Buying a home · Delaware
Find the right home, and feel good about every step to get there.
Buying a home is a big deal, and it should feel exciting, not overwhelming. I’ll help you figure out your budget, find the town that fits your life and walk you through every step from first showing to settlement day.
How buying works, step by step
Most purchases take about 30 to 60 days from accepted offer to keys.
- Let’s talk about your goals
We’ll go over what you want, where you want to be, your timeline and what matters most, whether that’s schools, a short commute or being near the beach.
You’ll leave with a clear plan, even if you’re not ready to buy yet. - Get pre-approved
A lender reviews your finances and tells you how much you can borrow. This sets your budget and shows sellers you’re serious.
I can connect you with trusted local lenders, including ones who know Delaware’s first-time buyer programs. - Find your home
I’ll set you up with listing alerts so you see new homes the moment they hit the market, and we’ll tour the ones you love.
In busy price ranges, the best homes can go fast. Alerts help you see them first. - Make a strong offer
I’ll pull recent sales to help you decide on price and terms, then negotiate on your behalf.
Price matters, but so do terms like your settlement date and contingencies. - Inspections and appraisal
A home inspection checks the home’s condition, and your lender orders an appraisal to confirm its value. We’ll negotiate repairs or credits if anything comes up.
Never skip the inspection. It’s the best money you’ll spend. - Settlement day
In Delaware, a real estate attorney conducts settlement. You’ll sign the final documents, the funds transfer and you get the keys.
Do a final walk-through right before settlement to make sure everything is as agreed.
Good to know about buying in Delaware
A few things that are different here, in a good way.
Delaware charges a transfer tax when a home sells, typically 4% of the price in most areas (state plus local), and it's usually split between buyer and seller. Budget for your share alongside your down payment.
Qualifying first-time buyers may pay less in state transfer tax. See if you qualify.
DSHA offers mortgage and down payment assistance programs for eligible buyers. Explore DSHA programs.
City and suburbs up north, small towns in the middle and beaches down south. Compare the counties to see which fits you.
Your buyer checklist
Pull these together and you’ll be ready to move fast.
- Two years of W-2s or tax returns
- Recent pay stubs
- Bank statements for your down payment funds
- A pre-approval letter from your lender
- Your must-haves vs. nice-to-haves list
- Savings for closing costs and moving
Tools on this site
Free, no sign-up needed to start.
Questions I hear a lot
Tap a question to see the answer.
How much do I need for a down payment?
It depends on your loan. Some loan programs allow as little as 3% down, and certain programs for veterans and rural areas allow 0%. Your lender will walk you through your options, and Delaware's DSHA programs may help with down payment and closing costs.
Do I have to pay you as my buyer’s agent?
Before we tour homes together, we'll sign a short written agreement that explains my services and how I'm paid. Compensation is negotiable, and in many sales the seller contributes. I'll walk you through it so there are no surprises.
How long does it take to buy a home?
Finding the right home can take a few weeks or a few months. Once your offer is accepted, settlement usually happens in about 30 to 60 days.
What are closing costs?
Fees paid at settlement, such as your share of the transfer tax, lender fees, title insurance, attorney fees and prepaid taxes and insurance. Your lender will give you a Loan Estimate with the numbers early in the process.
Can I buy a home before I sell mine?
Often, yes. There are a few ways to do it, like a home sale contingency or bridge financing. Let's talk through what makes sense for your situation.
Ready to start looking?
Tell me what you’re looking for, and I’ll send you homes that fit, plus a plan for your next steps.
Call or text 302-985-1878 · Samantha@KGHomeTeam.com
Keep exploring
This page is general information, not legal, tax or lending advice. Costs, programs and rules change; your attorney, lender and I will confirm the details for your situation.