Your first home should come with a clear plan.

There is no single down-payment requirement for all first-time buyers. Some conventional programs allow qualified borrowers to put as little as 3% down, FHA financing can allow 3.5% down for qualifying borrowers, and eligible VA or USDA borrowers may have zero-down options. Your lender should compare eligibility, mortgage insurance, payment, rate, reserves, and total cash needed.

Plan for potential closing costs, prepaid items, escrow funding, inspections, appraisal-related charges, moving costs, and a post-closing reserve. Credits from a seller, lender, builder, or assistance program may reduce some costs when permitted. Your lender's Loan Estimate and the final Closing Disclosure provide transaction-specific figures.

For a serious search, yes. A preapproval helps define the financing range, identifies issues early, and allows us to evaluate properties and offers in the context of your loan. You can begin planning with us before preapproval, then connect with a lender before the search becomes active.

Earnest money is a deposit that demonstrates good faith and is governed by the purchase contract. Whether it is refundable depends on the contract terms, deadlines, contingencies, and circumstances of termination. We explain the applicable provisions and deadlines before you make an offer.

An inspection is primarily for the buyer's due diligence about property condition. An appraisal is generally ordered in connection with financing and provides the lender with an independent opinion of value. One does not replace the other.

Seller concessions may be available depending on the market, loan program, contract structure, and lender rules. We evaluate whether requesting concessions makes sense for the specific property and negotiation, then coordinate with your lender on permitted amounts and uses.

The next steps depend on the contract, financing, appraisal provisions, available cash, and the parties' willingness to renegotiate. We discuss appraisal risk when preparing the offer so you understand the possible outcomes before the issue arises.

Many loan programs permit certain gift funds or approved assistance sources, subject to documentation and program rules. Colorado buyers may also be eligible for CHFA or other assistance programs. Confirm eligibility and required documentation with a participating lender before relying on those funds.

The timeline varies. Planning and preapproval may take days or longer depending on financial preparation. The home search can be immediate or extend for months. Once under contract, the closing period depends on the agreement and financing timeline. We build a process around your actual deadline rather than assuming every buyer follows the same schedule.

Approval and comfort are different concepts. Consider the full housing payment, other debt, lifestyle spending, savings goals, expected maintenance, emergency reserves, and the possibility that insurance, taxes, or HOA dues change over time. We encourage buyers to define a comfortable budget before defining a maximum search price.

Yes. First-time buyers can purchase new construction, and the process can differ substantially from a resale transaction. We help evaluate builder incentives, contracts, lender offers, upgrade costs, community factors, inspections, deadlines, and the total economics of the purchase.

We work with buyers throughout the Denver Metro area and along Colorado's Front Range, with particular experience in Denver, Castle Rock and Douglas County, the south metro area, and Colorado Springs. The right search area depends on your budget, commute, property preferences, and long-term plans.