How I Help You Buy a Home in North Idaho

Most buyers start by looking at houses. I start by getting you ready to buy one. The home you lose is usually the one you weren't ready to write an offer on, and in North Idaho the good ones don't wait.

A lot of my buyers are moving here from another state. They can find houses online. What they can't do from far away is tell a great street from a regret street, or stand in the basement while the inspector checks the well. That is the part I do for them.

I call it Boots-on-the-Ground Relocation. When you're buying from far away, you may not know what to ask or what to research about a home, a road or a town. I do. I go in person for the things that matter, I ask the questions you wouldn't know to ask, I document everything, and I stay with you after closing.

My buying process has four parts:

• Ready: your loan approval and the Idaho paperwork, done before we tour.
• Educated: what your budget buys here, and the costs people moving in don't expect.
• Aligned: a search built around how you want to live, not every listing on the market.
• Locked: the offer, the inspections, the money and the closing, handled step by step.

This is the step that saves people months. Before you get attached to a listing, I want you to know what your budget buys in the towns you're considering, and what you would be trading to get it. A home in town, a home on acreage, and a home near the water are three very different searches at the same price.

People moving here are often surprised by a few things, so I cover them early:

• Wells and septic. Many homes outside town have their own well and septic system instead of city water and sewer. Both need their own inspections, and they affect how long your inspection period should be.
• Winter. Snow removal, the road to the house, heating costs and snow tires belong in your budget.
• Property taxes. Idaho's homeowner's exemption lowers the taxable value of your primary residence if you live there more than six months of the year. It doesn't carry over from the seller. Every new owner applies after they buy.
• Insurance. Get a quote during your inspection period, not after.

I would rather you hear these things from me now than discover them after you move. When the numbers don't work, it's better to know before we start touring.

Writing the offer. We look at the home, the recent sales and the competition, and we decide on a price and terms together. Price is only part of it. Your loan approval, the length of your inspection period and your closing date all shape how strong the offer looks to a seller.

Earnest money. With an accepted offer, you put down earnest money to show you're serious. There's no set amount. It depends on the price of the home, and it is often somewhere between $5,000 and $10,000. The title company holds it until closing.

The Inspection Contingency Period. This is your window to inspect the home after your offer is accepted. Its length is negotiated in the offer. On a typical home it is often 5 to 7 days. A more complicated property, including a home with a well and septic, may need longer, because each system needs its own inspection.

I attend inspections in person. I collect water samples when a well needs testing, I meet vendors at the house, and I send you photos, video and written notes so you can see what I see. If repairs are needed, we decide together what to ask for, with the facts in front of you.

Your loan and the appraisal. While your lender works on your loan, the home is appraised to confirm its value. I keep track of the deadlines with your lender and the title company, and I tell you where things stand.

Closing day. In Idaho, a title company handles the closing. If you can't be here, signing can often be done remotely or with a mobile notary. Then the keys are yours.

After closing. I don't disappear. Moving in is when a whole new set of questions starts: who services the furnace, where to get the well tested, which contractor to call, how to apply for the homeowner's exemption. You'll get a home warranty, check-ins after your move, and my list of local inspectors, contractors and handymen I trust. Whenever something comes up, you can still call me. I'm your resource here long after the keys change hands.

This page describes how I generally work. It isn't legal, tax or lending advice. For those questions, talk with an attorney, a tax professional or your lender.