Your first home starts with a few clear decisions.

01 · THE MONTHLY PICTURE

Start with the monthly picture.

What a lender may approve and what you feel comfortable spending are separate decisions. A lender evaluates your finances and loan requirements. Your household budget also needs to accommodate savings, other commitments and the way you want to live.

Taxes, insurance and other costs can change. Ask a qualified lender to estimate the full payment for properties in your price range, then add expenses outside that payment. The maximum preapproval amount is a financing limit, not an instruction to spend it.

A useful starting question: After housing costs, would we still have room for our regular commitments, savings and an unexpected repair?

02 · UPFRONT CASH

The down payment is only part of the cash plan.

You do not universally need 20% down. Requirements vary by loan program, borrower qualifications and property eligibility. A smaller down payment may be possible, but it can change mortgage insurance, other costs and your monthly payment. Not everyone qualifies for every option.

Keep a separate line for inspections, any appraisal charge collected early, moving costs and immediate ownership needs. Some expenses occur before closing or outside the final cash-to-close figure. Ask how anything paid early appears on the final statement so you don't count it twice.

COMPARE THE WHOLE LOAN

Financing options are a conversation, not a ranking.

Compare total monthly cost, upfront cash, qualification requirements and ongoing obligations. An interest rate alone won't tell you which option fits your plans.

MAKE THE SEARCH MORE PRODUCTIVE

Talk with a lender early. Compare actual terms.

Early lending conversations help connect your comfortable payment with a price range and cash plan. Prequalification is often an initial assessment; preapproval generally involves more review. Lenders use these labels differently, so ask what has been verified and what conditions remain. Neither is a guarantee of final loan approval.

Be ready to provide identification, income and employment records, account statements, debt information and the source of your down payment. Self-employment, gift funds or a particular program may require additional documentation. Use your lender's secure process.

• Compare Loan Estimates: use similar loan amounts, terms and assumptions. Review payment, points, lender and third-party charges, mortgage insurance and estimated cash to close.
• Understand rate versus APR: the interest rate prices the borrowing; APR reflects the rate plus certain loan costs. Compare both, along with how long you expect to keep the loan.
• Ask about the rate lock: whether the rate is locked, when the lock expires, and what changes or extensions could cost.
• Ask how the lender works: who answers questions, tracks conditions and coordinates closing, especially if an issue arises near a deadline.

Use the CFPB's official Loan Estimate explainer ↗

We can coordinate with the lender you choose or introduce several choices for you to compare. The choice is always yours.

03 · KNOW THE AGREEMENT

Understand representation early.

Our role is to help focus the search, compare property and market evidence, discuss offers and coordinate transaction details. Before touring together, we explain the written buyer agreement, scope, duration, compensation and relevant disclosures. Take time to understand the terms before signing.

Before signing, ask: What services and properties are covered? Is the agreement exclusive? When does it end, and what obligations could continue afterward? How can it be changed or ended? What compensation and other fees apply, and what happens if the seller pays less or nothing?

Written-agreement requirements for brokers working with buyers apply before in-person or live virtual tours under applicable MLS practices. An initial conversation about our services does not require you to commit to a purchase.

Review the Colorado Division of Real Estate's Commission-approved forms and current buyer-agreement practice guidance. This is an overview, not legal advice about an agreement.

04 · A FOCUSED SEARCH

Name your real priorities.

Consider the ownership structure, HOA obligations and cash remaining after closing. Your priorities may differ from another buyer's. We use your list to make showings more useful.

Compare Denver metro communities to narrow the map. If you're moving from elsewhere, our Denver relocation guide helps connect locations with daily routes. Verify school assignments by exact address through official district resources.

05 · LOOK BEYOND THE PHOTOS

A short property-review checklist.

A showing helps identify questions. Professional inspections and property-specific specialist evaluations help answer them.

• Exterior and systems: roof age and condition, HVAC, windows, electrical, plumbing and possible sewer evaluation. Ask what records and service history are available.
• Structure and site: foundation observations, drainage, moisture, basement finish and lot placement. Have qualified specialists evaluate concerns rather than diagnosing them from appearance.
• Work already done: renovation quality, permit history and whether rooms or improvements are documented by the local jurisdiction.
• Hail and insurance: get a property-specific quote early. Ask about roof coverage, wind and hail deductibles, exclusions and any HOA master policy. Other hazards depend on the address.
• Radon: review available disclosures, test history and any mitigation system. Discuss an appropriate radon evaluation with a qualified professional; a showing cannot establish the level.
• Ownership costs and rules: review HOA documents, maintenance responsibilities, insurance, reserves and special assessments. Check county tax records and any special taxing or metropolitan district taxes and fees.

Colorado resources: CDPHE radon and real estate guidance and Division of Insurance homeowner resources. Not every home needs the same specialist evaluations.

FROM PROPERTY TO OFFER

Make an offer you can stand behind.

We help compare the home with relevant sales and current alternatives, then discuss a proposal that fits your finances and priorities. Denver metro market insights provide context; an automated value or metro headline does not determine a particular property's value.

The highest amount isn't necessarily the appropriate offer for you. Weigh affordability, condition, market evidence and contractual obligations. A seller can accept, reject, counter or negotiate. Acceptance does not guarantee a later opportunity to renegotiate.

06 · UNDER CONTRACT TO CLOSING

Learn as you go. Keep the deadlines in view.

After acceptance, several workstreams often overlap. Actual timing and available rights depend on the written contract, loan program and transaction, not a universal 30-day schedule.

1. Earnest money and initial deadlines

   Follow the agreed deposit instructions and timing. We help organize the contract calendar, including application, document-review and other early obligations.

2. Inspection and due diligence

   Arrange inspections and specialist follow-up, review seller disclosures and applicable HOA or other documents, and obtain insurance information. Discuss findings and any contractual options before the relevant deadlines; repairs or concessions are not automatic.

3. Appraisal

   A lender-required appraisal evaluates value for the financing. It is not a home inspection. A value below the purchase price may affect loan proceeds and require decisions under the applicable contract and loan rules.

4. Financing and underwriting

   The lender verifies documentation and clears outstanding conditions. Respond promptly and discuss any income, employment, debt or financial changes before making new commitments.

5. Title and closing preparation

   Review title information and applicable exceptions with the title team and legal counsel as needed. Arrange insurance, confirm final funds and signing logistics, and verify payment instructions through a trusted contact.

6. Final walkthrough and closing

   Check the property's condition and agreed items, review final documents, and complete the ownership transfer. Keys and possession follow the written agreement; possession is not always immediate at closing.

The guide uses the Colorado Real Estate Commission's 2026 residential contract as its transaction reference. Find official Colorado contracts and forms ↗

TWO DOCUMENTS TO COMPARE

Loan Estimate versus Closing Disclosure.

For covered mortgage transactions, you generally must receive the Closing Disclosure at least three business days before consummation, subject to applicable rules and exceptions. Leave time for questions and lender clarification.

What can change the plan?

Inspection findings, appraisal differences, financing conditions, insurance availability or cost, title questions and HOA-document concerns can all require attention. Deadline misunderstandings or changes in income and debt can also affect the process.

These issues do not all lead to the same outcome. We help identify the next decision and coordinate with the appropriate professionals. The written contract and applicable rights matter; don't assume a deadline moves or a protection exists without checking.

07 · PLAN FOR OWNERSHIP

A few avoidable mistakes.

• Using the approval ceiling as your budget: keep room for closing costs, reserves, upkeep and your other commitments.
• Letting finishes outweigh condition: investigate the systems, structure and likely work behind the presentation.
• Changing finances mid-purchase: speak with your lender before major new credit purchases, new debt or employment changes.
• Assuming costs and rules are the same everywhere: verify HOA, district and property-specific obligations for the address.
• Leaving deadlines and moving plans until later: understand your calendar, possession date, utilities and moving arrangements before they become urgent.

Keep accessible cash for maintenance and unexpected repairs after closing. The right amount depends on the home, your finances and any lender requirements.