1. Set the financial guardrails
- Choose a monthly housing budget that works for your household.
- Talk with lenders and compare loan structure, rate, fees and cash-to-close—not just the headline rate.
- Decide how much liquidity you want left after the purchase.
- Document the source of down-payment funds early, especially if gifts or transfers are involved.
2. Choose representation and search criteria
Define your must-haves, nice-to-haves and dealbreakers before the search gets emotional. For Bend buyers, that may include neighborhood, school considerations, HOA preferences, yard size, busy-road exposure, wildfire concerns, home age and tolerance for repairs.
In Oregon, buyer representation agreements are part of the current landscape for buyers working with real estate brokers. Understand the agreement before signing it.
3. Tour homes like a future owner
Look past staging. Notice drainage, rooflines, exterior siding, gutters, retaining walls, decks, crawlspace access, mechanical systems, windows, visible repairs and how water would move around the property.
Keep a repeatable note format for every house so you can compare objectively after several showings.
4. Make the offer with the investigation phase in mind
Price matters, but so do contingencies, closing timing, included property, seller credits and how much time you have to investigate the house. Your agent and lender should help you understand how the terms interact with your specific transaction.
5. Inspect, research and obtain specialist opinions
Schedule the general inspection quickly. Read the report in full, then separate findings into safety, water/moisture, structure, major systems, near-term capital expenses and cosmetic items.
Research permits and property records when they are relevant. Ask for specialist estimates when a finding could materially affect your decision or negotiation.
6. Finalize financing, insurance and title work
Your lender continues underwriting while title/escrow work proceeds. Obtain homeowners insurance early enough that property-specific underwriting questions do not become a last-minute surprise.
Review documents rather than treating them as administrative paperwork. Ask questions about title exceptions, HOA obligations, loan terms and any change from what you expected.
7. Walk through and close
The final walkthrough is not a second full inspection. It is your chance to confirm the property's condition, agreed repairs and included items before closing.
After closing, save the transaction documents, establish your maintenance schedule and handle immediate safety or water-management work first.
Common questions
How long does buying a home take?
It varies with financing, contract terms, inspections and the property. Focus less on a universal timeline and more on meeting every deadline in your own contract.
What is the most important stage?
Due diligence is one of the highest-leverage stages because it is when you turn a listing and seller documents into a clearer understanding of the property.
Official sources & further research
For rules, licensing and local programs, use the current primary source before making a decision.