Buyer's Guide
Buy with someone in your corner.
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Full screenHow it works
- 01 /
Talk first.
We start with what matters to you: where, how much, how soon. No tours until the plan makes sense.
- 02 /
Line up financing.
Getting pre-approved early tells you what you can spend and makes your offer stronger.
- 03 /
Tour with purpose.
I’ll point out what’s worth paying for, what needs work, and what it might cost.
- 04 /
Offer and negotiate.
I’ll show you what similar homes sold for, so your offer is built on numbers, not nerves.
- 05 /
Inspect, close, move in.
I’ll stay on top of inspections, deadlines and paperwork all the way to the keys.
Buyer's guide
Buying, by situation.
Buying a family home
Check the school boundary, not just the district.
School assignment depends on the exact address, and Denver Public Schools also runs a school choice process. Confirm the specific schools before you fall for a house.
Look up the metro district.
Many newer Colorado neighborhoods sit inside a metropolitan district that adds its own property tax on top of HOA dues. It can change your monthly cost noticeably.
Test for radon.
Radon levels are high in many parts of Colorado. A test during inspection is inexpensive, and mitigation systems are common and effective.
Scope the sewer line.
Older Denver homes often have clay or cast-iron sewer lines. A camera inspection costs little and can catch an expensive repair before you own it.
Count bedrooms the right way.
A basement bedroom needs proper egress to count as one. An unfinished basement can be your room to grow, if the layout allows it.
Your first home
“First-time” may include you.
Many assistance programs count you as a first-time buyer if you haven’t owned a home in the past three years. Owning before doesn’t automatically rule you out.
Down payment help is real.
The Colorado Housing and Finance Authority (CHFA) and several local programs offer down payment assistance to eligible buyers, usually paired with a short homebuyer education class. Income and price limits apply.
Let the seller lower your rate.
Instead of only negotiating price, you can ask for a seller credit toward closing costs or a rate buydown. Depending on the numbers, that can lower your monthly payment more than the same amount off the price.
Ask if the loan is assumable.
FHA and VA loans can be taken over by a qualified buyer. If the seller locked a low rate years ago, assuming their loan may beat today’s rates.
Buying as an investment
Live in one unit, rent the rest.
Owner-occupied loans can finance a duplex, triplex or fourplex with a smaller down payment than investment loans, as long as you live in one of the units.
Qualify on the rent, not your paycheck.
DSCR loans approve you based on the property’s expected rental income rather than your personal income.
Check short-term rental rules first.
In Denver, a short-term rental generally has to be the host’s primary residence and needs a license. Many buyers find out after closing.
Look for ADU potential.
Many Denver-area lots can add an accessory dwelling unit, like a backyard cottage or garage apartment, for extra rental income. Zoning decides, so we check before you make an offer.
Defer taxes when you trade up.
A 1031 exchange lets you defer capital gains tax by reinvesting sale proceeds into another investment property, within strict 45- and 180-day deadlines.
Buying without U.S. citizenship
Citizenship isn’t required.
You don’t need to be a U.S. citizen to own a home in Colorado. What changes is how you finance it.
Your status shapes the loan.
Permanent residents can usually use the same loans as citizens. Many visa holders with work authorization qualify for conventional loans. Program rules change, so we confirm current options with a lender early.
No Social Security number? Look at ITIN loans.
Some lenders offer mortgages using an Individual Taxpayer Identification Number (ITIN), usually with a larger down payment.
Build credit from what you already pay.
If you don’t have a traditional U.S. credit history, some lenders will consider rent, utility and phone payment records instead.
Plan for selling, too.
When a foreign person sells U.S. property, federal law (FIRPTA) generally requires part of the sale price to be withheld for taxes at closing. Knowing that now avoids surprises later.
General information, not legal, tax, lending or investment advice. Programs and rules change, so I'll confirm what applies to you before you rely on it.
Talk through your situationBuying in Colorado
Buying in Colorado.
01
How a Colorado purchase works
One state contract, many deadlines.
Every step has its own deadline. Miss one and you can lose the right to back out. I track them all.
Earnest money shows you’re serious.
Usually 1–2% of the price, paid once your offer is accepted. It goes toward your purchase and is protected if you cancel on time.
A title company closes the deal.
No attorney needed. The seller usually pays for your title insurance.
You’ll sign a buyer agreement first.
It sets out what your agent does and how they’re paid. The terms are negotiable.
02
Costs to plan for
Property taxes: low, but they move.
Low by national standards, but reassessed every two years. We’ll check each home’s current numbers.
Read the HOA documents.
Check the reserves and any planned special assessments before your review deadline.
A tiny state fee, but watch transfer fees.
The state fee is a penny per $100. Some HOAs and mountain towns add their own.
Get insurance quotes early.
Hail and wildfire risk drive premiums. Get quotes during inspection, not closing week.
03
What to check in a Front Range home
Soil that moves.
Clay soil swells and shrinks. Stair-step cracks or sloping floors call for an engineer.
Roofs and hail.
Ask about the roof’s age and hail history. An impact-resistant roof can lower insurance.
Older-home basics.
Pre-1978 homes may have lead paint or asbestos. Budget for electrical and plumbing updates.
How it stays cool.
Many older homes have a swamp cooler or no central air. Know before July.
Outside the city, ask about water.
Rural homes may use a well and a septic system. Water rights can limit how you use the water.
04
Timing the Denver market
Spring is busiest.
Spring brings the most homes and competition. Winter brings more room to negotiate.
Bring me to the first new-build visit.
Many builders only work with your agent if they’re with you on the first visit.
Look along the whole Front Range.
Prices shift along I-25. I’ll help you weigh price against commute.
Stand out without overpaying.
An appraisal-gap clause or shorter inspection can win. I’ll explain the risk of each.
General information, not legal, tax, lending or investment advice. Programs and rules change, so I'll confirm what applies to you before you rely on it.
Talk through your situationI personally read every message.
Expect a call or text from my personal cell within the next business day. My goal is to understand your exact needs, then help you get there.