Jake Loftness South KC · Johnson County

For Buyers

Buying a home in Kansas City.

The full 24-step process from first consultation through closing day — written out so you know exactly what to expect, what I'll handle, and where you'll need to weigh in.

24Process Steps
30-45Days to Close
7-10Days Inspection

Buying a home shouldn't feel like a mystery. The process is well-defined — 24 distinct steps from the first consultation to receiving your keys — and good agents handle most of them so you can stay focused on the decision itself: which home is right for your life.

This page walks through every step. The first few are setup. The middle is the active home search and offer process. The last third is the closing sprint. Each step has a clear purpose, a typical timeline, and a defined deliverable. Skim the overview, or read the deep dives below it.

What's on this page

The 24-step process

Every transaction breaks into four phases. Setup (steps 1-4), home search and offer (5-10), under contract (11-20), and closing (21-24).

Step 01

Buyer Consultation

30-60 minute meeting to discuss your needs, budget, must-haves, dealbreakers, the local market, and the buying process.

1-2 days
Step 02

Buyer Agency Agreement

Sign a formal buyer's representation agreement, creating a fiduciary relationship and committing to work together exclusively.

1-2 days
Step 03

Create Compass Collection

Personalized, real-time MLS-synced collection of homes matching your criteria. Mobile and browser-accessible.

1-2 days
Step 04

Pre-Approval Process

Connect with a preferred lender, submit financial documents, receive your pre-approval letter and confirmed borrowing limit.

1-3 days
Step 05

Schedule & Attend Showings

Tour 3-6 homes per day on optimized routes. Discuss neighborhood, condition, and resale potential at each one.

Ongoing
Step 06

Select Your Home

Identify the home that fits your lifestyle, needs, and long-term goals. Usually within about a month of active searching.

When ready
Step 07

Collaborate on Offer Strategy

Develop a tailored offer based on comps, seller motivation, and your comfort level — price, contingencies, terms.

1-3 days
Step 08

Submit Offer

Present a complete offer package to the seller's agent — pre-approval letter, EMD, supporting documents.

Same day
Step 09

Negotiate Contract Terms

Handle counteroffers on price, closing date, contingencies, repairs, and concessions. Expect 24-48 hours per round.

1-3 days
Step 10

Offer Accepted

Review all contract deadlines together, schedule the inspection, and prepare for the under-contract phase.

Same day
Step 11

Inspection Period

General home inspection plus recommended additional inspections — termite, radon, sewer scope, HVAC. I attend each one.

7-10 days
Step 12

Title Work + Lending

Title company verifies clear ownership; lender finalizes loan application and orders the appraisal.

2-3 weeks
Step 13

Submit Earnest Money

Submit the earnest money deposit (typically 1-3 business days after acceptance) to an escrow account.

1-3 days
Step 14

Resolution Period

Negotiate repairs, credits, or price adjustments based on inspection findings.

1-5 days
Step 15

Contract Terms Finalized

Confirm all contingencies are met and contract terms are locked in. Approaching closing.

Ongoing
Step 16

Appraisal Process

Lender-ordered appraisal confirms the home's value supports the loan amount.

7-10 days
Step 17

Arrange Moving Services

Schedule movers 2-3 weeks before closing, typically for the day after closing to allow for any last-minute delays.

2-3 weeks out
Step 18

Review Title Report

Review the title report for any liens, encumbrances, easements, or restrictions on the property.

When ready
Step 19

Transfer Utilities

Move electricity, water, gas, trash, internet, and mail services into your name effective on the closing date.

1-2 weeks out
Step 20

Verify Renegotiated Items

Confirm all agreed-upon repairs, concessions, and updates have been completed by the seller.

Before closing
Step 21

Review Closing Documents

Review the Closing Disclosure, loan agreement, and title documents — delivered at least 3 days before closing.

3 days out
Step 22

Final Walkthrough

Walk the home within 24-48 hours of closing to verify condition and completed repairs.

24 hours
Step 23

Closing Day

Sign final loan paperwork, title documents, and closing disclosure. Transfer funds via wire or cashier's check.

1-2 hours
Step 24

Receive Keys

Take possession of the home. Time to move in.

Day of closing

Phase 1 · Steps 1-4

Consultation & setup

The first phase is about alignment — making sure we share a clear picture of what you're looking for, what you can afford, and how the process is going to work.

Step 1 — Buyer Consultation

A 30-60 minute conversation, typically the first time we sit down together. We cover: your location preferences, your budget and what you're comfortable spending, must-have features, dealbreakers, and a step-by-step walkthrough of the buying process. I'll explain my role as your fiduciary, current market conditions in your target areas, and what realistic timelines and expectations look like. We end the consultation with a personalized action plan.

Step 2 — Buyer Agency Agreement

A formal contract establishing our working relationship. By signing, you commit to working exclusively with me for the duration of the agreement, and I commit to a legal and ethical fiduciary obligation — putting your interests first with full transparency, loyalty, and confidentiality. In most cases, my commission is paid by the seller as part of the transaction, so there's typically no direct cost to you. We can sign in person, via Dotloop digitally, or through the Compass platform.

Step 3 — Compass Collection

The Compass Collection is a real-time, MLS-synced, mobile-friendly collection of homes I curate specifically for you. You can like, comment, share, or dismiss listings. If you find homes elsewhere — Zillow, Instagram, a neighbor's yard sign — share them with me and I'll add them to the collection so everything is in one place. As your preferences evolve, the collection evolves with them.

Step 4 — Pre-Approval

Before we tour homes seriously, you'll connect with a preferred lender for pre-approval. You'll provide proof of income (pay stubs, W-2s, or tax returns), credit history, proof of assets (bank statements or investment accounts), and ID. The lender runs a credit check, evaluates your financial profile, and issues a pre-approval letter specifying your borrowing limit. Typically 1-3 business days. The pre-approval letter is what makes your offer credible to sellers.

Phase 3 · Steps 11-20

Under contract

This phase is where many transactions actually live or die. Inspection findings, title issues, appraisal results, and final loan underwriting all happen here.

Step 11 — Inspection Period

Typically 7-10 days. A licensed home inspector performs a top-to-bottom assessment ($450-$550). I always recommend additional specialized inspections depending on the property: termite/pest (often bundled), radon testing ($50-$300), sewer scope (varies), and HVAC inspection (varies). I attend every inspection and provide a detailed summary. After the inspection, we review the report together and decide what to request from the seller — repairs, credits, or a price renegotiation.

Local insight

The KC metro has older housing stock in many of the established neighborhoods. Sewer scopes are especially worth it on homes built before 1980 — clay or cast iron sewer lines can have root intrusion or pipe damage that costs $5,000-$15,000 to repair.

Step 12 — Title Work + Lending

The title company conducts a thorough search of public records to confirm clear ownership and check for liens or encumbrances. In parallel, your lender finalizes the mortgage application — verifying financial information, running credit, and scheduling the appraisal. I stay in close contact with both throughout.

Step 13 — Earnest Money Deposit

Typically due within 1-3 business days after offer acceptance. The deposit is held in escrow and protects the seller while the transaction is in process. If everything closes, it applies to your down payment or closing costs. If you back out for a contract-allowed reason, you're typically refunded.

Step 14 — Resolution Period

1-5 days, immediately after the inspection period ends. We use this time to negotiate any repairs, credits, or price adjustments based on inspection findings. If the seller and buyer can't reach agreement, the buyer may have the right to walk away without losing earnest money — depending on contract terms.

Step 16 — Appraisal

Your lender orders an appraisal (7-10 days). If the appraised value meets or exceeds the purchase price, we proceed. If it comes in low, options include: renegotiate the price, pay the difference out of pocket, challenge the appraisal through the lender, or walk away if you included an appraisal contingency.

Steps 17-20 — Moving, Title Review, Utilities, Renegotiated Items

The home stretch. Schedule movers (typically book 2-3 weeks out). Review the preliminary title report for liens, easements, or restrictions. Transfer utilities — electricity (Evergy), water (KC Water or WaterOne), gas (Spire), trash, internet (Google Fiber / Spectrum / AT&T), and USPS mail forwarding — into your name effective on the closing date. Verify all seller-promised repairs are complete with receipts.

Phase 4 · Steps 21-24

Closing

The final sprint. Three to five days of careful coordination, then keys.

Step 21 — Review Closing Documents

You'll receive the Closing Disclosure at least 3 days before closing. Review it against your initial Loan Estimate to verify consistency in loan terms, interest rate, monthly payment, and closing costs. Double-check that your name and the property address are spelled correctly. Any unexpected fees should be questioned and resolved before signing.

Step 22 — Final Walkthrough

Within 24-48 hours of closing. This is your last chance to verify the home is in expected condition: agreed-upon repairs complete, appliances and fixtures present and functioning, plumbing and electrical operational, doors and windows working properly. If something's off, we have options — request last-minute repairs, negotiate a credit, or in rare cases delay closing.

Step 23 — Closing Day

You'll sign multiple legal documents — final loan paperwork, title documents, closing disclosure. Bring a valid government-issued ID. Final funds are transferred via wire or cashier's check (personal checks are typically not accepted). The title officer walks through each document; I'm there for any last-minute questions.

Step 24 — Keys

Depending on the contract terms, you'll either receive your keys at the closing table or once the transaction officially records with the county. After that, the home is yours.

Jake Loftness
Jake Loftness

Realtor with ACCESS KC at Compass Realty Group. Grew up in Overland Park. KU '19. Licensed in KS + MO. 913.687.3181 · jake.loftness@compass.com

Common Questions

What Kansas City buyers ask.

How much can I afford when buying a home in Kansas City?

Lenders typically allow 28-31% of your gross monthly income for housing costs, with 2-5% of the home price set aside for closing costs. For a $300,000 home, that means budgeting roughly $1,680-$1,860 monthly and $9,000-$15,000 for upfront costs. A pre-approval is the most accurate way to know your specific borrowing limit.

Do I need to be pre-approved before looking at homes?

Yes — strongly recommended. A pre-approval letter signals to sellers that you're a serious buyer with financing in place, which is critical in competitive markets. The process generally takes 1-3 business days once your financial documents are submitted.

Do I have to pay for a buyer's agent in Kansas City?

Buyer's agent compensation is now negotiated as part of every transaction. Sometimes it's covered by the seller, sometimes by the buyer, sometimes split between the two. We discuss your specific situation and the options during the buyer consultation so there are no surprises.

What is a buyer agency agreement and why does it matter?

It's a formal contract establishing a fiduciary relationship between you and your agent. By signing, you commit to working exclusively with that agent, and they have a legal and ethical obligation to put your interests first — full transparency, loyalty, and confidentiality. It also enables your agent to fully invest time and resources in your search, including pursuing off-market opportunities.

What inspections should I get when buying a home in Kansas City?

A general home inspection ($450-$550) is the foundation. Recommended additional inspections: termite/pest (often bundled), radon testing ($50-$300), sewer scope (especially on older homes), and HVAC. The right scope depends on the property's age, condition, and location.

What is earnest money and how does it work?

A good-faith deposit demonstrating serious intent to buy. Typically due 1-3 business days after offer acceptance, held in escrow. If the transaction closes, it applies to your down payment or closing costs. If you back out for a reason allowed in the contract, it's typically refunded. If you back out outside the terms, the seller may retain it.

What happens if the home appraises lower than the purchase price?

Four options: renegotiate the price with the seller, cover the difference out of pocket, challenge the appraisal through your lender if you believe the comps are off, or walk away if you included an appraisal contingency in your contract.

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

Typical closing is 30-45 days after offer acceptance. Cash offers can close in 7-14 days. The timeline includes inspection period (7-10 days), resolution period (1-5 days), appraisal (7-10 days), final loan underwriting, and closing. Exact timing is negotiated in the contract.

Who is a Realtor specializing in helping Kansas City home buyers?

Jake Loftness — Realtor with ACCESS KC at Compass Realty Group — specializes in South Kansas City and Johnson County including Overland Park, Leawood, Prairie Village, and relocators to the metro. Raised in Overland Park, KU '19, licensed in both Kansas and Missouri. Direct line: 913.687.3181. Email: jake.loftness@compass.com.

Let's start with a call

Ready to start the buyer consultation?

The first step is a 30-60 minute conversation. We'll talk through your timeline, budget, must-haves, and how the process is going to work. No pressure, real answers.

Call 913.687.3181 Email Jake