The 10 steps
- Am I actually ready to buy?
- How do I get pre-approved?
- How much house can I afford each month?
- Where should I look?
- What should I sign before touring homes?
- How do I write an offer that gets accepted?
- What happens during inspections?
- What happens with the appraisal and loan approval?
- What does the title company do?
- What happens at closing?
- FAQ
Step 1: Am I actually ready to buy?
Readiness is about four things: steady income, credit that a lender can work with, cash for the upfront costs, and a monthly payment you are comfortable with. A quick check: take the Buyer Readiness Score, then compare renting and buying in rent vs buy in Kansas City.
Step 2: How do I get pre-approved?
Talk to a lender before you tour seriously. You will share pay stubs, W-2s or tax returns, bank statements, and ID, and the lender pulls credit.
You get a pre-approval letter with a maximum amount. That number is a ceiling, not a target. Full checklist: get pre-approved.
Step 3: How much house can I afford each month?
Work backward from a monthly payment you can live with, including taxes, insurance, HOA, and mortgage insurance. The mortgage calculator shows all of it.
Keep a cushion for repairs. Every house needs something.
Step 4: Where should I look?
Decide on drive time, home type, and price before neighborhoods. In the Excelsior Springs area, compare Excelsior Springs, Kearney, Liberty, and Smithville. Time the commute at the hour you would actually drive it.
Step 5: What should I sign before touring homes?
Expect a written buyer agreement before touring with an agent. It lists the services and how the agent is paid, and the terms are negotiable (NAR consumer guide to written buyer agreements). I go through mine with you line by line.
Step 6: How do I write an offer that gets accepted?
Price comes from recent nearby sales, not the list price alone. Terms matter too: earnest money, inspection timeline, closing date, and any request for seller-paid costs. A clean, well-supported offer often beats a slightly higher messy one.
Step 7: What happens during inspections?
Schedule the whole-home inspection right away, plus radon, termite, sewer scope, or structural if needed. Then decide what to ask for: repairs, a credit, a price change, or walking away.
Watch the deadline. Details in earnest money, inspections, and closing costs.
Step 8: What happens with the appraisal and loan approval?
Your lender orders the appraisal and finishes underwriting. Keep your finances quiet: no new credit cards, car loans, or job changes without asking your lender first.
Step 9: What does the title company do?
The title company searches the property's history, issues title insurance, and runs the closing. You will get a Closing Disclosure at least three business days before closing. Compare it to your Loan Estimate.
Step 10: What happens at closing?
Do a final walkthrough, wire or bring your funds exactly as the title company instructs (call to verify wiring instructions by phone, since wire fraud is real), sign, and get the keys.
What does buying a home in Kansas City cost?
| Item | When | Typical |
|---|---|---|
| Earnest money | At contract | About 1% to 5% |
| Whole-home inspection | Inspection period | $400 to $500 |
| Radon / termite / sewer scope | Inspection period | About $100 to $200 each |
| Appraisal | After contract | $500 to $700 |
| Down payment | At closing | 0% to 20% |
Common local ranges, not a quote. Closing costs vary by loan, lender, and contract. Your Loan Estimate shows yours.
Missouri side or Kansas side?
The metro crosses the state line. Taxes, programs, and contracts differ by state. Missouri assistance through MHDC only applies to Missouri homes.
I'm licensed in Missouri, and my focus is the Missouri side north and east of the city: Excelsior Springs, Kearney, Liberty, and Smithville.
Frequently asked questions
How long does it take to buy a house in Kansas City?
Plan on a few weeks to a few months to find the right home, then roughly a month or more from accepted offer to closing for a financed purchase. Your lender, the appraisal, and the contract dates set the real timeline.
Can I buy on the Kansas side and the Missouri side with the same agent?
Only if the agent is licensed in both states. I'm licensed in Missouri. Missouri programs like MHDC also only apply to Missouri property.
What happens if the inspection finds problems?
Inside your inspection period you can ask the seller for repairs, a credit, or a lower price, or end the contract the way it allows. Missing the deadline can cost you your earnest money, so we schedule inspections early.
What if the appraisal comes in low?
Usually you can ask the seller to lower the price, bring more cash, meet in the middle, or use the contract's appraisal terms to step away. The right move depends on the contract and your loan.
Who pays the buyer's agent?
Compensation is negotiable and spelled out in your written buyer agreement. You can ask for the seller to pay some or all of it as part of your offer. I explain the options before you sign.
Do I need a home inspection on a newer house?
I recommend one on every purchase. Newer homes can still have drainage, roofing, or installation problems, and the inspection period is your best chance to find them.
Keep reading
Buying your first home? Let's talk it through.
No pressure and nothing to sign on the first call. Just a straight conversation about your timeline, your budget, and the kind of home you want.