Buying a home can feel overwhelming when you are not sure what happens first, what comes next, or how many steps stand between scrolling through listings and getting the keys.

The good news is that the process becomes much easier once you have a clear plan.

During a buyer consultation, our goal is not to overload you with every possible real estate detail. It is to give you enough information to feel confident about your decisions, understand what is coming next, and avoid surprises along the way.

Here is what the home-buying process typically looks like from start to finish.

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Step 1: Start With a Buyer Consultation

The first step is simply having a conversation.

During a buyer consultation, we talk about your goals, timeline, budget, and what you are hoping to find in a home. This is also where we start working through the logistics if you currently own a home that needs to be sold before you purchase the next one.

The three biggest purchasing parameters are usually:

• Location
• Price
• Style and condition

Do you want new construction, a move-in-ready resale home, or something where you can build equity through updates? Are there certain floor plans you prefer? Would you consider a townhome, acreage, ranch, or two-story home?

This conversation helps us create a realistic plan before we start scheduling showings.

Step 2: Separate Your Needs From Your Wants

Most buyers start with a long list of features they would love to have. That is a good thing, but not every item on that list carries the same weight.

We normally ask buyers to write down everything they want in a home and then go back through the list to identify their true non-negotiables.

A second bathroom may be a need. A walkout basement may be a need. A certain kitchen finish may be more of a preference.

The most important question is often not just what you want, but why you want it.

For example, you may say you need a fenced yard. Is that because you have a dog, or is it because you want privacy? A home without a fence but with no neighbors directly behind it might still accomplish what you are really looking for.

Understanding the reason behind each preference opens more possibilities without asking you to compromise on what actually matters.

Step 3: Get Pre-Approved

Before getting too far into the home search, you should speak with a trusted lender and complete the pre-approval process.

We have great lender partners who can walk you through your financing options, explain the numbers, and help you determine what price range and monthly payment make the most sense for you.

A pre-approval helps answer some very important questions:

• What purchase price can you qualify for?
• What monthly payment feels comfortable?
• How much will you need for a down payment?
• What loan programs are available?
• How much cash should you expect to bring to closing?

The highest amount you can qualify for is not automatically the amount you should spend. Our lender partners and our team can help you work backward from the monthly payment you are comfortable with to establish a realistic search range.

A strong pre-approval also makes your eventual offer more credible to a seller.

Step 4: Set Up the Home Search and Start Touring

Once we know your budget and search parameters, we set up a home search based on your needs and goals.

The MLS is an important part of that search, but it is not the only tool we use. We also have resources that help us identify potential off-market opportunities, coming-soon properties, and homes that may not yet be publicly listed.

Our brokerage network also gives us access to hundreds of agents who may know about homes that are preparing to hit the market or sellers who would consider an offer before formally listing.

We can also represent you when purchasing a home that is listed as For Sale by Owner. Even when the seller is not represented by an agent, you can still have professional guidance to help you understand the property, prepare the offer, negotiate terms, and navigate the transaction.

Then we get to the fun part: touring homes.

Looking for a home is often a process of elimination. Every property teaches you something. You may learn that a certain floor plan does not work for you, that you care more about location than square footage, or that a feature you thought was essential is not as important in person.

We encourage buyers to keep track of their current favorite and second-favorite homes. Once we find a property that meets roughly 85 to 90 percent of what you want, we can decide whether it makes sense to act or continue searching.

There is no required number of homes you need to tour. We look until you feel confident enough to make a decision.

Step 5: Prepare and Submit an Offer

Finding the house is only one part of the decision. We also need to determine what the home is worth and what terms will give you the best chance of getting your offer accepted.

Before writing an offer, we review comparable sales and give you our opinion of the property’s market value. The list price is the seller and listing agent’s opinion. Our job is to give you additional information so you can make an educated decision.

An offer includes more than the purchase price. We will also discuss:

• Financing type and down payment
• Earnest money
• Inspection terms
• Requested seller-paid closing costs
• Closing date
• Items included with the home
• Possession timing
• A possible home warranty

The strongest offer is not always the offer with the highest price. A flexible closing date, shorter inspection period, or terms that solve a problem for the seller can sometimes make an offer more appealing.

Your offer strategy should fit the specific property and the amount of competition we are facing.

Step 6: Deposit Earnest Money

Once your offer is accepted, you will typically deposit earnest money within the timeframe established in the purchase agreement.

Earnest money is a good-faith deposit that shows the seller you are serious about completing the purchase. The money is held in a trust account and is generally credited back to you at closing.

The purchase agreement contains contingencies that may allow you to cancel the transaction and receive the earnest money back. However, backing out for a reason that is not protected by the agreement could put the deposit at risk.

That is one reason it is important to understand the contract before signing it.

Step 7: Complete the Home Inspection

Most buyers choose to have the home professionally inspected after the offer is accepted.

The inspector completes a visual evaluation of the property and looks for concerns involving the home’s structure, systems, health, and safety. You will receive a report explaining what was found.

We then review that report together and determine whether there are issues that need to be addressed.

Depending on the situation, we may ask the seller to:

• Complete a repair with a qualified contractor
• Provide a credit toward closing costs
• Adjust another part of the agreement

An inspection is not usually meant to make an older home brand new. We focus on material concerns, safety issues, structural problems, and items that are not functioning as intended.

The inspection may create another round of negotiations, and our job is to help you decide which requests are reasonable and which issues could affect your decision to purchase the home.

Step 8: Work Through the Contract-to-Closing Period

Once the inspection has been resolved, much of the work happens behind the scenes.

Your lender continues processing the loan, an appraisal may be completed, title work is reviewed, and the closing documents are prepared.

During this period, it is important to avoid major financial changes without speaking to your lender. Do not open new credit cards, finance furniture, switch jobs, or make a large purchase just because your offer was accepted.

You are not officially finished until the transaction closes.

We send our buyers reminders throughout this stage so they know what deadlines are approaching, what needs to be completed, and what to expect next. Clear communication during this part of the process can eliminate a lot of unnecessary stress.

Step 9: Complete the Final Walk-Through

Shortly before closing, we complete a final walk-through of the home.

This is not another inspection. It is an opportunity to confirm that the property is in substantially the same condition as when you made the offer.

We also verify that agreed-upon repairs have been completed and that the included appliances and other items are still at the property.

If something is not right, we still have time to address it before the transaction is finalized.

Step 10: Sign the Documents and Get the Keys

The final step is closing day.

You will sign the closing documents, complete the financial portion of the transaction, and officially become the owner of the home.

Then comes the moment everyone has been waiting for: getting the keys.

Our Goals When Helping You Buy a Home

Our job is not just to unlock doors and send listings. Throughout the process, we focus on three things.

Communication: You should always know what is happening, what is coming next, and what we need from you.

Education: We want you to have enough information to make a confident decision without feeling buried in real estate terminology.

Decreasing stress: We work to anticipate problems, manage deadlines, and address potential issues before they become closing-day emergencies.

Buying a home is a major decision, but it does not need to feel like a mystery. With a clear plan, the right professionals, and honest conversations about your goals, the process becomes much easier to navigate.

Thinking about buying a home in the Des Moines area? Even if you are several months away, a buyer consultation can help you understand your options, establish a timeline, and determine what you should be doing now to prepare.