Your First Home in Pasco: New Build or Older Home?

Buying your first home in Pasco usually comes down to one choice. West Pasco has a lot of new construction and brand-new neighborhoods. East Pasco is the older part of town, around downtown, with established homes. Pasco is the fastest-growing of the three big Tri-Cities, with about 82,990 people, up about 23,000 since 2010, and you can see it in all the building.

I'm Brandon Muzatko, a REALTOR® and Washington Managing Broker with TKO Realty Group at Real Broker, LLC. Pasco's 99301 zip code is one of the places I've done the most business. Here's how I'd help you weigh the two.

A new home costs more up front but usually needs less work for years. Builders often offer incentives, and everything is fresh. Two things to know before you walk into a model home:

• The builder's sales office works for the builder. Having your own agent means someone reads the builder's contract and pushes on your side. Bring me on your first visit, since some builders require it, and we'll agree on how I'm paid before that visit.
• Inspect it anyway. New construction can have wiring that isn't connected, outlets that don't work and other mistakes. Builders are human, and so are their subcontractors.

An older East Pasco home can cost less and sit closer to downtown, the Pasco Farmers Market and Columbia Basin College. The trade-off is repairs. If you're using an FHA or VA loan, the lender can require some repairs before it will fund. I point out what I see on every tour, including anything a lender may flag, so you don't find out after you're under contract. I also recommend a sewer scope on older homes, which many agents skip.

• Down payment: FHA can be 3.5% with a 580 credit score, some conventional programs 3%, and VA or USDA 0% for those who qualify. The Washington State Housing Finance Commission offers down payment help for qualifying buyers.
• Earnest money: negotiable, and credited back to you at closing.
• Inspection: lately my clients pay about $500 for a home inspection.
• Appraisal: about $700, ordered by your lender.
• Closing costs: often about 2% of the price. Seller or builder credits can cover part of them. I've had first-time buyers come away with about $29,200 in negotiated concessions.

Your lender gives you the real numbers. Compare every Loan Estimate side by side, and look at the APR, not just the rate.

Pasco schools are in the Pasco School District, with Pasco, Chiawana and Sageview high schools, so check the assigned schools for each address. Road 68 is the main West Pasco shopping strip, and US 395 and I-182 get you to Kennewick and Richland.

Read first-time buyers in Pasco and buying a home in Pasco, or watch The Tactical Buyer Course, free short videos on each step. When you're ready, contact me to start on your first home in Pasco.