI ratio is an important factor when applying for a mortgage. Getting debt under control before purchasing is always a wise decision. Let's determine your DTI with the formula below:

DETERMINE YOUR DEBT-TO-INCOME RATIO (DTI)

Debt-to-income ratio worksheet for home buyers
kitchen
Gettin Prepared

THE HOME BUYING PROCESS

1. FINANCIAL PREPARATION

Gain Pre-Approval

  • Ask your lender when your preapproval needs to be updated and what changes could affect it.

  • Work with a Local Lender

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Ask Questions if You Need Clarification. Examples Below:​

  • What Type of Loan do You Recommend?​

  • Will my Down Payment Vary Based on the Loan Type?

  • What is the Interest Rate and APR?

  • Can I Lock-in an Interest Rate? If so, For How Long?

  • What Will My Closing Costs Be?

  • Can You Estimate My Expected Monthly Payment?

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Locate Down Payment Funds​

Prepare for Additional Costs

2. OUTLINE NEEDS/WANTS

Make 2 Lists​​

  • MUST HAVES​ (Beds, Baths, Location, First Floor Primary Bedroom, etc.)​

  • WANTS​ (Pool, Fenced-in Backyard, Den, etc.)​

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As a first-time home buyer it may be difficult to locate a home with all of your "wants" but it is important to keep track. Some finishes or features may be changeable; others depend on the property, permissions, budget, and practical limits.

3. SEARCHING STRATEGICALLY

Representation by a Professional​​

  • Consider Hiring a Licensed Real Estate Agent to Represent our interests (the buyer) and not the interests of the seller

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Evaluate the Market​

  • Are most homes selling for Above, At or Below List Price?​

  • Does that Change your Budget/Search Criteria?​

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Modern home interior for Denver buyers

Online Searches​

  • Popular sites include Zillow, Realtor.com, Redfin, Trulia, etc.​

  • Use Search Filters, but not too many

  • Good filters include min. beds, baths, as well as location and other criteria on your 'must haves' list​ (Pay attention to the number of homes each 'filter' removes from your search)

  • Utilize Google Street View​​

  • Ask About a Pending Home's Current Status

  • Ask whether a backup offer would be considered. Availability and contract terms matter. 

  • Pictures may not tell the Full Story​​​​​​

​Finding A Neighborhood

  • When possible, Drive through a Community you're interested in (Mornings, Rush Hour, and Evenings)​​​

  • A few things to consider:

    • Average Home Value​ in Neighborhood

    • Year-over-Year(s) Home Value Appreciation

    • School Districts

    • Proximity to Work

    • Access to Highways

    • Proximity to Parks/Walking Paths/Dog Parks

    • Safety

    • Dining/Nightlife

    • Relocating? Ask a friend, family member, co-worker, or your realtor for Neighborhood Recommendations​​​​

City skyline and mountains beyond a park and lake

4. SHOWINGS

Review Your Must Haves vs. Wants List

  • Respect Occupants' Privacy and Any Photo or Video Restrictions​

  • IF you Love some Aspects of the home, be willing to sacrifice wants

Make Sure You Love the Lot & Location​

  • Remember, you can't change these, and you probably don't want to be the priciest home on the block​

Visualize Your Furniture/LIFE in the Home​

  • Don't get distracted by paint, staging and decor​

  • Take Photos or Videos Only With the Seller's Permission

  • Ask Permission Before Taking Measurements

  • Be Creative - what easy improvements can you make to the home?

TAKE YOUR TIME​

  • This is a very Important Decision - spend time looking around​

  • Ask Whether Another Visit Can Be Arranged

Make a Pros vs. Cons List​​

  • Talk about what you liked / didn't like​

  • Share feedback with your realtor​

  • If you're serious about the home, write the list down

exposed brick living room
What to expect
dining room table

5. HOW TO KNOW IF IT'S "THE ONE"

If you're doing any of the following things, this may be the one :

  • You look at other houses, but are still thinking about this one

  • You are Comparing every other house to this one

  • You've told all of your friends and family about this one

  • You keep looking at the photos

  • You want to go back inside the house again

  • You feel defensive about the house

  • You've started thinking about furniture arrangements

  • It checks everything off of the 'Must Haves" List​​

6. OFFER & NEGOTIATION

Learn About the Contract to Buy and Sell Real Estate ​

  • Discuss Multiple Offer Strategies (As needed)

  • Discuss Contingencies/Deadlines

  • Negotiate to Optimize Price and Terms

  • Acceptance of Offer / Counter Offer​​

7. GOING INTO ESCROW

Escrow Deposit​

  • Wire initial deposit to Title Company

  • Notify Lender to begin loan process

​Sign and Return Opening Title Instructions 

Contact Insurance Agent for Homeowners Coverage

Inspections & Disclosures​​

  • Schedule all desired home inspections​ (Sewer Scope, Radon, etc.)​

  • Approve/Negotiate Repairs

Schedule Appraisal

Review/Approve Preliminary Title Report

Meet Deadlines/Remove Contractual Contingencies

  • Schedule Final Walkthrough Prior to Closing

couch
bathtub

8. Closing

Review Closing Statement from Title​

  • Arrange to Wire Down Payment and Closing Costs

  • Transfer Utilities​

  • Closing, Key Delivery, and Celebration 

  • Move into Property​

Working Together Again

  • Staying in touch and keeping you informed

  • Investment Properties and Mountain Homes

  • Providing Resources and Instructions

  • Referrals, Testimonials, and Reviews

Helpful Resources

Open Nick’s NAV property-search site in a new tab. Check the map area and filters for your search.

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