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Home Buying Process Des Moines | Step-by-Step Guide | Smart Move DSM
🏠 The Smart Move Process

Your Journey Home, Guided with Care

From your first search to the moment you get your keys, I'm with you every step. No surprises, no confusion—just a clear path to your new home in Central Iowa.

Risk-First Approach
Personal Agent
24/7 AI Support
Schedule Consultation See the Process
S

Your Buying Journey

Tracked in real-time
✓
Initial Consultation
✓
Pre-Approval
3
Home Search
4
Offer & Negotiation
5
Close & Get Keys!
The Journey

Four Phases to Your New Home

Every successful home purchase follows a proven path. Here's how we'll work together through each phase.

Preparation

Get finances ready & define your criteria

1-2 Weeks

Discovery

Tour properties & find your match

2-8 Weeks

Contract

Offer, negotiate & due diligence

2-3 Weeks

Closing

Final steps & get your keys

2-4 Weeks
Step by Step

How We Work Together

Here's exactly what happens at each stage of your home buying journey with Smart Move Des Moines.

1

Discovery Conversation

We start with a no-pressure conversation to understand your goals, timeline, and what matters most to you in a home. This isn't a sales pitch—it's about understanding your story.

  • Discuss your must-haves and nice-to-haves
  • Review your timeline and flexibility
  • Explore neighborhoods that fit your lifestyle
Topics We'll Cover
  • Home type & size preferences
  • Neighborhood priorities
  • Budget & financing options
2

Financial Preparation

Before we tour homes, we need to know exactly what you can afford. I'll connect you with trusted local lenders who will get you pre-approved quickly and explain all your financing options.

  • Introduction to vetted local lenders
  • Review of loan programs (conventional, FHA, VA)
  • Down payment assistance program guidance
Documents You'll Need
  • Pay stubs (last 30 days)
  • Tax returns (2 years)
  • Bank statements (2-3 months)
3

The Home Search

Now the fun begins! Using my Smart Move DSM app, you'll get instant alerts when matching properties hit the market. We'll tour homes together, and I'll point out things others miss—from insurance concerns to hidden potential.

  • Customized property alerts via app
  • Flexible tour scheduling (including weekends)
  • Insurance risk assessment at every showing
What I Look For
  • Insurance red flags & risks
  • Maintenance & repair needs
  • Value & resale potential
4

Making Your Offer

When you find "the one," we'll craft a competitive offer based on market analysis, property condition, and your goals. I'll guide you through the negotiation process and advocate fiercely for your interests.

  • Comparative market analysis (CMA)
  • Strategic offer positioning
  • Counter-offer negotiation support
Offer Components
  • Purchase price & earnest money
  • Contingencies & timeline
  • Seller concessions requests
5

Due Diligence Period

This is where my insurance background really pays off. We'll coordinate inspections, and I'll help you understand what matters and what doesn't. I'll also verify the property is insurable before you're fully committed.

  • Professional home inspection
  • Insurance pre-qualification check
  • Repair negotiation assistance
Inspections Coordinated
  • General home inspection
  • Radon testing (Iowa-critical)
  • Sewer scope (if needed)
6

Closing Day

The finish line! We'll do a final walkthrough to ensure everything is in order, then you'll sign the paperwork and get your keys. I'll be there to answer questions and celebrate this milestone with you.

  • Final walkthrough inspection
  • Closing document review
  • Key handoff and celebration! 🎉
What to Bring
  • Government-issued photo ID
  • Certified funds for closing costs
  • Proof of homeowner's insurance
The Smart Move Difference

Why My Process Protects You

10+ years in property insurance taught me what can go wrong. Now I use that knowledge to protect my buyers.

Insurance Risk Assessment

Before you fall in love with a property, I assess it for insurance risks—flood zones, roof condition, claims history, and insurability.

Personal Agent Model

You work directly with me—not a team, not a call center. I know your story, your priorities, and I'm personally invested in your success.

24/7 Tech Access

My Smart Move DSM app gives you instant property alerts, tour scheduling, and AI-powered answers to your questions—anytime.

No-Pressure Approach

I'm here to help you make a smart decision you'll be happy with for years to come—not push you into a quick sale.

Proactive Communication

I don't wait for you to ask. You'll get regular updates, immediate responses, and clear explanations at every step.

Trusted Network

I've built relationships with the best lenders, inspectors, and contractors in Central Iowa. You get access to professionals I'd use myself.

What to Expect

Typical Timeline: 8-12 Weeks

Most buyers go from first conversation to closing in about 2-3 months. Here's how the time typically breaks down.

Week 1-2: Preparation

~2 weeks

Initial consultation, lender introductions, pre-approval process, and defining your search criteria.

Week 2-6: Home Search

2-4 weeks

Active property search, tours, and finding the right home. Timeline varies based on market conditions.

Week 6-7: Offer & Negotiation

~1 week

Making your offer, negotiating terms, and reaching an accepted purchase agreement.

Week 7-9: Due Diligence

~2 weeks

Home inspection, insurance verification, appraisal, and any repair negotiations.

Week 9-12: Closing Process

2-3 weeks

Final loan approval, title work, closing disclosure review, and closing day preparation.

Closing Day! 🎉

1-2 hours

Sign the papers, get your keys, and move into your new home. Welcome home!

Common Questions

Home Buying Process FAQs

The typical home buying process takes 8-12 weeks from initial consultation to closing. This includes 1-2 weeks for preparation and pre-approval, 2-8 weeks for home search, 1 week for offer and negotiation, 2 weeks for inspections and due diligence, and 2-3 weeks for the closing process. Timeline varies based on market conditions and buyer readiness.
For pre-approval you'll need: pay stubs from the last 30 days, W-2s and tax returns from the past 2 years, bank statements from the last 2-3 months showing down payment funds, government-issued photo ID, and authorization for credit check. Self-employed buyers may need additional documentation like profit/loss statements.
Essential inspections include a general home inspection covering structure, roof, HVAC, electrical, and plumbing. Iowa-specific inspections include radon testing (Iowa has elevated radon levels) and sewer scope for older homes. Additional inspections may include well water testing, septic inspection, mold inspection, or structural engineer evaluation depending on property condition.
Earnest money is a good faith deposit showing you're serious about purchasing. In Des Moines, typical earnest money is 1-3% of purchase price ($3,000-$9,000 on a $300,000 home). It's held in escrow and applied to your down payment or closing costs. If you back out without a valid contingency, you may forfeit it.
Common contingencies include: financing contingency (loan approval), inspection contingency (satisfactory inspection results), appraisal contingency (property appraises at purchase price), and sometimes home sale contingency (if you need to sell first). Each contingency provides an exit if conditions aren't met, protecting your earnest money.
On closing day you'll complete a final walkthrough, meet at the title company, review and sign closing documents, provide certified funds or wire transfer for closing costs, and receive keys to your new home. Bring government-issued ID and proof of homeowners insurance. The appointment typically takes 1-2 hours.
A buyer's agent represents your interests exclusively throughout the purchase. They help with home search, schedule tours, provide market analysis, write offers, negotiate on your behalf, coordinate inspections, guide you through closing, and advocate for you at every step. Traditionally, the seller pays buyer's agent commission.
Closing costs in Iowa typically run 2-5% of purchase price. This includes lender fees, title insurance, prepaid property taxes and homeowners insurance, appraisal fee, recording fees, and various third-party services. On a $300,000 home, expect $6,000-$15,000 in closing costs. Some can be negotiated as seller concessions.

Ready to Start Your Journey?

Let's have a conversation about your goals. No pressure, no obligation—just a chance to see if we're a good fit to work together.

Schedule Consultation Check Affordability

Sarah Ingles, REALTOR® SRES®

Smart Move Des Moines | CHASE. Collective Real Estate

📞 563-513-8771 | ✉️ [email protected]