Find Your North Idaho Home
Your next home is out there. We’ll help you find it.
Supporting Every Kind of Home Journey
First-Time Buyers
A home is likely the largest purchase you'll ever make! It can feel overwhelming, but you're not alone. We walk you through every step and give you the guidance you need to feel confident in your decision.
New to the Area
Welcome to North Idaho! We’ll help you get the lay of the land, understand the market, and find the right home for your lifestyle. Plus, we’re happy to share local tips on the best places to eat, shop, and explore.
Right-Sizing & Life Transitions
Whether you’re downsizing, upsizing, or simply moving into a home that fits your current stage of life, we’re here to help. We’ll walk you through your options and make sure your next move feels smart.
Investors & Fix n' Flippers
Whether you’re hunting for rental properties or flips, we’ll help you spot solid deals and navigate the local market with real numbers and real strategies.
Frequently Asked Questions (FAQ)
Is now a good time to buy in North Idaho?
Some market conditions favor buyers, while others favor sellers. We’ll give you honest, up-to-date market data and insights so you can decide if it’s the right time for you.
How competitive is the housing market here, and how do I make a strong offer?
The North Idaho real estate market can be competitive, depending on location and price range. We’ll advise on offer strategies, contingencies, and how to stand out without overpaying.
Well-priced listings can go under contract (have a mutually accepted offer) within days or even hours. We’ll use live market data to help you understand what to expect and how to be ready.
What are the steps to buying a house?
First, we can discuss your goals and connect you with a lender to get pre-approved (if you're financing). Then, shop for homes, make an offer, negotiate, do inspections, finalize financing, and close. We’ll guide you through each step.
How long does it take to buy a house once I make an offer?
Typically 30-45 days from offer to closing. Cash deals can close faster. We’ll keep things moving and on track.
How much do I need for a down payment?
It depends on your loan type—some programs allow as little as 0%, while others require 3-5% or more. We can help connect you with a reputable local lender.
What are typical closing costs for buyers?
It varies. It's usually safe to plan on closing costs being roughly 2-3% of the purchase price, though it could be more or less. This covers things like lender fees, title insurance, inspection, escrow services, recording fees, and prepaid items like property taxes and homeowners insurance. We’ll help you add it up so there aren't any surprises on closing day.
What’s earnest money, and do I get it back?
Earnest money (usually 1-2%) shows you’re serious. It applies to your closing costs. If the deal falls through for a valid reason (inspection, financing), you typically get it back. In some situations, it may be nonrefundable.
Do I need to get pre-approved before looking at homes?
Yes. Pre-approval shows you’re serious and tells you exactly what you can afford. It also makes your offer stronger when you find “the one.”
What’s the difference between being “pre-qualified” and “pre-approved”?
Pre-qualification is a rough estimate with no lender verification. Sellers don't really take them seriously. Pre-approval is verified by the lender and carries more weight with sellers. Aim for pre-approval.
What kind of credit score do I need to buy a home?
Most lenders want a score of 620+, but FHA loans may allow as low as 580. The higher your score, the better your rate and options.
Are there special loans or programs for first-time buyers?
Yes—FHA, VA, USDA, and Idaho Housing offer programs with lower down payments or assistance. We’ll connect you with lenders who can qualify you.
What should I know about property taxes and cost of living in North Idaho?
Property taxes are relatively low compared to many states, but it varies by county. Idaho also offers a homeowner's exemption for owner-occupied homes, which reduces the taxable value. We’ll walk you through it.
What should I look for during home tours and showings?
Beyond aesthetics, watch for roof age, windows, HVAC, foundation cracks, water stains, and general maintenance. We’ll help point out what matters.
Will you help me negotiate offers?
Absolutely. We’ll negotiate on your behalf to get you the best price and terms, ensuring your interests are protected every step of the way.
I’m selling my current home and buying—can you help with both?
Absolutely. We can help coordinate the timing so you’re not juggling two moves (unless you want to).