Buying a home is one of the biggest decisions you will make. Our job is to make each step plain: what happens next, what it costs, and where you have room to negotiate. Here is how a typical purchase runs in Southeastern Wisconsin.
1. Get pre-approved
A lender pre-approval tells you a realistic price range and shows sellers you are ready. It usually takes a day or two with pay stubs, W-2s, bank statements and a credit check. Use our mortgage calculator to see how price, rate and taxes shape your monthly payment.
2. Search and tour
Every active listing in Metro MLS appears on this site as soon as it goes live. Save a search by bookmarking the results page, and tell us which homes you want to see. We schedule the showings and point out what the photos do not show.
3. Write a strong offer
Wisconsin uses the state-approved WB-11 Residential Offer to Purchase. Together we set the price, earnest money, closing date and contingencies (financing, inspection, appraisal and sometimes the sale of your current home), using recent sales nearby to back up the number.
4. Inspection, appraisal and financing
- Home inspection, usually within 10–15 days of acceptance, with a chance to ask for repairs or credits.
- Appraisal ordered by your lender to confirm value.
- Final loan approval, homeowners insurance and title review.
5. Closing day
You will do a final walk-through, sign at the title company, and get the keys. Bring a photo ID and a cashier's check or wire for your closing funds (always confirm wiring instructions by phone with the title company).
First-time buyer basics
- Down payment help: WHEDA and some Milwaukee-area programs offer down payment assistance and lower-cost loans for eligible buyers.
- Earnest money: often 1–2% of the price, held in trust and credited at closing.
- Closing costs: plan on roughly 2–4% of the price for lender, title and prepaid costs.
- Buyer representation: you will sign a buyer agreement that spells out our services and how we are paid, before we tour homes together.