The buyer guide
Buy your home the confident way.
This guide walks you through the entire home-buying process the way Paul walks his clients through it: in order, in plain language, and without the sales pressure. Every section is written to print cleanly, so you can save it as a PDF and keep it beside you from the first lender call to the closing table.
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Use the button to print this page or save it as a PDF in your browser. The layout is tuned for paper: no menus, no ads, just the guide.
Eight steps to the keys
Buy it like Paul's clients buy it.
Each step builds on the last. Skipping the early ones is where buyers get bruised.
- 01
Get your finances ready
Meet with a lender before you look at anything. Know your pre-approval amount, your comfortable monthly payment, and the full cost of ownership beyond the price: taxes, insurance, HOA dues, and utilities.
- 02
Choose your market
Portland Metro and the Treasure Valley have different prices, paces, and personalities. Paul works both, so he can help you weigh commute, schools, climate, and lifestyle honestly.
- 03
Build your shortlist
Write down the three things you will not compromise on, then the stretch items. That filter protects you from falling in love with a home that fails the real test: livability.
- 04
Tour with a purpose
Use a simple comparison sheet for every property: condition, updates, storage, yard, light, and noise. Photos flatter; notes do not forget.
- 05
Make a confident offer
Paul structures offers around market data and your risk tolerance. Pre-approval in hand, you can move the day the right home appears.
- 06
Negotiate inspections and repairs
The inspection is your protection, not your enemy. Paul walks the report line by line and pushes for the repairs or credits that matter, not the ones that do not.
Why a home inspection matters, in plain language - 07
Keep financing on track
Appraisal, loan approval, and title work all move on their own clocks. Paul stays on top of every deadline so nothing quietly stalls.
- 08
Close and move in
Final walkthrough, keys, and the paperwork that makes it official. Paul is there to make sure the handover is exactly what you agreed to.
What happens at the closing table? Read the Title & Escrow guide
The cost worksheet
Every cost, on one page.
The price is only the beginning. These are the costs Paul reviews with every buyer before a single offer, with what is typical in Oregon and Idaho.
Figures are directional ranges to plan around, not quotes. Your lender provides exact numbers for your loan program. See the simple 28/36 breakdown on our mortgage calculator. Down payment assistance in both states is covered on the first-time buyer assistance page.
| Cost | Typical | Notes |
|---|---|---|
| Down payment | 3% to 20% depending on the loan program | VA can be 0%; some assistance programs help in both states |
| Closing costs | 2% to 5% of the purchase price | Loan fees, title, escrow, and prepaids |
| Property tax (example) | Oregon near 0.8% effective; Idaho near 0.5% | Idaho homeowner exemption lowers the bill further |
| Homeowners insurance | Often escrowed into the monthly payment | Flood insurance is separate and may apply near rivers, creeks, or canals |
| HOA dues | Varies widely; common in Meridian and newer subdivisions | Read the budget and reserve study before you offer |
| Maintenance reserve | A practical 1% of home value per year | New builds need less early; older homes need more |
Terms, translated
Lingo Paul demystifies every week.
Earnest money
The deposit you put down with your offer to show you are serious. It is credited toward your purchase and returned if the deal falls apart for allowed reasons.
Contingency
A condition that must be met for the deal to proceed, such as financing, appraisal, or inspection. It is your exit lane when something is wrong.
Pre-approval vs. pre-qualification
A pre-approval is verified by the lender and carries real weight with sellers. A pre-qualification is a lighter estimate. Get the pre-approval.
Closing costs
The one-time fees paid at closing: loan fees, title, escrow, and prepaid taxes. A good lender and broker show you this number before you ever write an offer.
Appraisal
An independent estimate of the property's value ordered by your lender. If it comes in low, the price and terms get renegotiated.
Escrow
The neutral third party that holds funds and documents while both sides complete their obligations. Not the same as an escrow account for taxes.
Read this before you shop
What should I know before buying in these areas?
The questions every buyer should be able to answer before writing an offer, with the Portland Metro and Treasure Valley answers right here.
What should I know before buying in Portland Metro?
Know the pace: more inventory and more negotiating room than in recent years, so you can be selective while still moving on the right home. Know the per-community differences: a Beaverton townhome, a Lake Oswego estate, and an Oregon City new build are three different searches. And know the details: floodplains along Johnson Creek and the rivers, HOA rules in newer subdivisions, and the schools that actually serve the address.
What should I know before buying in the Treasure Valley?
Know the speed: lean inventory in Boise proper, homes under contract in days, and a new-construction pipeline in Meridian, Kuna, and Star. Know the tax advantage, especially property tax, and pair it with the real income and sales tax math. And know water: on well, canal, and acreage properties, Idaho water rights must be verified before you offer.
How do I know what I can afford?
The pre-approval is the number, not the online calculator. A lender reviews your income, credit, and assets and commits to a figure, then Paul adds the full monthly picture: taxes, insurance, HOA dues, and maintenance, so the payment you approve is the payment you can live with.
How competitive will my offer need to be?
It depends on the market. Portland has cooled into more balanced territory. The Treasure Valley is faster: in Boise proper, homes can go under contract in days, so pre-approval and decisiveness decide who wins.
Do I need to see homes in person?
For the final selection, yes, most buyers do. But video walkthroughs and Paul's eyes on the ground narrow the list dramatically, which matters for relocating buyers and military families who may be touring from out of state.
Keep this guide for the whole process.
Print it today or save it as a PDF. You will use the worksheet at step one and the glossary at step six.
Ask before you act
Your buying questions, answered by Paul.
Whether you are at step one or step eight, send your questions along. You will hear back from Paul himself, usually within one business day.
- What can I actually afford, including the costs nobody mentions?
- Which neighborhoods fit my budget and my life?
- How do I write an offer that wins without overpaying?
- Am I better off waiting, or is now the right time for me?
Ready for step one?
A pre-approval conversation and a 20-minute market talk are the fastest ways to start moving with confidence.