Frequently Asked Questions

Most purchases follow the same path:

1. Talk with a local lender to see what you're comfortable spending and get pre-approved.
2. Choose your agent. In Idaho you'll receive the state's Agency Disclosure Brochure, and you become a represented client by signing a written representation agreement with a brokerage.
3. Tour homes and narrow down what fits your life and budget.
4. Make an offer. Your purchase agreement sets the price, your earnest money and the deadlines for inspections, appraisal, financing and closing.
5. Inspections and appraisal happen during the contract period.
6. Review your Closing Disclosure, which your lender must provide at least three business days before closing.
7. Close and get your keys.

We walk with you through every step, and we're still here after you move in.

Sources: CFPB, Buying a House (Owning a Home); CFPB, Prequalification vs. preapproval letter; Idaho Real Estate Commission (DOPL), Agency Disclosure Brochure, eff. July 1 2025 (PDF); Idaho Code 54-2085, Agency disclosure brochure and representation confirmation; CFPB, Schedule a home inspection; CFPB, What are appraisals and why do I need to look at them?; CFPB, What is a Closing Disclosure?

Yes. Idaho Housing and Finance Association (Idaho Housing) offers down payment and closing cost assistance through its partner lenders, and it's available to all eligible Idaho homebuyers, not just first-time homebuyers. Idaho Housing also runs Finally Home!, a homebuyer education course. Idaho Housing's down payment assistance requires a homebuyer education course, and so do most other assistance programs and some loans.

How much you need for a down payment depends on your loan, and a local lender can show you the options side by side, including how each one changes your monthly payment.

Eligibility rules and limits change, so check Idaho Housing's down payment assistance page and ask your lender which programs fit you.

Sources: Idaho Housing and Finance Association, Down Payment Assistance; Idaho Housing and Finance Association, Homebuyer Education; Finally Home! (Idaho Housing) FAQ

A pre-approval is a letter from a lender saying they're generally willing to lend you up to a certain amount, based on a review of your finances. It isn't a guaranteed loan offer, and lenders use the words "prequalification" and "pre-approval" differently, so ask what the lender actually verified.

Getting pre-approved before you start touring helps you shop with confidence, shows sellers you're ready, and can surface credit questions early enough to fix them. The CFPB suggests comparing more than one lender.

We can connect you with a trusted local East Idaho lender, and you're free to choose any lender you like.

Sources: CFPB, Prequalification vs. preapproval letter; CFPB, Shopping for a mortgage (PDF)

Beyond your down payment, buyers usually pay some upfront costs at closing. The CFPB groups them like this:

• Lender charges, such as origination, application, underwriting or processing fees, plus any points you choose to pay.
• Third-party services a loan requires, such as the appraisal and title insurance. You can shop for some of these.
• Government fees, such as recording fees.

You'll also want to budget for a home inspection and for prepaid items like homeowners insurance and property taxes. Your Loan Estimate, which lenders must send within three business days of your application, lists your expected costs. Who pays which costs can also be negotiated in the purchase agreement.

Sources: CFPB, What costs come with taking out a mortgage?; CFPB, Schedule a home inspection; CFPB, TILA-RESPA Integrated Disclosure FAQs

They answer two different questions. A home inspection looks at the home's condition, like the roof, foundation, plumbing, electrical and heating, and you choose and hire the inspector. An appraisal is an independent estimate of the home's value that your lender usually requires before it will lend.

An appraisal doesn't replace an inspection.

Idaho doesn't license home inspectors, so ask about their training, experience and any professional certifications.

We encourage every buyer to get their own inspection.

Sources: CFPB, Schedule a home inspection; CFPB, What are appraisals and why do I need to look at them?; HUD, For Your Protection: Get a Home Inspection (PDF); Idaho DOPL, Real Estate Commission enforcement (does not regulate home inspectors); Idaho DOPL, Is My Profession Licensed?

Idaho doesn't require title insurance by law, but your lender may require a lender's policy to protect its loan. A separate owner's policy protects you against covered title problems from before you bought the home, such as an undisclosed lien, an unrecorded easement or a forged document.

The Idaho Department of Insurance explains both policies, and who pays for each is set in your purchase agreement.

Sources: Idaho Department of Insurance, Title Insurance; CFPB, What is owner's title insurance?

In Idaho, an agent gives you the state's Agency Disclosure Brochure at your first substantial business contact. It explains the difference between being a "customer" and a "client." You become a represented client only by signing a written representation agreement with a brokerage. That agreement must state when it starts and ends, any financial obligations you have, and how any fee or commission will be paid.

Before you tour homes with an agent, in person or virtually, you'll usually be asked to sign a written buyer agreement. You don't need one to visit an open house on your own.

We'll go over it together in plain English before you sign anything, so you know exactly how we'll work for you.

Sources: Idaho Code 54-2085, Agency disclosure brochure and representation confirmation; Idaho Real Estate Commission (DOPL), Agency Disclosure Brochure, eff. July 1 2025 (PDF); Idaho Code 54-2050, Brokerage representation agreements; NAR, Consumer Guide: Written Buyer Agreements

Every purchase moves at its own pace. Getting pre-approved can happen early, and the home search takes as long as it takes to find the right fit. Once you're under contract, the deadlines in your purchase agreement for inspections, appraisal, financing and closing set the timeline.

If you're using a mortgage, two federal timing rules help: your lender must send a Loan Estimate within three business days of your application, and you must receive your Closing Disclosure at least three business days before closing.

We'll keep you posted on every date along the way.

Sources: CFPB, TILA-RESPA Integrated Disclosure FAQs; CFPB, What is a Closing Disclosure?

Yes. We'd love to help you find and buy an investment property in East Idaho, from finding the right property to writing the offer and getting to closing. We don't help find, lease or manage rentals, but we're glad to help you buy a property to rent out.

Here's how it usually goes:

1. Talk through your goals and timing, and get a home value estimate.
2. Sign a listing agreement that spells out how we'll work together, its start and end dates, your price and terms, and all fees or commissions.
3. Prepare the home with any repairs, cleaning, photos and showing plans.
4. Complete Idaho's seller property disclosure form.
5. Go live, show the home and review offers together.
6. Work through the buyer's inspection and appraisal, then close.

How long it takes depends on your home, your price and the season. We'll give you an honest picture up front and keep you updated the whole way.

Sources: Idaho Code 54-2050, Brokerage representation agreements; Idaho Code 55-2504, Property condition disclosure required; CFPB, Schedule a home inspection; CFPB, What are appraisals and why do I need to look at them?

Seller costs usually include agent compensation, which is agreed on in writing in your listing agreement, plus closing-related costs like title and escrow fees, any recording fees, and paying off your current mortgage.

Some sellers also agree to cover part of a buyer's costs or repairs as part of a negotiated offer. Who pays what is set in the purchase agreement.

We'll walk you through a seller net estimate so you can see what to expect before you list.

Sources: Idaho Code 54-2050, Brokerage representation agreements; Idaho Department of Insurance, Title Insurance; CFPB, What costs come with taking out a mortgage?

Idaho's Property Condition Disclosure Act requires most sellers of homes with one to four units to complete a property disclosure form. It covers what you actually know about the home, such as the water supply, sewer or septic system, roof, foundation, any known hazardous materials and any title issues. Some transfers, like certain estate sales, are exempt.

The form isn't a warranty and doesn't replace the buyer's inspection.

If you're not sure how to answer something, we'll help you find the right person to ask.

Sources: Idaho Code 55-2504, Property condition disclosure required; Idaho Code 55-2508, Seller property disclosure form; Idaho Code 55-2505, Exemptions

Online estimates are a fine starting point, but they can't see your updates, your lot or what's selling on your street.

A local comparative market analysis (CMA) from an agent looks at recent nearby sales. A CMA is our opinion of market value, not an appraisal or a guaranteed price. If your buyer uses a loan, the lender will order an independent appraisal.

You can request a free home value estimate from Ali and Josh, and we'll follow up with a no-pressure conversation if you'd like one.

Sources: CFPB, What are appraisals and why do I need to look at them?

East Idaho has room to breathe and plenty to do all year: skiing and snowmobiling in the winter, hiking, fishing and off-road trails in the summer, river walks, local restaurants and community events in towns from Idaho Falls and Rigby to Rexburg, Blackfoot and beyond.

Our blog has local guides to seasonal things to do and upcoming events, with links so you can check dates and details. If you're moving from out of the area, our virtual home buying page explains how we can help from a distance.

School boundaries can change and don't necessarily follow city lines, so the most reliable source is the school district itself. Check the district's official boundary map or call the district office with the home's address. In the Idaho Falls area, for example, that's Idaho Falls School District 91 or Bonneville Joint School District 93.

We're happy to help you find the right district contact for any home you're considering.

Sources: Idaho Falls School District 91; Bonneville Joint School District 93, Boundary Maps

Yes. If you own and live in a home as your primary residence, you may qualify for Idaho's homeowner's exemption on the home and up to one acre of land. You apply through your county assessor's office. Idaho also has other relief programs, like property tax reduction for qualifying homeowners, with their own yearly deadlines.

The Idaho State Tax Commission's homeowners guide explains each program, and your county assessor can confirm the details for your home.

Sources: Idaho State Tax Commission, Homeowners Guide; Idaho State Tax Commission, Property Tax Homeowner's Exemption