Buying in Denver, with a clear plan

The Process

Get pre-approved

Talk to a lender, lock in your budget, and get a real pre-approval letter. In Denver, this is essential. Pre-approval is not the same as pre-qualification — sellers and their agents know the difference.

Define what you actually want

We talk lifestyle, neighborhoods, must-haves vs. nice-to-haves. The neighborhood decision in Denver is often more important than the house itself. Know where you're buying before you start touring.

Tour homes on your schedule

Showings on your timeline — focused, intentional, never wasted. Out-of-state? FaceTime walkthroughs keep you fully in the loop.

Make a strategic offer

Once you find the right house I'll gather all the data needed to craft a compelling offer. We'll assess price, terms, timeline, and contingencies and what's likely to win.

Contingencies

Once we're under contract, I'll coordinate the inspection, appraisal, and key contract deadlines so every step stays on track through closing.

Closing and keys

Final walkthrough, signing, funding, and keys.

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Common Questions

Do I need a pre-approval letter before I start looking?

Yes — in Denver, a pre-approval is essential. I can connect you with trusted local lenders who are responsive, transparent about rates and fees, and well versed in conventional, FHA, VA, and jumbo financing.

Are there down payment assistance programs in Denver?

Yes, and they're worth knowing about before you decide how much to put down. Colorado's CHFA (Colorado Housing Finance Authority) and the Metro Down Payment Assistance program both offer grants or second mortgages to help cover down payment costs — particularly useful for first-time buyers or anyone who hasn't owned a home in the past three years.

How much do I need for a down payment in Denver?

It depends on the loan type. Conventional loans typically require 5–20% down (putting 20% down avoids private mortgage insurance). FHA loans allow as little as 3.5% down with a minimum 580 credit score. VA loans require zero down for qualifying veterans and active-duty service members.

How long does the buying process take?

From first showing to keys: typically 30–45 days once you're under contract. The timeline to find the right home varies considerably — some buyers make an offer on the second home they tour, others take two to three months of looking. Getting pre-approved and getting clear on what you actually want before you start touring makes the process dramatically faster once the right house appears.

Should I waive inspection in a competitive market?

Rarely, and almost never completely. An inspection contingency can be structured in ways that make your offer more competitive without eliminating your protection entirely — for example, limiting your inspection objection to items above a certain dollar threshold, or shortening the inspection period to five days rather than ten. Waiving inspection outright exposes you to unknown condition issues with no recourse. Every deal is different, but there are usually better ways to strengthen an offer while still protecting you as a buyer.

What are typical closing costs for buyers in Denver?

Plan for 2–3% of the purchase price in closing costs. The main components: lender origination fees (0–1% of the loan), title insurance (lender-required; the owner's policy is typically paid by the seller in Denver), the appraisal fee ($500–$800, usually paid before closing), recording fees, and prepaid items — first year of homeowner's insurance, 2–3 months of property taxes into escrow, and prepaid mortgage interest from closing to end of the first month. Your lender is required to give you a Loan Estimate within three business days of application that itemizes all expected costs.

How does buyer agent compensation work now?

Following the 2024 NAR settlement, buyer agent compensation is no longer automatically bundled into the listing. Before we tour any homes, we'll need a Buyer Agency Agreement that outlines my compensation. In practice, many sellers in Denver still offer to cover the buyer's agent fee as part of negotiations — but it's now a negotiated term, not a given. I'll walk you through exactly how this works before we start so there are no surprises.

How competitive is the Denver market right now?

It depends heavily on price point and neighborhood. Homes priced well in NW Denver and desirable Denver neighborhoods still frequently receive multiple offers. The $600K–$800K range in NW Denver tends to be the most competitive. Above $1M, the market is more balanced — homes take longer to sell and buyers have more negotiating room. The key is understanding the micro-market for the specific neighborhood and price range you're targeting, not the metro-level headlines.