First Time Home Buyers Guide

Do you know what you can afford? Before you start looking at properties, here’s how to prepare:

• Check Your Credit — We have local lenders readily available who can help you understand your credit situation and what you need to qualify. Most programs require 620+ for conventional loans, though FHA accepts 580+.
• Save for Down Payment & Closing Costs — Typically 3–5% down payment (or less with WHEDA) plus 2–3% for closing costs. Many Northern Wisconsin buyers use WHEDA or USDA programs that require little to no down payment — we’ll walk you through your options.
• Get Preapproved (Not Just Prequalified) — A preapproval letter from a lender shows sellers you’re a serious buyer. We work with trusted local lenders who understand Northern Wisconsin properties.

Before we start touring homes, let’s talk about your needs, wants, and deal-breakers:

• Location — Ashland County, Bayfield County, or Douglas County? City limits or rural property with acreage? We know every neighborhood.
• Property Type — Single-family home, duplex, cabin, fixer-upper, or turnkey ready?
• Must-Haves vs Nice-to-Haves — 3 bedrooms? Garage? Basement? Lake view? Let’s prioritize what matters most.
• Budget Reality Check — What does your preapproval cover, and what can you realistically afford monthly?

We’ll help you build a realistic list and focus your search on properties that check the right boxes.

Now you start seeing homes in person and imagining your future there. Here’s what to expect:

• We’ll Set Up Showings Fast — When you see a listing you like, we schedule a showing within 24–48 hours.
• We Help You Know What Questions to Ask — Foundation concerns? Roof age? Septic system? We’ve been doing this for years and can guide you on what to look for.
• No Pressure — Tour as many homes as you need. When you find the right one, the Vision is clear.

You found the one! Now it’s time to make a competitive offer that protects your interests:

• Offer Price — Based on comparable sales, market conditions, and property condition. We’ll help you offer competitively without overpaying.
• Earnest Money — Typically 1–3% of purchase price, deposited with the title company to show you’re serious.
• Contingencies — We’ll build in protections like home inspection, financing approval, and appraisal contingencies.
• Closing Date — We’ll work with you to set a timeline that gives you enough time to complete inspections, finalize financing, and plan your move.

Be prepared for counteroffers or competing offers — we’ll guide you through negotiations to get the best deal possible.

Congratulations — your offer was accepted! We’ll provide you with a Buyer’s Accepted Offer Summary that walks you through the timeline and next steps:

• Submit Earnest Money — Your earnest money deposit needs to be delivered to the title company within 1–3 days. We will help you with this process.
• Finalize Financing — We’ll stay in close contact with your lender as they order the appraisal, verify your employment, and finalize your loan approval. Do not make any major financial changes during this time.
• Schedule Home Inspection — We’ll work with you to schedule a licensed home inspector within 7–10 days. We attend the inspection with you.
• Shop for Homeowners Insurance — You’ll need proof of insurance before closing. We can recommend local agents who know Northern Wisconsin properties.

We’ll guide you through the inspection period:

• Home Inspection — A professional examines the roof, foundation, electrical, plumbing, HVAC, and more. Typical cost: $300–$500 in Northern Wisconsin.
• Review Inspection Report — We’ll walk through every finding with you — what’s serious, what’s normal wear and tear, and what needs to be addressed.
• Request Repairs or Credits — If significant issues are found, we’ll negotiate with the seller on your behalf.
• Additional Testing — We may recommend radon testing, well water analysis, septic inspection, or lead paint testing depending on the property. We’ll coordinate these for you.

Your inspection contingency is designed to protect you. We’ll walk you through your options if issues arise.

You’re almost there! We’ll work with the title company to coordinate the final steps:

• Review Closing Disclosure — Your lender sends this 3 days before closing. We’ll review it with you line by line.
• Final Walk-Through — 24–48 hours before closing, we’ll tour the property one last time to confirm agreed-upon repairs were completed.
• Bring Valid ID — You’ll need a government-issued photo ID at the closing table.

Closing day is here! You’ll meet at the title company to sign paperwork and get your keys:

• Sign Loan Documents — You’ll sign your mortgage note, deed of trust, and various disclosures. Plan for 1–2 hours.
• Receive Your Keys — Once all documents are signed and funds are disbursed, the property is yours!
• We’ll Be There — Your Visions First Realty agent will attend closing with you to answer any last-minute questions.

And we’re still here after closing. Need a contractor recommendation? Question about your property? We pick up the phone — even years later. Our relationship doesn’t end at the closing table.