Buying a Home in Lancaster County

Before looking at homes seriously, it helps to have a clear picture of the whole cost of ownership — not just a purchase price. Most buyers find it useful to understand:

• A comfortable monthly housing payment
• Available down payment
• Estimated closing costs
• Property taxes
• Homeowners insurance
• HOA or community fees when applicable
• Money needed for inspections and other transaction expenses
• Cash reserves remaining after closing

A lender may approve you for more than you personally want to spend. The approval number and the comfortable number are two different things, and the comfortable number is the one worth planning around.

Before moving deeply into the home search, I sit down with buyers to understand:

• Your goals
• Your timeline
• Financing
• Preferred locations
• Property needs
• Priorities
• Concerns
• How buyer representation works

Pennsylvania real estate transactions involve agency and representation documents. I review these with you so you understand the relationship, the responsibilities on both sides and how compensation works before moving forward.

Décor, staging and countertops are the easiest things to notice and the easiest things to change. A tour is more useful when you look past the first impression at the parts of the house that are expensive or difficult to alter. While you’re there, notice:

• Location and surroundings
• Traffic and noise
• The lot
• Layout
• Natural light
• Overall condition
• Age of major systems
• Signs of deferred maintenance
• Water and moisture
• Roof and exterior
• Electrical systems
• Heating and cooling
• Windows
• Basement or crawlspace
• Well and septic when applicable
• Renovations or additions
• Property disclosures
• Potential future improvements
• Features that could affect future resale

Once an offer is accepted, it helps to set the excitement aside for a little while. The inspection period is your opportunity to learn more about the home’s condition and understand what you are actually purchasing — beyond how it looked on the tour.

Cosmetic appeal is not condition. Paint, flooring and finishes are visible; the systems that cost the most to repair usually are not. Depending on the property and the terms of the agreement, buyers may consider inspections or investigations involving:

• Structural components
• Roof
• Electrical
• Plumbing
• Heating and cooling
• Foundation and basement
• Water intrusion
• Windows and exterior
• Safety concerns
• Radon
• Wood-destroying insects
• Well, water and septic where applicable
• Additional specialty inspections when warranted
• Property disclosures
• Municipal or zoning information when relevant

Not every property requires every inspection, and buyers choose which inspections and contingencies they want after discussing the options. It’s also worth knowing that a general home inspection is a limited, visual review at a point in time — it does not guarantee the condition of a property or predict future problems.

The purpose of due diligence isn’t to find a perfect house. It’s to understand the house you’re buying.

The final preparation period generally includes:

• Final loan approval
• Reviewing settlement information
• Confirming funds needed for closing
• Arranging utilities
• Homeowners insurance in place
• Completing remaining transaction requirements
• Scheduling the final walkthrough

• Signing settlement documents
• Completing required funds and payment
• Finalizing the transaction
• Transfer of ownership
• Receiving keys according to the terms of the transaction

And then the house becomes home.

Moving & settling into Lancaster

Buying the house is one thing; living here is another. These help with the practical pieces of arriving and getting settled.