What Should I Look For When Touring a House as a First-Time Buyer in Erie?

What should you look for when touring a house as a first-time buyer in Erie? Look past the paint and the furniture and pay attention to the things that are hard or costly to change: the roof, signs of water, the heating and cooling, the windows, the layout, the lot and the street. Then step back and ask the bigger questions. What will this home cost each month, all in? What is the drive like at the hour you'll actually be driving? Does it fit the list you wrote before you started looking? A showing is your first look, not your last one, and a professional inspection comes later to check what you can't see.

Most first-time buyers walk into a showing and see a kitchen they love or a backyard that makes them smile. That's a good feeling, and it matters. It just shouldn't be the only thing you notice. A little structure turns a showing from a first impression into real information.

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.

Because showings go by fast, and you'll often see several homes in one afternoon. By the third house, the details start to blur. If you know what you're looking for before you walk in, you'll remember what matters and forget what doesn't.

Before I was licensed, I fixed and flipped houses while raising my three boys. That work taught me to look at a home differently. I notice the age of a roof, a ceiling stain that's been painted over and work that looks rushed. On every showing, I'll tell you what I see, good and bad.

I'm not a home inspector, and I'll always recommend a professional inspection once your offer is accepted. But the showing is where you decide whether a home is worth an offer at all. That decision deserves more than a gut feeling.

Start with the things that cost the most to fix and the least to notice.

• The roof. You can't climb up there at a showing, but you can look at it from the street and the yard. Ask how old it is. The answer belongs in your thinking about price.
• Signs of water. Look at ceilings, under sinks, around windows and in the basement. Stains, soft spots, a musty smell or fresh paint in one small patch are all worth a question.
• Heating, cooling and the water heater. Find them and look at the labels. Ask how old they are and whether the seller has service records.
• Windows and doors. Open a few. Do they open and close easily? Do you see fog between the panes?
• Repairs that look rushed. Uneven tile, gaps in trim, outlets that sit crooked. One small thing is normal. A pattern can mean other work was done the same way.
• The layout. Picture a normal Tuesday. Where do the groceries go? Where does the laundry happen? Is there a place for the work you do at home?

Don't worry about paint colors, light fixtures or carpet you don't like. Those are the easy changes, and they're often the fun part later.

The lot and the street are things you can't change after you buy.

Walk the yard. Notice which way the ground slopes and whether water would run toward the house or away from it. Look at the fence, the driveway and any trees close to the roof.

Then walk out to the street. See what's next door and across the way. Listen for a minute. Notice what you see from the main rooms and the backyard. If you can, come back at a different time of day, because a quiet street at noon can feel different at five.

A home's price is only part of what it costs. These questions help you see the whole picture.

• What are the HOA dues, and is there a metro district? Many of Erie's newer neighborhoods have both. Ask about them up front, before you compare two homes on price alone.
• Which county is it in? Erie sits in two counties. West of County Line Road is Boulder County, and east of it is Weld County. I work both sides, and we check each address.
• Which schools serve this address? Boundaries don't always follow neighborhood lines, so confirm the specific address if it matters to you.
• What is the drive like? Erie is about 15 minutes from Boulder and from Longmont and about 40 minutes from Denver, depending on traffic. Test the drive at rush hour before you commit.

Newer neighborhoods and older homes each come with their own questions. Erie has grown a great deal over the last 20 years, with many new neighborhoods. Older homes, like those in Old Town Erie, often have more character and may need some updates. Neither is better. It depends on what you're ready to take on. You can read more about the town on my Erie page.

Here's the order I suggest. It's the same approach I walk through on my How I Help You Buy page.

Step 1: Get pre-approved first

I ask every buyer to be pre-approved before we tour. It tells you what you can comfortably spend, so you only fall for homes you can actually buy. If you need a lender, I have a list I recommend.

Step 2: Write your list before you look

Write down what you need and what you'd like. Then decide which matters most. You can often trade a shorter drive for a smaller yard, or a bigger yard for a longer drive. Knowing your top priority makes every showing easier to judge.

Step 3: Take notes and photos at each home

Snap a photo of the front of each house first, so you can match your notes later. Write one thing you loved and one thing that worried you before you leave the driveway.

Step 4: Compare homes the same way

After a day of showings, we sit down and look at each home against your list, not against each other. That keeps the prettiest kitchen from winning by default.

Step 5: Go back before you offer

If a home makes your short list, see it again. Second visits catch what first visits miss. If you can't be here, I can walk you through it by video.

Step 6: Look at what similar homes sold for

When you're ready to make an offer, I show you what has sold nearby that compares with it, and I tell you how I think it's priced. You see the same sales I'm looking at, and you decide.

Shea and Justin had been renting for four years when they decided to buy. Like most first-time buyers, they didn't know what they didn't know, and that's completely normal.

We started from the beginning. I walked them through each step and connected them with a lender I trust to get pre-approved. Then we toured a range of Erie neighborhoods and several homes, comparing each one against their budget and their must-haves.

They found their home in Sweetgrass, just east of Erie High School, with a neighborhood pool and a big backyard at a price that fit. At the final walkthrough, they were talking about paint colors, new flooring and which light fixtures to change. That's how it should go. The big things were settled at the showings and the inspection, so the small things got to be the fun part. You can read more of their story in my post on Erie neighborhoods for first-time buyers.

These are the ones I see most often.

• Falling for the staging. Furniture, candles and fresh flowers are there to help you feel at home. Look at the walls, floors and ceilings instead.
• Skipping the closets, the basement and the garage. That's often where water and repairs show up first.
• Touring before pre-approval. It's hard to un-see a home you can't afford.
• Only visiting at one time of day. Come back at a different hour if a home makes your short list.
• Thinking the showing replaces the inspection. It doesn't. A professional inspection checks what neither of us can see.
• Not asking questions because they feel basic. There are no basic questions. I'd much rather explain something three times than have you feel unsure about a decision this big.

How many homes should I tour before I make an offer?

There's no right number. Some buyers know quickly, and others need to see more to feel sure. A clear list before you start usually means you see fewer homes and better ones.

Should I bring a checklist to a showing?

Yes. Even a short one helps. Note the roof, signs of water, the age of the heating and cooling, the layout and the street, plus one thing you loved and one thing that worried you.

Can I open closets and cabinets during a showing?

Yes. Open closets, look under sinks and check the basement and garage. Be respectful of the seller's things, but look. That's what the showing is for.

What if I find something that worries me?

Tell me. We'll talk about whether it's a small fix, something to ask the seller about or something for the inspector to look at closely. You decide how much it matters to you.

If you're getting close to touring homes, or even if it's still a year away, I'd be glad to help you get ready. Read more on my page for first-time buyers or my general page on buying a home. When you're ready, send me a note or call me at (303) 522-3130.