Pagosa Springs Buyers Guide
Buying a home in Pagosa Springs should feel exciting, not overwhelming. I’m here to walk alongside you with clear communication, local knowledge, and a steady approach that keeps your best interests first.
Step 1: Research
Do you already know where you’d like to buy? Are you looking for a condo, townhome, or single-family home? Which features matter most to you, and which are flexible? What’s currently available in the Pagosa Springs market?
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If you’re unsure about any of these, now is the time to start exploring. As you browse homes, pay attention to pricing, how long properties stay on the market, and any recent price changes. Noticing these trends can give you helpful insight into specific neighborhoods and better prepare you when it’s time to make an offer.
Step 2: Decide on Your Budget
Notice this says decide on your budget, not just what a lender says you qualify for. In many cases, buyers are pre-approved for more than they’re truly comfortable spending. Before speaking with a lender, it helps to think through the monthly payment that feels right for your household.
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That may mean reviewing your full budget and considering how your expenses could change once you move. If you’ve been renting or sharing costs, you might not be used to expenses like utilities, trash service, property taxes, or HOA fees. Planning ahead helps ensure your new home feels financially comfortable from day one.
Step 3: Get Prequalified
Even if you feel confident about what you can afford each month, it’s important to confirm that with a lender. While some buyers are approved for more than they expect, others may qualify for less depending on factors like employment history, credit score, or overall financial profile.
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Before you get your heart set on a specific home, connect with a trusted mortgage professional to understand what you’re eligible for. Having a prequalification letter in hand also strengthens your position when making an offer, since many sellers prefer working with buyers who are already financially prepared.
Step 4: Choose a Real Estate Agent
Buying a home is one of the biggest decisions you’ll make, and having the right agent by your side matters. Look for someone who knows the Pagosa Springs market, communicates clearly, and takes the time to understand your goals.
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A good agent will guide you through each step, help you evaluate properties honestly, and advocate for you during negotiations. Most importantly, you should feel comfortable asking questions and confident that your best interests are always the priority.
Step 5: Find the Right Home
This should be one of the most enjoyable parts of the process (aside from move-in day). I’ll arrange showings for homes that fit your budget and priorities here in Pagosa Springs. As you tour, take notes about what you like and what doesn’t feel quite right, and pay attention to the details.
Turn light switches on and off, open and close doors and cabinets, and run faucets in the kitchen and bathrooms. Don’t focus only on the house itself, take time to explore the neighborhood as well. Notice traffic at different times of day, parking, and how close you are to everyday needs like schools, grocery stores, and local amenities.
Step 6: Make an Offer
Once you’ve found the right home, we’ll work together to prepare a strong, thoughtful offer based on comparable sales and current market conditions in Pagosa Springs. Depending on pricing and whether we’re in a buyer’s or seller’s market, your offer may come in below, at, or occasionally above the asking price.
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If the seller responds with a counteroffer, I’ll guide you through the negotiation process and help you reach terms that feel right. Once an agreement is in place, the home moves into escrow and the next phase begins.
Step 7: Have the Home Inspected
In most cases, your offer will include a home inspection contingency to confirm there are no significant structural concerns or major repairs needed. I’ll help coordinate the inspection, which is typically scheduled within a few days of going under contract.
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If the report comes back clean, we move confidently to the next step. If issues are uncovered, you’ll have options, we can renegotiate based on necessary repairs or, if needed, withdraw your offer. My role is to help you understand the findings and decide how to move forward with clarity.
Step 8: Select Your Loan
Now it’s time to reconnect with the lender who pre-approved or pre-qualified you and finalize your mortgage. Based on your financial situation, you’ll review options such as fixed-rate or adjustable-rate loans, 15- or 30-year terms, and programs like VA or FHA loans.
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Your lender will walk you through the details so you can choose the option that feels most comfortable and aligns with your long-term goals. Taking the time to understand your loan structure helps ensure you feel confident moving toward closing.
Step 9: Get a Home Appraisal
Your lender will order an appraisal to determine an independent value of the home. This step ensures the purchase price aligns with the property’s market value and protects both you and the lender.
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The appraisal helps confirm that everyone involved is moving forward at a fair and supported price before closing.
Step 10: Finish Paperwork
While no one looks forward to the paperwork involved in buying a home, it’s an important final step in the process. Your lender and title company will coordinate the necessary documents and guide you through signing everything required to complete the purchase.
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Once the paperwork is finalized, you’ll officially become the legal owner of your new home, and that’s a moment worth celebrating.
Congratulations!
After signing the final paperwork, you’re officially the owner of your new home. While it may take a few days for your loan to fund and for the transaction to fully record, once everything is complete, the keys are yours.
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If you’re ready to begin your home search in Pagosa Springs, or simply have questions about the process, I’d be glad to connect and help you take the next step.