DENVER HOME BUYER’S GUIDE

How to buy a home in Denver, in 10 steps

This is the same guide I walk my buyers through, from hiring an agent to getting your keys. Each step has its own page with the numbers, the Colorado-specific rules and the mistakes I see most often.

Start with step 1 Get the printed guide

Buying a home is the largest purchase most people ever make, and the process is full of deadlines, documents and decisions that can’t be undone once the clock starts. I spent ten years as a financial advisor before I became a Realtor in 2015, so I approach it the way I approached a client’s portfolio. We look at the numbers first, we talk through the tradeoffs, and I tell you when something doesn’t make sense.

Most of my buyers close four to six weeks after their offer is accepted. The search before that can take a weekend or a year. Here is how the whole thing fits together.

Tree-lined street of homes in Congress Park, Denver

Congress Park, Washington Park and Potter Highlands. Photos by Marla Doughty.

The 10 steps to buying a Denver home

Steps 1 through 5 happen before you’re under contract. Steps 6 through 10 happen in the four to six weeks between an accepted offer and closing.

BEFORE YOU’RE UNDER CONTRACT

STEP 1Choose your buyer’s agentThe questions to ask when you interview agents, how buyer agreements work in Colorado and who pays the agent. STEP 2Prepare your financesHow much house you can afford, how to protect your credit and the cash you’ll need beyond the down payment. STEP 3Get pre-approvedLoan programs side by side, what income counts and the documents your lender will ask for. STEP 4Start home shoppingYour custom search, open houses, touring etiquette and what to know before you walk into a builder’s model home. STEP 5Make an offerWhat makes an offer strong, how counter-offers work and how to hold title in Colorado.

UNDER CONTRACT TO CLOSING

STEP 6Order an inspectionWhat gets inspected, when a sewer scope and radon test make sense, and why you should be there at the end. STEP 7Negotiate inspection itemsRepairs or a credit, what’s worth asking for and when to walk away. STEP 8Appraisal, title and insuranceThe four ways an appraisal can come in, your options if it’s low, and the title and insurance work happening at the same time. STEP 9Schedule your moveA week-by-week countdown from signed contract to moving day. STEP 10Closing dayYour closing disclosure, the final walkthrough, what to bring and how to protect your wire.

Before you start: the numbers I’ll ask you about

Every buyer conversation I have starts in the same place. What monthly payment are you comfortable with, how much cash do you have, and how much of it do you want left over after closing? Here are the Denver-area figures to plan around.

3%–20%

Typical down payment, depending on the loan program

About 1%

Earnest money most Denver-area sellers ask for, based on list price (often more for luxury homes)

2%–5%

Buyer closing costs, some of which the seller may cover

4–6 weeks

Typical time from accepted offer to closing

Step 2 breaks these down in detail. If you want to know how long the search itself tends to take, I wrote about how long it takes to buy a home in Denver.

Who pays the buyer’s agent now?

This changed in August 2024, and it’s the question I get asked most. The short version: you and I agree on my fee in writing before we start working together. In many Denver sales, the seller still pays some or all of it. If the seller’s offer doesn’t cover the full amount, the difference is yours to pay, and we can often negotiate it into your offer.

I don’t get paid until you close. And before you write an offer on any home, I show you your cash to close with my fee included, based on what that seller is offering. No surprises at the closing table.

How buyer agreements work in Colorado

More resources for Denver buyers

Find your Denver neighborhood with guides to more than 70 Denver neighborhoods and 36 metro suburbs
Denver new construction directory, with incentives, metro district costs and builder contacts
A buyer’s guide to home inspections in Denver
Denver metro schools: a buyer’s resource guide
How to choose a mortgage lender in Denver
Search Denver metro homes for sale

What my buyers say

“My husband and I have no hesitation in recommending Marla! We were relocating from out of state and, as such, Marla had to be our eyes and ears in the Denver market. She took our wants and needs to heart and found us our dream home, a home we bought sight unseen putting our full faith and trust in Marla, and we could not be happier.”

Jen M.

“Marla stuck with us for a long while since we decided to buy during the current crazy market. She was very knowledgeable and patient with us especially with explaining the process since it was our first time buying. She was there every step of the way and I couldn’t have asked for a better agent or experience.”

Chris R.

“Fantastic negotiator, communicator and closer! She was great at communicating with us as she answered questions at any time. She is knowledgeable and gave great guidance through the process. She negotiated with the sellers in a tough market and got us under contract (and under asking!)”

Kaila L.

Marla Doughty, Compass broker, in a Denver home

Every purchase helps a Denver woman buy a home

A percentage of my commission from every transaction goes to the Shared Power Initiative by Project I See You, a Denver nonprofit that gives local women $10,000 grants toward buying a home or starting a business.

I’m a fundraising team captain there, and my goal is to fund at least one full grant every year. When you buy with me, you’re part of that.

Get the printed buyer’s guide

My full home buyer’s guide is a printed magazine with everything on these pages and more. I’ll mail you a copy for free, or hand it to you in person over coffee. If you’re ready to talk about your own search, tell me a little about it and I’ll follow up personally.

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Frequently asked questions

What is the first step to buying a home in Denver?

Talk to an agent and a lender before you start touring. Many Denver sellers want to see a pre-approval letter or proof of funds before they’ll allow a showing, and knowing your real budget keeps you from falling for a home you can’t buy.

How much cash do I need to buy a home in Denver?

Plan for your down payment (3% to 20% of the price, depending on the loan), closing costs of 2% to 5% and an inspection. You’ll also put down earnest money when your offer is accepted, usually about 1% of the list price and often more for luxury homes. It’s credited toward your cash to close, so it isn’t an extra cost. I also want you to keep a cushion after closing for repairs and moving. Step 2 walks through each one.

How long does it take to close on a house in Colorado?

Usually four to six weeks from an accepted offer when you’re using a loan. Cash purchases can close faster. New construction depends on the build and can take six to twelve months.

Do I have to sign an agreement with a buyer’s agent in Colorado?

To have an agent represent you as your buyer’s agent, yes, it has to be in writing. Realtors are also required under the 2024 national settlement rules to have a written agreement with you before touring homes together. The fee in that agreement is negotiable and isn’t set by law. Step 1 explains what’s in mine.

Let’s talk about your search

A 20-minute call is usually enough for me to tell you what your budget buys in the neighborhoods you like and what I’d do first.

Book a call 720.454.5432

This guide is general education, not legal, tax or lending advice. Loan program rules, fees and market conditions change. Talk with your lender, attorney or tax professional about your own situation. Last reviewed September 2026.

Marla Doughty
Broker Associate, Compass
720.454.5432 · marla.doughty@compass.com · calendly.com/marlamdoughty