Buying
The Buyer's Guide
From "should we?" to keys in hand. What happens, in what order, and where buyers get tripped up.
Buying a home isn’t one decision. It’s a few dozen smaller ones, made quickly, with real money on the line. This guide walks through the process in the order you’ll actually experience it, so nothing catches you off guard.
1. Start with the “why,” not the listings
Before we look at a single house, we talk about what’s driving the move and what a good outcome looks like in two, five and ten years. More space, a shorter commute, a particular school, a smaller payment, an investment you can live in for now. The answer shapes everything that follows: where we look, what we compromise on and how hard we push.
Questions worth answering early:
- How long do you realistically plan to stay?
- What monthly payment is comfortable, not just approvable?
- What are your three must-haves, and what are you flexible on?
- Is there a date you need to be moved by, such as a lease ending or a job starting?
2. Talk to a lender early
You don’t live in the price. You live in the payment. Talking to a lender before you start touring helps you set a budget and make a plan before you fall in love with a home.
Your monthly payment includes principal, interest, property taxes and homeowners insurance, plus HOA dues and mortgage insurance if they apply.
A good lender will show you what you qualify for, explain the loan programs that fit you and walk you through your options, so the process is clear from the start. They’ll also give you the pre-approval letter you’ll need when it’s time to make an offer.
A few things to know:
- Compare the whole package, not just the rate. A lower rate can come with higher fees up front. Look at the monthly payment and the total cost of getting the loan. I’m happy to introduce you to lenders I trust, but you’re never obligated to use them.
- Know your cash to close. That’s your down payment plus closing costs, prepaid taxes and insurance. Ask your lender for a written estimate.
3. Interview and hire your agent
Talk to a few agents and pick the one you trust to guide you. Once you’ve found the right fit, you’ll put it in writing. Since August 2024, buyers working with an agent have a written agreement before touring homes. It spells out what I’ll do for you and how long we’re working together.
You’ll also know exactly how I’m paid. Before anything is official, I’ll explain how agent compensation works, where it can come from and what’s negotiable. No surprises.
I’ll walk you through it line by line, so you know exactly what you’re agreeing to.
The agreement is the paperwork. Earning your business every day is the job.
4. Search smart, tour with purpose
Browse online all you like. I’ll set up a search that catches new listings the moment they hit the market and flag the ones worth your time. When we tour, I’m looking at the things listing photos hide: the roof, drainage, the electrical panel, foundation cracks, the smell of the crawlspace, traffic noise at rush hour.
The best house isn’t always the prettiest one. It’s the one whose problems you can live with and afford to fix.
5. Write a strong offer (it’s more than price)
In Oregon, offers are typically written on a standardized residential sale agreement. Price matters, but so do the terms:
| Term | What it means for you |
|---|---|
| Earnest money | A good-faith deposit held by escrow. Larger can signal strength. |
| Inspection period | Your window to inspect and negotiate repairs or walk away. |
| Financing contingency | Protects your earnest money if your loan falls through. |
| Appraisal contingency | Protects you if the home appraises below the price. |
| Closing date | Flexibility here can be worth real money to a seller. |
We’ll decide together which terms to tighten and which to protect, based on the home, the competition and your risk tolerance. See the Negotiation Guide for how I approach this.
6. Inspect everything you can
Once your offer is accepted, the clock starts. A general home inspection is the baseline. Depending on the home, I’ll often recommend a sewer line scope, especially with older homes and mature trees, which are common around Lake Oswego and Portland. A roof, chimney or radon test may also be worth it. In older homes, ask about oil tanks.
After inspections we can ask for repairs, a credit at closing or a price reduction, or terminate within the inspection period. Credits are often cleaner than repairs because you control the quality of the work.
7. Appraisal, underwriting and title
While you’re picking paint colors, three things are happening in the background:
- Appraisal: the lender’s independent valuation. If it comes in low, we have options: renegotiate, cover the gap, or use your contingency.
- Underwriting: your lender re-verifies everything. Answer their requests fast.
- Title and escrow: in Oregon a title company handles escrow, confirms clean title and prepares closing documents.
8. Final walkthrough and closing
Within a day or two of closing, we walk the home to confirm it’s in the condition agreed and that any repairs were done. You’ll sign with escrow, the loan funds, the deed records with the county, and the keys are yours.
A few Oregon specifics
- Property taxes are based on assessed value, which is usually lower than market value and generally can’t rise more than 3% per year. Ask me to pull the tax history on any home you’re serious about.
- Seller disclosures are required on most resale homes. Read them carefully; they’re one of the best sources of information you’ll get.
- Transfer taxes are rare in Oregon, but Washington County charges one. It’s usually paid by the seller, though everything is negotiable.
Ready to talk through your situation? There’s no cost to a first conversation and no obligation. Reach out here.
