Home Buying Process

Buying a home is one of the biggest financial and personal decisions you'll make, and it rarely feels simple — even for buyers who have done it before. Whether you're weighing the classic question of renting versus buying, searching for your first home, or moving up to something that better fits your life today, having an experienced guide by your side makes all the difference.

Both Jakob Pelter and Cindy Pelter believe an informed buyer is a confident buyer. Below is an overview of how the process typically unfolds, from your very first conversation with us through the day you receive the keys to your new home. Every transaction is a little different, but these are the milestones you can expect along the way.

1. Start the Relationship

Everything begins with a conversation. We'll talk through what's prompting your move, what you're hoping to find, and what matters most to you — whether that's school districts, commute time, outdoor space, or long-term investment potential. This isn't a sales pitch; it's the foundation for everything that follows.

2. Get Clear on Your Numbers

Before you fall in love with a home, it helps to know what you can comfortably afford. We'll connect you with trusted lending resources so you can get pre-qualified or pre-approved, which not only clarifies your budget but also makes your offer far more competitive when you find the right property.

3. Search With Purpose

Once we know what you're looking for, we'll put together a curated list of homes that actually fit your criteria — not just a flood of listings. The more specific you can be about your must-haves versus your nice-to-haves, the faster we'll find the right match.

4. Understand the Seller's Position

Every seller has a different motivation, timeline, and set of priorities. Before writing an offer, we'll research the property, the seller's circumstances where possible, and recent comparable sales, so your offer is structured strategically rather than just competitively priced.

5. Write a Strong Offer

We'll prepare your purchase offer with the appropriate contingencies, deposit terms, and timeline, explaining each element so you understand exactly what you're agreeing to. Your earnest money deposit — typically a percentage of the purchase price — demonstrates your seriousness to the seller, but it isn't cashed until your offer is accepted.

6. Negotiate to Agreement

Your offer is presented to the seller, who can accept, counter, or decline it. Negotiation is often where an experienced agent earns their value the most — we'll guide you through counteroffers and help you make decisions that protect both your budget and your timeline.

7. Open Escrow

Once your offer is accepted by all parties, we open escrow — a neutral third party that holds funds and documents until every condition of the sale has been satisfied. Your earnest money deposit is submitted at this stage.

8. Navigate the Contingency Period

This is your due diligence window — typically the busiest stretch of the transaction. You'll complete inspections, finalize financing, and review key disclosures. We'll walk you through exactly what to expect during this phase on our Events During Escrow and Inspection & Disclosure Process pages.

9. Secure Your Insurance

Before closing, you'll need a homeowner's insurance policy in place. We'll coordinate with your insurance agent and the escrow officer to make sure your coverage is active by the time you close.

10. Close Escrow

Once every condition has been met, you'll sign your final loan and closing documents, deposit any remaining funds, and the deed will be recorded with the County Recorder. At that moment — the home is officially yours.