Your Home
Buying Guide

Before you look at a single house, get a clear picture of where you stand financially. This step isn't about being ready to buy tomorrow — it's about knowing your real number so you can move with confidence when the right place shows up.

• Check your credit score — 620+ for conventional, 580+ for FHA
• Save for a down payment — typically 3–20% of purchase price
• Budget for closing costs — plan for an additional 2–5%
• Gather your documents — pay stubs, W-2s, bank statements, tax returns
• Get pre-approved — not just pre-qualified (see below)
• Know your monthly budget — include taxes, insurance, and HOA if applicable

The Omaha market moves quickly, especially in spring. Homes in neighborhoods like Benson, Dundee, and Country Club can go under contract within days of hitting the market. Having a search set up and knowing what you're looking for before you start touring saves time and prevents the frustration of chasing listings you're always a step behind.

• Set up a custom search at colinrigginsre.com for instant alerts
• Separate must-haves from nice-to-haves — location, size, schools, commute
• Visit neighborhoods at different times — morning commute and weekend feel different
• Attend open houses — builds a gut sense for value in your price range; let the listing agent know upfront if you already have representation
• Don't wait for perfect — the right home often looks a little different than you imagined
• Ask about the neighborhood — local knowledge tells you what Zillow can't

When you're ready to move on a home, the goal isn't just submitting a number — it's structuring an offer that gives you the best chance of acceptance without overextending. That means understanding what similar homes have sold for, what terms matter to the seller, and where there's room to negotiate.

• Review comparable sales — what have similar homes sold for in the last 90 days?
• Decide on your terms — price, earnest money, contingencies, and closing timeline
• Submit your offer — I'll present and negotiate on your behalf
• Expect a counteroffer — most deals involve some back and forth before both sides agree

Once your offer is accepted, the work shifts to due diligence and financing. This is when inspections happen, the lender orders the appraisal, and paperwork starts moving. Staying responsive and avoiding major financial changes during this period keeps the process on track.

• Schedule your inspection — inspection period is typically 14 days unless otherwise negotiated
• Review inspection findings — request repairs or credits as needed
• Lender orders the appraisal — confirms the home's value for the bank
• Secure homeowners insurance — required before closing day
• Final mortgage approval — respond quickly to any lender document requests
• Walk-through — typically 1–2 days before closing; confirm the home is in the same condition as at the time of your offer
• Review closing documents — your closing disclosure lists every cost
• Bring certified funds — wire transfer or cashier's check for down payment and closing costs

Closing typically takes about an hour. You'll sign a stack of documents, pay your closing costs, and receive the keys. After that, the home is yours. I stay available after closing for questions about the home, referrals to contractors, or anything else that comes up.

• Sign closing documents — with the title company, typically at their office
• Pay closing costs — via wire transfer or cashier's check
• Receive your keys — the home is officially yours
• Set up utilities — transfer accounts to your name before move-in day
• File your homestead exemption — if applicable; deadlines vary by county
• Keep your closing documents — you'll need them at tax time