Click a question and get an answer.

Question #1: Can I really buy a home if I have little or no down payment?

Question #2: How can I make buying a home easy and fun?

Question #3: How long will it take to find and move into a home?

Question #4: How will I know the ‘right' price to offer?

Question #5: How do I ‘safely' buy a home?

Question #6: Why do I need representation and what will it cost?

Question #7: What about home inspections and warranty plans?

Question #8: Will I feel ‘pushed' to buy a home?

Question #9: How can I learn more about becoming an informed home buyer?

In many cases, you can. The largest factor in obtaining a reduced or no down payment loan is the strength of your credit.

Even if you have a saved down payment you may other uses for this money that would make a small or zero down payment loan attractive.

And if you do not have a down payment, either zero down loans or creative programs that allow you to use borrowed or gifted funds are available if you know where to find them. Unfortunately most home buyers and even many Realtors are not fully knowledgeable about the best loan choices today.

Did you know that if you can afford a substantial rent payment, you can probably afford the monthly payments to own a home, too? With many new loan programs available you can find a loan that is best for.

The answer to that question is mostly up to you and how you plan to go about buying a home. While no two home buying experiences or buyers are just alike, there are steps that you can take to make the process smoother, more predictable and more enjoyable.

To say goodbye to hassles that many home buyers needlessly endure and hello to a better way to buy a home, take a look at “The Home Buying Process” section of this web site. It outlines nine key steps to make buying a better experience.

The first two steps are to choose a professional and proven Buyer's Agent and to consult with a home loan specialists (loan officer) before you start to shop for a home. Read more at “The Home Buying Process” section of this site.

Unless you have a pressing deadline to be in a home, you will want to shop and compare homes until you become market knowledgeable, comfortable about making a buying decision and until you find a home that meets most or all of your needs and wants. This can be as little as a few days or as long as several months.

You will never be pressured or be expected to buy a home when you work with us. You will always be in control of what you see, when you see it, what you decide to do and when you decide to do it.

We recommend that you start by deciding when you would like to move in to your new home, and then work backwards on a time line.

Let's say that you want to move into your new home on July 1 st . The time between buying and moving in is usually 30 to 45 days, but can be as little as a week to several months depending of what is convenient for you and the seller.

During this pending sale or escrow period, as it is known, many things are happening – the appraisal, inspections, home loan processing and escrow and title work. Plus, it may take from one to several days to negotiate your offer to purchase. So, plan to write an offer on the home you want about 45 days prior to move in, so in this case you would anticipate writing an offer on May 15th.

After you look at some homes you will also get a good idea of how long you may need to shop to find the right home. We suggest allowing two months on average. So, you would want to start looking for a home around March 15 th . Again, it may take more or less time – there is no ‘right' amount of time.

Most, but not all homes, sell for between 97% and 100% of listed price, but only if the listing price is fair and accurate. Unfortunately not all homes are priced right.

Let's start by figuring out what ‘right' means. It is usually (but not always) a price that is within a range of ‘fair market values' – a price that a willing buyer will pay a willing seller. Right terms are ones that are either customary or fitting for the situation.

So, what is ‘right' or acceptable for you, the buyer? It is probably the lowest price and most favorable terms that will satisfy the seller and get you the home you want before someone else is successful in buying it.

OK, with that said, we need to work backwards to determine an acceptable of fair market values. We will help you with this process by reviewing the most important aspects of the home, researching data about it and then performing a five point valuation process.

The next step is to apply indicated value with current supply, demand and other market conditions as well as the home's condition and the seller's motivation to sell if known.

Information such as how long the home has been for sale, if the price has been reduced and the eagerness of the seller's agent, plus many more should be considered.

We will then help you develop a purchase strategy and write an offer to purchase that we can then present and negotiate on your behalf. Our goal is to help you get you the home you want at the lowest price and best terms possible.

As you probably know, there is no such thing as a risk free transaction. However, there is also no reason that you should worry about buying or selling a home if you are properly counseled and represented by a competent real estate professional.

If you like a consultative versus sales approach, you will like how we do business.

You will need professional real estate representation to minimize your risks and obtain a good home at the best price and terms possible. Otherwise, it's up to luck.

Fortunately, buyer representation is without cost for buyers. Buyer's agents are paid a portion of the fee paid by the seller, through a cooperative arrangement through their selling broker. This arrangement has no affect on the buyer's agent's loyalty to you.

Since the vast majority of homes are offered for sale through real estate brokers, the seller of the home that you buy will most likely have professional representation on their side.
While it is possible to buy or sell a home without the advice and benefits of a real estate broker, it is not advised and usually does not lead to a desirable outcome.

And last, remember that only a handful of Lincoln's top Realtors have the philosophy and business practice necessary to offer you a better buying experience.

Unless you are buying a new home that is covered with a builder warranty program, we highly recommend that you thoroughly inspect the home that you plan to buy and live in.

We will consult with you about what type of inspections you can consider and what type of planning to do about contingent cost sharing in an offer to purchase.

There are also warranty programs available from companies to lessen your financial risk if a major component of your home, such as a furnace or air conditioner, fails. In some cases it may be better strategy to rely on this alternative versus inspections. In other cases we may advise that we use both tools to give you the appropriate protection.

If you choose the right buyer's agent, this will not be a worry or concern.

We work a bit differently than most Realtors. Yes, we do sell homes. But we do not try to ‘sell' you a home. We think that homes usually ‘sell' themselves. You will know when you have found the right home for you.

Our philosophy is to treat our clients like we would want to be. When you work with us, you will benefit from a consultative, educational approach to buying, not a ‘buy this' experience as you may find with typical salespeople.

We have designed our real estate business to empower you so that you can always be informed and in control of what happens next. We will present and explain to give you options for every situation where you have concerns or questions.

First, thoroughly review all of the information on our web site. You should also request any of the offered information on this site that is of interest to you.

The next step is to call us to schedule a convenient time for an initial buyer consultation. When we meet we will carefully listen to your needs and wants in a home. We will present you with a copy of our exclusive guide, “Your Home Buying Experience”.

We will also answer all of your questions and set up a time for you to visit with a home loan specialist if you have not already done this step. Finally, we will set up an automated Personal Homed Finder profile for you so that you can start receiving addresses and complete information about homes that interest you.