A cleaner, clearer plan to buy your Minnesota home.
Prepared by Ellie Bechtel, Minnesota
What you’ll get in this guide
✓ A step-by-step roadmap from first conversation to closing day
✓ A simple breakdown of costs, timelines, and key terms
✓ Offer strategy basics so you can protect yourself and stay competitive
✓ Checklists and a buyer questionnaire you can actually use
1. Book a buyer consult
2. Get pre-approved
3. Tour with a plan
4. Write a smart offer
Hi, I’m Ellie Bechtel. I help first-time buyers, move-up buyers, and relocating clients navigate Minnesota real estate with calm guidance, strong communication, and a practical strategy. My approach is simple: keep the process organized, explain the why behind each step, and protect your interests from search through closing.
• Clear expectations and communication from day one
• Data-driven guidance on value, neighborhoods, and resale
• Strong negotiation without making the process feel chaotic
• A detailed plan so you always know what comes next
• Goal-setting consult and custom game plan
• Lender introductions and pre-approval support, if needed
• MLS search setup and showings scheduled around your life
• Offer writing, negotiation, inspection guidance, and closing coordination
• First-time buyers who want the process explained in plain English
• Buyers who need structure around timing, budget, and priorities
• Anyone who wants a trusted local point person from offer to keys
Most purchases follow the same broad sequence, but the exact timing depends on inventory, financing, and the terms we negotiate.
We define budget, target areas, timeline, and your true must-haves.
We narrow the field, compare value, and spot resale or condition concerns.
5
Inspection, appraisal, title work, loan processing, and final approvals happen here.
A lender reviews your finances so we know your comfortable price range.
I structure price and terms to protect you and strengthen your position.
6
We do the final walkthrough, sign documents, and get you the keys.
Pre-approval + planning Home search Offer accepted to closing 1–7 days 1–60 days Usually 30–60 days
Every transaction is different, but buyers usually see a mix of upfront costs, closing costs, and a down payment. Your lender’s Loan Estimate and Closing Disclosure will show the exact numbers. Example upfront costs
For a $250,000 purchase
Earnest money: $2,500 (example at 1%)
Inspection: $400
Insurance: $800
Appraisal: $550
Estimated total: $4,250
Earnest money (EMD): Submitted after acceptance and usually applied toward your funds due at closing.
Inspection: Optional but strongly recommended; add-ons like radon or sewer scope can increase cost.
Closing costs: Often estimated around 1%–3% of the purchase price, depending on fees and escrows. Down payment: Depends on your loan program and goals; many buyers put down anywhere from 3% to 20%.
• Ask the seller to contribute to closing costs when the market and structure support it
• Compare lender fees and homeowner’s insurance quotes early
• Explore lower down payment options with a trusted lender
Pre-qualification vs. pre-approval
Pre-qualification: A quick estimate based on the information you provide.
Pre-approval: A deeper review using documents like paystubs, tax returns, and bank statements. This is much stronger for offers.
• Paystubs and W-2s (or tax returns if selfemployed)
• Bank statements and documentation for gift funds
• Photo ID
• Permission to pull credit
Best known for
Conventional Common option for many buyers. PMI may apply if you put less than 20% down.
FHA
Government-backed loan with more flexible credit guidelines; includes mortgage insurance.
VA For eligible veterans and service members; often excellent terms and sometimes no down payment.
USDA Designed for certain rural and suburban areas with favorable terms for qualified buyers.
Common offer terms
Earnest money: Shows commitment and should match the strategy and your comfort level.
Inspection contingency: Gives you time to inspect and decide whether to request repairs or credits.
Financing contingency: Protects you if loan approval or loan terms change.
Appraisal contingency: Addresses what happens if the appraised value comes in low.
Closing date + possession: Lets us align your timeline with the seller’s needs where possible.
• Never wire funds based on an email or text alone
• Flexible closing date or possession, if it fits your timeline
• Higher earnest money only when appropriate and safe
• Shorter inspection window without skipping due diligence
• Escalation language in select situations
• Always verify wiring instructions by calling a trusted number
• If anything feels off, pause and call me immediately
• Home inspection is optional, but it is one of the best ways to understand condition before closing.
• Typical options after inspection: move forward, request repairs, request a credit, renegotiate, or cancel within the contingency window.
• Common add-ons: radon, sewer scope, pest, mold, structural review.
• Title work confirms ownership and helps protect you from hidden issues.
• Two common ways to take title: joint tenancy and tenancy in common.
• Common title issues: unpaid taxes or liens, unreleased mortgages, encroachments, recording errors, or heir claims.
• I am not a lender, attorney, or insurance agent.
• If you are financing, your lender will require homeowner’s insurance before closing.
• Policies often cover the dwelling, personal property, liability, loss of use, and other structures.
• Flooding, sewer backup, earthquakes, and high-value items may need separate coverage or endorsements.
• I’ll help you stay organized, flag questions early, and connect you with the right professionals when needed.
☐ Send earnest money by the contract deadline
☐ Complete the loan application and respond quickly to lender requests
☐ Review your Loan Estimate and ask questions early
Insurance + utilities
☐ Shop for homeowner’s insurance and send the binder to your lender
☐ Set up flood insurance if the property requires it
☐ Arrange utility transfers effective on closing day
Single-family home
Townhome or condo
Multi-family
New construction or waterfront
☐ Schedule your inspection within the contingency window
☐ Review findings and decide on repairs, credits, or next steps
☐ Make sure negotiated terms are signed and documented
☐ Schedule the final walkthrough
☐ Review the Closing Disclosure and confirm funds due
☐ Bring a government-issued photo ID and any required items to closing
Stand-alone home on its own lot with no shared walls.
Shared walls and often shared rules, dues, or exterior responsibilities. We review HOA details carefully.
Some buyers live in one unit and rent the others to offset part of the payment.
Extra due diligence can apply, including builder contracts, shoreline rules, flood zones, and timelines.
Fill this out and send it back to me, or we can walk through it together on a call. The goal is to get clear fast so your search feels focused instead of random.
Question Your answer
Full name(s)
Phone
Email(s)
When would you like to move?
Need to sell before buying?
Move date flexible?
Question Your answer
Finance or cash?
Talked to a lender yet?
If yes, lender name + contact
Location + lifestyle
Question
Top 3 cities / neighborhoods
Must be within ___ minutes of
Preferred school district(s) Urban / suburban / rural
New construction, resale, or either?
Features + priorities
Question
Bedrooms needed
Bathrooms needed
Basement
HOA okay?
Top 3 priorities, in order
Dealbreakers
Projects
Your answer
Your answer
When you’re ready, we’ll keep it simple and move step-by-step. You do not need to know everything on day one — you just need a clear starting point.
1
Schedule a consult
We’ll talk goals, timing, budget, and neighborhoods.
Ellie Bechtel, Minnesota REALTOR®
(651) 262-3639
elliebechtel@edinarealty.com owningminnesota.com
2
Get pre-approved Or I can connect you with a trusted local lender.
3
Start touring We’ll refine your must-haves as we compare homes.
Scan to reach me