Buyer & Seller Questions, Answered

Less than most people think. A conventional loan can start at 3% down for qualified first-time buyers, and an FHA loan starts at 3.5% down. On a $400,000 home, that's $12,000–$14,000 — not the 20% ($80,000) a lot of people assume they need. Your lender confirms exactly what you qualify for, and there are Minnesota programs that can help with the down payment itself (see the first-time buyer question below).

Your next step: Talk to a lender before you fall in love with a house — a quick pre-approval tells you your real number. Want an introduction to a local lender I trust? Book a call with Allison.

Plan on roughly 2–5% of the purchase price, on top of your down payment. That covers your lender's fees, title work, the appraisal, and prepaid items like homeowners insurance and property taxes. Minnesota also charges a small state deed tax when the deed transfers. Your lender gives you a Loan Estimate that spells out every dollar before you commit — nothing should surprise you at the closing table.

Your next step: If you have a price in mind, I can walk you through what the full monthly number looks like — mortgage, taxes, insurance, and all. Book a call with Allison.

Yes — before you tour anything seriously. A pre-approval tells you what you can actually afford, locks in your budget, and makes your offer far stronger when you find the one. Sellers take pre-approved buyers seriously; without it, your offer can get passed over even if it's the highest. Pre-approval is not the same as pre-qualification — pre-approval means a lender has actually reviewed your finances.

Your next step: If you don't have a lender yet, I can connect you with one I trust, and we'll get your home search set up the same week. Book a call with Allison.

Absolutely — and winter buyers often have an advantage. Fewer homes are listed, but the buyers who are out are serious, and there's less competition for the good ones. A winter showing also tells you things a summer showing can't: how the furnace really runs, whether the driveway ices over, and how the home holds heat. Snow hides the yard, not the house — and I help you look past the season to the home itself.

Your next step: If you're thinking about a winter move, let's talk timing — a short call now can save you months later. Book a call with Allison. See also the Winter Home Prep Guide.

Earnest money is a good-faith deposit you put down with your offer to show the seller you're serious. It goes toward your down payment or closing costs at closing — it's not an extra fee. In the Twin Cities it's often around 1% of the purchase price, but the amount is part of your offer strategy and varies by home and situation. If the deal falls through for a reason your contract protects — like an inspection or financing issue — you typically get it back.

Your next step: Every offer is different, so let's talk through what makes yours strong before you write it. Book a call with Allison.

Yes. Minnesota Housing (the state's housing finance agency) offers down-payment and closing-cost assistance for first-time buyers who qualify, and some cities have their own programs too. These programs change, and each has its own income and purchase-price limits — so the right move is to check what you qualify for before you assume you can't afford to buy.

Your next step: Tell me your timeline and budget, and I'll point you to the programs worth checking and a lender who knows them well. Book a call with Allison. Start with the Free Home Buyer's Guide.

A computer estimate is a starting point, not an answer. Your home's real value comes from a comp-by-comp review: what similar homes near you actually sold for, in what condition, and how recently — plus what buyers are paying right now. I do that review personally, for free, and I show you the comps so you can see the number for yourself.

Your next step: Ask me for your complimentary valuation — a real number, not a website guess. Book a call with Allison.

Price it where the buyers are, not where you hope they are. A home priced right from day one gets the most showings, the most urgency, and often the strongest offers — sometimes over asking. A home priced too high sits, gets stale, and usually sells for less after a price cut than it would have at the right price to begin with. Pricing is part data, part strategy, and it's the single biggest lever on your final number.

Your next step: Let's look at your comps together and set a price with a plan behind it. Book a call with Allison. More in the Free Home Seller's Guide.

It depends on your home and your timeline — but don't assume spring is automatically better. Winter brings fewer listings, which means less competition for yours, and winter buyers tend to be serious and ready to move. A well-presented winter listing can stand out in a way it never would in the spring flood. That said, if your home shows best with a green yard and a patio, spring may be worth the wait. The right answer is specific to your house.

Your next step: Tell me about your home and your timeline, and I'll give you an honest read on your best window. Book a call with Allison. See also the Winter Home Prep Guide.

Start with what buyers see first: the front door, the entry, and the main living spaces. Fresh paint in a light neutral, a deep clean, and clearing out the extra furniture usually matter more than a big remodel — and most big projects don't pay themselves back at sale. I walk through your home with you and make a short, honest list: what to do, what to skip, and what to leave alone.

Your next step: A walk-through costs you nothing and saves you from spending on the wrong things. Book a call with Allison.

It varies a lot by price, condition, and season — well-priced homes in good condition can go pending in days, while others take weeks. What matters more than the average is your home's story: the right price, great photos, and a launch that reaches buyers on day one. I track current market timing for your area and price range so you go in with a realistic expectation, not a guess.

Your next step: Ask me what timing looks like right now for homes like yours. Book a call with Allison.

Closing is the finish line. You sign the final paperwork, the buyer's funds transfer, the deed records, and you hand over the keys. In Minnesota, closings usually happen at a title company, and your agent, the title team, and (if you have one) your attorney make sure every document is right before you sign. Most sellers are done in about an hour. I'll be there with you, and I'll walk you through every page before you sign it.

Your next step: If you're thinking about selling, the best first step is a conversation — no pressure, just a plan. Book a call with Allison.