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 — not a pre-qualification. Sellers know the difference.

Define what you actually want

Lifestyle, neighborhoods, must-haves vs. nice-to-haves. In Denver, the neighborhood decision often matters more than the house.

Tour homes on your schedule

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

Make a strategic offer

When the right house shows up, I pull the data and we write to win: price, terms, timeline, contingencies.

Contingencies

Under contract, I coordinate the inspection, appraisal, and contract deadlines so everything stays on track.

Closing and keys

Final walkthrough, signing, funding, keys.

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Common Questions

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

Yes — it's essential in Denver. I can connect you with responsive local lenders who know conventional, FHA, VA, and jumbo financing.

Are there down payment assistance programs in Denver?

Yes. Colorado's CHFA and metroDPA offer grants or second mortgages toward down payment costs — especially 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?

Depends on the loan. Conventional runs 5–20% down (20% avoids mortgage insurance), FHA allows 3.5% with a 580+ credit score, and VA is zero down for qualifying veterans and active-duty service members.

How long does the buying process take?

Typically 30–45 days from contract to keys. Finding the house is the variable — some buyers offer on the second home they tour, others look for a few months. Pre-approval and clear priorities speed everything up.

Should I waive inspection in a competitive market?

Rarely, and almost never completely. You can limit objections to major items or shorten the inspection period to stay competitive without giving up your protection. There are usually better ways to strengthen an offer.

What are typical closing costs for buyers in Denver?

Plan for 2–3% of the purchase price: lender fees, title insurance, appraisal, recording fees, and prepaid insurance, taxes, and interest. Your lender's Loan Estimate itemizes everything within three business days of application.

How does buyer agent compensation work now?

Since the 2024 NAR settlement, it's negotiated rather than automatic. We'll sign a Buyer Agency Agreement before touring, and in practice many Denver sellers still cover the buyer's agent fee. I'll walk you through it before we start.

How competitive is the Denver market right now?

Depends on price point and neighborhood. Well-priced homes in NW Denver still draw multiple offers, with the $600K–$800K range the most competitive; above $1M, buyers have more room. What matters is your micro-market, not the metro headlines.