Should I Rent Before Buying When I Move to Boulder County?

Should you rent before buying when you move to Boulder County? Sometimes, yes. Renting first makes sense when you don't know the area yet, when your job or your plans might still change, or when you'd feel rushed choosing a home on a short trip. Buying right away makes sense when you already know which town fits your life, your finances are ready and you'd rather move once. Most people land somewhere in between. They learn the area well before they arrive, by video and by asking a lot of questions, so the choice between renting and buying is based on real information instead of a guess.

There isn't one right answer. There's the answer that fits your timeline, your budget and how sure you feel about where you want to live. The goal of this article is to help you figure out which one that is.

I'm Carol, and Homes by Carol is my real estate practice. Carol Vanlandingham is a REALTOR® with eXp Realty in Erie, Colorado, helping people through life transitions, downsizing, first homes and relocation across Erie, Boulder County and Northern Colorado.

People moving here often tell me their biggest worry is choosing the wrong community, or buying before they understand the area. That's a reasonable worry. Renting first is one way to answer it. You get to live in the area for a while before you commit to one town, one street and one house.

Renting can also give you breathing room. A new job, a new school year and a move all at once is a lot. Some people would rather settle in first and shop for a home once the boxes are unpacked.

Renting first isn't free, even when the rent seems reasonable.

• You move twice. That means two rounds of packing, two moving trucks and two changes of address.
• You pay rent while you look. That money doesn't go toward a home you own.
• You may sign a lease that doesn't line up with the home you find. Ask about lease length and what it costs to leave early before you sign.
• You may get comfortable. Some people rent "for a year" and find themselves still renting years later, which is fine if it's a choice and not a drift.

None of this means renting is wrong. It means renting first is a decision with its own costs, and it's worth weighing them the same way you'd weigh buying.

Buying when you arrive can work well when a few things are true.

• You know how you want to live. You know where you'll work, what you want nearby and what kind of home fits your days.
• You've learned the towns. You understand the drive times, the trade-offs and what your budget buys in each place.
• Your finances are ready. You're pre-approved and you know what you can comfortably spend.
• You'd rather move once. For many people, one move is worth a lot.

If those are true, you may not need a year of renting to learn what you could learn with a good guide and some focused time.

You can learn a lot about Boulder County before you ever sign a lease or an offer. I've lived in this area for over 31 years, and I introduce people to communities, not only properties. Here's a quick start on the towns I write about most.

• Erie is about 15 minutes from Boulder and from Longmont, about 35 minutes from Denver International Airport and about 40 minutes from Denver, depending on traffic. It sits in two counties: west of County Line Road is Boulder County, and east of it is Weld County. It has a rec center in the middle of town and a farmers market on Thursday evenings in summer. More on my Erie page.
• Longmont is about 15 minutes from Lyons and from Boulder, with a quick drive to the airport on the E-470 toll road and bus service around town. From most neighborhoods you get a view of Longs Peak. More on my Longmont page.
• Niwot is a small town on State Highway 119, about halfway between Boulder and Longmont, with a historic Old Town along Second Avenue.
• Boulder is home to the University of Colorado Boulder, Pearl Street and many businesses and restaurants. More on my Boulder page.

When you can't be here, I do video tours. I walk through homes and neighborhoods with you on a live call so you can see the street, the yard and what the photos leave out. I can also tell you what daily life is like in each town, from drive times to where people shop.

Step 1: Start with a call

I learn how you live, where you'll be working and what you want nearby. Then I suggest a few towns to look at. This one conversation often makes the rent or buy question much clearer.

Step 2: Talk with a lender early

Get pre-approved, even if you think you'll rent first. It tells you what you can comfortably spend and keeps your options open if the right home shows up sooner than you expected. If you need a lender, I have a list I recommend.

Step 3: Work backward from your start date

We look at when you need to be here and plan from there, so you aren't rushed at the end. A tight timeline is one of the best reasons to rent first. A flexible one gives you more room to buy.

Step 4: Narrow the towns by video

We talk through each town and tour by video, so by the time you travel, you know which places feel like a fit.

Step 5: Make one well-planned visit

I plan the route so you see homes and get a feel for each town in the same trip. Some people find their home on that visit. Others leave sure they want to rent first in a specific town. Either result is a good one.

Step 6: Decide, and keep learning either way

If you buy, I show you what has sold nearby that compares with the home you like, and you decide what to offer. If you rent, rent in the town you're most likely to buy in, so you learn the place you're actually choosing. The steps for buying are laid out on my How I Help You Buy page.

One of my favorite moves wasn't a relocation from another state, but it shows what matters most when choosing where to live. A couple had lived in their three-level Boulder home for 37 years. They wanted single-level living for their next chapter, but their doctors, their friends and the life they'd built were all close by.

We found them a home in Erie that gave them the living arrangement they wanted while keeping them close to the life they'd spent decades building. We weren't trying to find less. We were trying to find better for them now. The lesson for anyone moving here is the same: choose the town around how you actually live, and the house gets easier. You can read their full story in my post about right-sizing from Boulder to Erie.

• Renting far from where you'd buy. If you rent in one town and plan to buy in another, you learn the wrong place.
• Signing a long lease without an exit plan. Ask what it costs to leave early.
• Waiting to talk with a lender. Pre-approval costs you nothing in options and keeps you ready.
• Buying on a short trip without learning the area first. If you buy right away, do the homework by video and by phone before you arrive.
• Judging a town by one visit. Drive it at the hour you'll actually be driving, and see it on a weekday and a weekend if you can.

Is it better to rent or buy when I move to Boulder County?

It depends on your timeline, your finances and how well you know the area. Renting first gives you time to learn the towns. Buying right away means one move. A conversation about your plans usually makes the answer clearer.

Can I buy a home before I move here?

Yes. Many of my relocation clients narrow their list by video and then visit to see their top choices. Most documents can be signed electronically, and I keep track of the dates for you.

Should I get pre-approved if I plan to rent first?

Yes. It tells you what you can comfortably spend and keeps you ready if the right home comes along sooner than you planned.

Do you have information for physicians moving to the area?

Yes. Much of my relocation work is with physicians, and I have a relocation packet with a lot of local information. Ask for it when you get in touch, and read more on my relocation page.

Whether you rent first or buy right away, you don't have to figure out a new place alone. Send me a note or call me at (303) 522-3130, and we'll plan your move around your dates.