Buying a home
Find the right home, not just any home.
Most buyers feel like they're guessing. I'll tell you which houses are worth it, which ones aren't, and how to win the one you want without overpaying, anywhere in the Omaha metro and Lincoln.
The buyer plan
From first call to keys in hand.
Four phases, start to keys. The roadmap breaks down every step, what you do and what I handle.
Get a plan and pre-approval
Budget, timeline and must-haves, then a lender pre-approval.
Find the right home
New listings sent the moment they hit the MLS, and honest takes on every tour.
Offer and negotiate
Comps first, then the best price and terms for you.
Close on time
Inspection, appraisal and paperwork handled, then your keys.
Know the numbers
What buying a home costs.
These are typical ranges. Your lender will give you exact figures for your loan, and I'll walk you through every line before you sign anything.
| Cost | Typical amount | What it's for |
|---|---|---|
| Down payment | 0%–20% | Your share of the price. VA and USDA loans can be 0% down, FHA starts at 3.5%, and some conventional loans start at 3%. |
| Earnest money | About 1% of price | A good-faith deposit with your offer. It's held in trust and goes toward your purchase at closing. |
| Home inspection | A few hundred dollars | A professional inspector checks the home's condition before you're locked in. |
| Closing costs | About 2%–5% of loan | Lender fees, title insurance, appraisal and prepaid taxes and insurance. Sometimes we can negotiate for the seller to cover part of this. |
First-time buyer?
Ask me about Nebraska Investment Finance Authority (NIFA) programs. They offer down payment and closing cost help for qualifying Nebraska buyers, and they can make a big difference on your first home.
Questions buyers ask
Straight answers.
Do I need to be pre-approved before we look at homes?
It's the smart first step. It tells you your real budget, and in a competitive market sellers often won't take an offer seriously without it.
How do you get paid?
We'll agree on it in writing before we tour, in our buyer agreement. Often the seller pays part or all of the buyer's agent fee, but that varies by home, and I'll tell you up front how it works on every house we look at.
What if a house is overpriced?
I'll tell you. I'll show you the comparable sales so you can see it for yourself, and we'll decide together whether to make a lower offer or move on.
Do you work with new construction?
Yes. Builders have their own sales agents who work for the builder. Having your own agent on new construction costs you nothing extra in most cases and gives you someone looking out for you on the contract, upgrades and timeline.
Which areas do you cover?
The whole Omaha metro, including Douglas County (Omaha, Elkhorn, Bennington) and Sarpy County (Gretna, Papillion, La Vista, Bellevue), plus Lincoln and Lancaster County.
Ready when you are
Start your home search.
Tell me a little about what you're looking for. I'll reach out to set up a quick call, with no pressure and no obligation.