The Home Buying Process

Your Home Buying Journey

Follow a clear, step-by-step path to purchasing in Minnesota or Wisconsin. Use the toggle below to see state-specific guidance.

Get pre-approved

1–3 days

Lock in budget and strengthen your offer with a lender pre-approval. We’ll introduce trusted MN lenders and compare programs (conventional, FHA, VA, USDA) and down-payment options.

  • Monthly payment target & price range
  • Docs: paystubs, W-2/1099, bank statements, ID
  • Rate locks & potential seller credits
MN Tip: Down-payment assistance
Explore statewide/local assistance and grants. We’ll connect you with lenders who actively use these programs.
Introduce me to a lender Next: Strategy & search

Strategy & search

Same day

Refine must-haves, neighborhoods, commute, schools, and timing—then set alerts and showings.

  • Features: beds, baths, layout, yard, garage
  • Location nuances: taxes, HOA, TISH-required cities
  • Offer strategy per price band
MN Tip: TISH & city inspections
Cities like Minneapolis, Saint Paul, and Bloomington have Truth-in-Sale of Housing (TISH) or similar. We’ll check requirements early.

Tour homes

As needed
  • Roof/age, windows, mechanicals, drainage, foundation
  • Taxes, insurance, HOA, utilities
  • Compare with recent comps
MN Tip: Radon, wells & septics
Radon is common; testing is routine. For private well/septic, we’ll coordinate county-level water/septic evaluations.

Write an offer

Same day
  • Price/comps, earnest money, inspection window, financing/appraisal terms
  • Closing & possession, inclusions, concessions
MN Tip: Earnest money
Applied to your purchase at closing; timing and delivery vary by area—we’ll guide you.

Inspection

~5–10 days

Licensed inspector evaluates the home; proceed, negotiate, or cancel within contingency period.

  • General + add-ons (radon, sewer scope, chimney, well/septic)
  • Focus on safety, structure, big-ticket items
MN Tip: Winter inspections
Snow/ice can limit roof/deck visibility—disclosures/photos/follow-ups help fill gaps.

Appraisal

~1–2 weeks

Lender confirms value; if low, we’ll evaluate renegotiation, credits, or gap solutions.

Underwriting

~1–3 weeks
  • Respond fast to any conditions
  • Lock rate if needed; secure homeowners insurance

Final walkthrough

24–48 hrs pre-closing
  • Confirm condition matches agreement
  • Verify repairs & inclusions

Closing day

60–90 mins
  • Bring ID; call to verify wire instructions (fraud is real)
  • Review Closing Disclosure together
MN Tip: Homestead filing
File Homestead Classification with your county after closing to potentially reduce property taxes; deadlines vary.
This guide is general information—not legal or financial advice. City and county requirements can vary across Minnesota.