Buy and Sell in North Idaho, Minus the Guesswork

Clear steps, real timelines, and neighborhood insight for Coeur d’Alene, Post Falls, Rathdrum, Hayden, Sandpoint, and the Silver Valley.
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Start with a simple plan

Most financed purchases close in 30–45 days; cash can be faster. Your out-of-pocket is your down payment + closing costs. Use the city guides below, then we’ll tailor an 8-step plan to you.

Your 8-step buying plan

  1. Pre-approval & plan (1–3 days) — confirm budget, loan type, and must-haves.
  2. Tour & shortlist — see a mix of older/newer homes to calibrate.
  3. Offer & negotiation (1–3 days) — price, terms, credits, timelines.
  4. Mutual acceptance & open escrow — earnest money in, disclosures ordered.
  5. Inspections & due diligence (7–10 days) — general + sewer scope; well/septic where needed; request repairs/credits.
  6. Appraisal & underwriting (~2–3 weeks for financed) — lender conditions cleared.
  7. Final approval & signing (1–2 days) — receive Closing Disclosure, sign loan/title docs.
  8. Recording & keys (same/next business day) — ownership transfers; move-in!

Tip: around holidays or winter weather, order appraisal early and add a few buffer days.

Next Steps

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Related Guides

Coeur d'Alene

Neighborhoods • Costs • Timeline • FAQs

Read Guide

Post Falls

Neighborhoods • Costs • Timeline • FAQs

Read Guide

Hayden

Neighborhoods • Costs • Timeline • FAQs

Read Guide

Frequently Asked Questions

How long does buying usually take?

~30–45 days for financed; cash can be faster.

What should I budget besides my down payment?

Lender/title fees, appraisal, recording, prepaids (taxes/insurance); optional inspections vary.

Do I need special inspections for older homes or acreage?

Older areas: add sewer scope; acreage: well/septic; radon/pest as needed.

Can I get seller credits or a rate buydown?

Often, depending on leverage; we structure offers to balance price, concessions, and appraisal.

Do you work with VA/FHA buyers and relocations?

Yes, I work with FHA, VA, USDA, first time home buyers, relocating home buyers, cash, seller finance and more!