Buying a Home in Central Ohio
Expert guidance from your first showing to closing day.
Buying a home is one of the most exciting (and sometimes overwhelming) decisions you’ll make. Whether this is your first home or your fifth, I’m here to make sure you feel informed, confident, and supported at every step.
I’ve helped first-time buyers, growing families, relocating professionals, and investors find the right property across the Central Ohio. My approach is simple: I listen to what matters to you, search strategically, and guide you through every detail so there are no surprises.
What to Expect - Your Buying Journey
1. Initial Consultation
We'll sit down and talk through your goals, budget, timeline, and must-haves. This is where I learn what matters most to you so I can tailor every step of the search to fit your life.
2. Pre-Approval & Financial Prep
Before we start looking, I'll connect you with trusted lenders to get you pre-approved. Knowing your numbers upfront puts you in a stronger position when it's time to make an offer. See What You Need to Know About Pre-Approval
3. Home Search
I'll set up custom alerts, preview properties on your behalf, and schedule showings around your schedule. You'll have full access to every listing on the market with my guidance on what's worth your time.
4. Touring & Evaluating Homes
As we tour homes together, I'll point out things you might not notice, from potential maintenance concerns to resale value considerations. My job is to make sure you're seeing the full picture, not just the staging.
5. Making an Offer
When you find the one, I'll help you craft a competitive offer based on market data and negotiate terms that protect your interests. You'll know exactly where you stand at every point.
6. Inspections & Due Diligence
I'll coordinate inspections, review the findings with you, and negotiate any necessary repairs or credits with the seller. No surprises. See What a Home Inspection Covers
7. Appraisal & Final Loan Approval
Once the appraisal comes back and your lender gives final approval, we're in the home stretch. I'll keep communication moving between all parties so nothing stalls.
8. Closing Day
I'll be there through the final walkthrough, paperwork, and key handoff. Welcome home.
What You Need to Know About Pre-Approval
One of the most common questions I get from buyers is the difference between pre-qualification and pre-approval. They sound similar, but they carry very different weight when it comes time to make an offer.
Pre-Qualification is a quick estimate based on information you provide to a lender. It gives you a general idea of what you might be able to afford, but it has not been verified. Sellers and listing agents know this, which is why it does not carry much negotiating power.
Pre-Approval goes deeper. The lender reviews your income, credit history, employment, and financial documents to issue a conditional commitment for a specific loan amount. When you submit an offer with a pre-approval letter, it tells the seller you are a serious, qualified buyer.
In a competitive market like Central Ohio, showing up with a pre-approval can be the difference between getting the home and losing it to another buyer. I always recommend getting this done before we start looking.
Why It Matters to You
A pre-approval letter strengthens your offer, gives you a clear budget to work within, and helps us move quickly when the right home comes along. I work with trusted local lenders who can walk you through the process and get you approved fast.
Understanding Your Closing Costs
Beyond the purchase price, there are additional costs that come with buying a home. Knowing what to expect upfront helps you budget accurately and avoid surprises at the closing table.
In Ohio, buyer closing costs typically range from 2% to 5% of the purchase price. On a $350,000 home, that could be anywhere from $7,000 to $17,500 depending on the specifics of your transaction.
Common Buyer Closing Costs
Loan Origination Fee: Charged by your lender for processing the mortgage. This is usually around 0.5% to 1% of the loan amount.
Appraisal Fee: The lender requires an independent appraisal to confirm the home is worth what you are paying. Typically $400 to $600 in the Columbus market.
Home Inspection: While not technically a closing cost, most buyers pay for an inspection during the due diligence period. Expect $350 to $550 depending on the size and age of the home.
Title Insurance & Search: Protects you and your lender against any ownership disputes or liens on the property. This is a one-time cost at closing.
Escrow & Prepaid Items: Your lender will collect upfront payments for property taxes, homeowners insurance, and mortgage interest that accrues between closing and your first payment.
Recording Fees: The county charges a small fee to officially record the transfer of ownership.
How Earnest Money Works
When you make an offer on a home, you will include an earnest money deposit. Think of it as a good-faith payment that shows the seller you are serious about the purchase.
In the Central Ohio market, earnest money is typically 0.5% to 1% of the purchase price, though the exact amount can vary depending on the situation. The deposit is held in an escrow account and applied toward your closing costs or down payment at the end of the transaction.
What happens if the deal falls through?
If you back out for a reason covered by your contract contingencies, such as a failed inspection or financing issue, your earnest money is returned to you. If you walk away without a valid contractual reason, the seller may be entitled to keep the deposit.
Why This Matters
The amount of earnest money you offer can influence how a seller views your offer, especially in a competitive situation. I will help you determine the right amount based on the property, the market conditions, and your comfort level.
What a Home Inspection Covers (And What It Does Not)
A home inspection is one of the most important steps in the buying process. It gives you a detailed look at the condition of the home before you commit. But it is also important to understand what an inspection is designed to evaluate and where its limits are.
What Is Typically Included
A standard home inspection covers the major systems and structural components of the home: the roof, foundation, electrical system, plumbing, HVAC, water heater, attic, insulation, windows, doors, and the overall condition of the interior and exterior. The inspector will also check for visible signs of water damage, mold, and pest activity.
What Is Not Typically Included
Standard inspections do not cover everything. Items behind walls, under flooring, or buried underground are generally outside the scope. Septic systems, wells, radon, and mold often require separate specialized inspections. Cosmetic issues are also not part of a standard report.
My Recommendation
I always encourage buyers to attend the inspection in person. Walking the home with the inspector gives you a better understanding of the property and a chance to ask questions in real time. I will be there with you to help interpret the findings and discuss next steps, whether that means requesting repairs, negotiating credits, or simply understanding what routine maintenance looks like.
Common Contingencies and What They Protect
Contingencies are conditions built into your purchase contract that give you specific protections during the transaction. They define the circumstances under which you can back out of the deal without losing your earnest money.
Inspection Contingency: Gives you the right to have the home professionally inspected and to negotiate repairs, request credits, or withdraw from the contract based on the findings.
Financing Contingency: Protects you if your mortgage application is denied or if the terms change significantly. Without this contingency, you could be obligated to buy the home even if your loan falls through.
Appraisal Contingency: If the home appraises for less than your offer price, this contingency allows you to renegotiate or walk away. It prevents you from overpaying based on the lender's independent valuation.
Title Contingency: Ensures the seller can deliver a clean title, free of liens, disputes, or legal issues that could affect your ownership.
Home Sale Contingency: If you need to sell your current home before purchasing a new one, this contingency gives you that flexibility, though it can make your offer less competitive in a hot market.
Important to Note: Not every offer includes all of these. The right combination depends on your situation, and I will walk you through each one so you understand exactly what you are agreeing to.
Let’s Work Together
I’d love to hear about your real estate goals. Reach out anytime.