The Buyer's Guide for Tri-Cities Homebuyers
From first conversation to closing day, with the numbers, the risks and the decisions explained before you reach them.
Before you start
Buying a home is one of the biggest decisions you'll make. My job is to make sure you understand every step before you take it. This Tri-Cities home buyer's guide walks through the whole purchase in the order it happens: getting your financing right, finding the home, writing an offer that wins, and getting to the closing table without surprises.
Some of my clients have bought before. Some have never done it. Some are moving here from out of town and buying a home they've only seen on a video call. Every one of them got the same thing: each step explained, and me pushing hard for them at the inspection and appraisal. Text me any question, any time, at 509-869-8777.
Brandon Muzatko, Managing Broker, TKO Realty Group at Real Broker, LLC. "I don't just sell, I serve."
1. Should you buy now?
Look at the whole picture, not just the payment. Owning usually wins because your payment builds your equity instead of your landlord's, and a fixed-rate payment stays steady while rent climbs. Be ready for repairs, cash tied up, and values that can go up or down.
Waiting for rates to drop has a cost too: rent you keep paying, equity you don't build, and prices that can rise while you wait. Your lender gives you the actual rate and payment quotes. I help you compare them side by side with what staying put costs.
Owned before? If you haven't owned a home in the last three years, many first-time buyer programs may still be open to you. Ask your lender.
2. The road map
- Finances: get pre-qualified, line up your down payment, and plan for inspection and appraisal costs.
- Home search: build your needs and wants list, preview homes online, then tour the ones that fit.
- Offer: we price it on facts, write it strong and negotiate the terms.
- Under contract: earnest money, inspection, appraisal and your loan, each on a deadline I track for you.
- Closing: clear to close, the final walk-through, signing, and your keys.
3. Know your market
The same offer can win or lose depending on the market. The number I watch most is months of supply: if no new homes came up for sale, how many months would it take to sell every home on the market now? Under about 3 months is a seller's market. About 6 months or more is a buyer's market, with more room to ask for repairs, credits or a better price. It changes by price range and over time, so I check yours.
The Real Number Check: days on market online can reset when a home is pulled and relisted. I pull the total from the MLS on every home you like. A home that has really been sitting for 60 days gives you more room to negotiate than one that just listed.
4. Pre-qualification and loan types
Pre-qualification is a quick review of your numbers with a lender, and it's what I need before we tour. Pre-approval means the lender verifies your income, assets and credit. It takes longer and makes your offer stronger. Your lender letter goes with every offer, and we almost always include a financing contingency to protect your earnest money.
- Conventional: often 3% to 20% down. Under 20% usually means mortgage insurance, which can come off later.
- FHA: as little as 3.5% down and more flexible on credit.
- VA: for eligible veterans, service members and some surviving spouses. Often no down payment and no monthly mortgage insurance.
- USDA: for eligible homes in qualifying rural areas, with income limits. Often no down payment.
The Washington State Housing Finance Commission offers down payment help for qualifying buyers. Buying a condo with FHA or VA? The complex itself has to be approved, and I check that before you fall for a unit. I'll give you a few names of lenders who dig for programs. You choose, and I don't receive anything for a referral. Programs, limits and rates change, and your lender gives the actual numbers, with APR.
5. What it costs to buy
- Earnest money: due shortly after your offer is accepted, held in escrow and credited back at closing.
- Inspections: paid during your inspection period. Lately my clients pay about $500 for a home inspection.
- Appraisal: ordered by your lender, paid up front or at closing.
- Down payment, closing costs and prepaids: due at closing.
Your cash to close is your down payment plus closing costs and prepaids, minus the earnest money you've paid and any seller credits. Within a few days of applying, every lender must give you a Loan Estimate in the same format, so line them up side by side. Seller credits can cover part of your closing costs. I've had first-time buyers come away with about $29,200 in negotiated concessions.
6. Working together
Before I can tour you through homes, we sign a Buyer Representation Agreement. It makes it official that I work only for you, and it spells out what I'll do, how long we work together and how I'm paid, in writing, before we start. Commission is negotiable, and if a seller doesn't offer to pay your agent, we talk through how that's handled before we write the offer.
Washington law (RCW 18.86) requires every broker to give you the pamphlet Real Estate Brokerage in Washington before you sign anything. Read it, and ask me about anything that doesn't make sense.
7. Needs, wants and showings
Make two lists before you search. Needs: bedrooms and baths, location, commute, garage, yard. Wants: paint, flooring, finishes. You can't change the lot, the location or the price you paid. Everything else can change later.
At showings, take photos and video, look past the staging, and assume you're on camera. Many homes have doorbell and indoor cameras, and some record sound. Save the talk about price for the car. Moving from out of town? I tour the homes for you on a live video call and tell you what the camera doesn't show.
8. Writing the offer
Facts win deals. Feelings don't. Three things get offers accepted: a price backed by sales, a solid earnest money deposit, and clean terms. When we expect multiple offers, an escalation clause can raise your price by a set amount over a competing offer, up to a cap you choose.
Once both sides sign, it's a legally binding contract, so I make sure you understand every term and deadline first. I will never recommend that you waive an inspection contingency, and I'll always walk you through exactly what risk any waiver carries.
9. Under contract: inspection and appraisal
Within one business day, you get an email with every deadline in your contract. Your earnest money goes to escrow, and the inspection gets scheduled right away, usually in the first ten days. I'll be there. Depending on the home, I recommend a sewer scope, which many agents skip, plus a roof inspection or septic and well checks in rural areas.
Small stuff, we usually let go. Big stuff, like a leaking roof, wiring or the foundation, we ask the seller to fix, lower the price or give a credit. If the appraisal comes in low, we go back to the table. I trained in appraisal, so I bring my own comps.
Wire fraud warning: before you send any money, call the title company at a number you looked up yourself. I will never email you a change to wiring instructions.
10. The must-nots
From your first lender conversation until you have your keys, any one of these can delay or kill your loan: don't change jobs, don't buy big, don't open or close credit, don't spend your closing money, don't move money around without your lender's OK, don't allow credit checks except for insurance, and don't co-sign for anyone. Not sure if something's safe? Text me first. Every time.
11. Closing day
A day or two before closing, we do the final walk-through: agreed repairs done, appliances still there, no new damage, lights, faucets and furnace working. You sign with your escrow closer, usually a few days before the official closing date. Bring a photo ID and your closing funds as the title company instructs. It's yours once the loan funds and the sale records with the county, and I'll tell you the moment it does.
After you get your keys: change or rekey the locks, change the garage codes, set up utilities, and test the smoke and CO alarms.
Your next step
Read how I help you buy or buying a home in the Tri-Cities. Prefer videos? The Tactical Buyer Course walks through each step. Serve as a first responder, in the military, as an educator or in healthcare? See the TKO Service Program. When you're ready, contact me and let's find your home.
Frequently Asked Questions
Do I need a lender before touring homes?
Yes. A pre-qualification letter is what I need before we tour, and it goes with every offer. A full pre-approval makes your offer stronger.
How much does a home inspection cost?
It depends on the inspection and the home's size. Lately my clients pay about $500 for a home inspection.
Will you ever email me new wiring instructions?
No. Never. Before you send any money, call the title company at a number you looked up yourself.
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