Buying a home in Northeast Wisconsin
Know every step before you take it
Buying a home is one of the biggest decisions you will make. Our job is to make it clear: what happens and when, what a home is really worth, how to write an offer that wins without overpaying, and what to expect between an accepted offer and the day you get your keys.
Whether this is your first home, your next one or an investment property, we walk you through all of it.
01
The buying process
From first conversation to closing day
Every purchase follows the same path. Here is what happens at each step and what we handle for you.
- Buyer consultationWe sit down with you to learn what you need, what you want and what you would trade, along with your budget and timeline. We explain how the process works and how we work, so you know what to expect from day one.
- Financing and pre-approvalBefore touring, get pre-approved with a lender (or have proof of funds ready if you are paying cash). We can introduce you to local lenders we trust. A pre-approval tells you what you can comfortably spend and makes your offer credible to sellers.
- Buyer agreementBefore we tour homes together, we sign a written buyer agreement. It spells out what we do for you, how long the agreement lasts and how we are paid. We go through it with you line by line before you sign.
- The searchWe set up listing alerts matched to your criteria and watch the market for you, including homes coming soon when we hear about them. When something promising hits, you hear from us fast.
- Showings and evaluationWe tour homes on your schedule and point out what matters: condition, layout, location and resale. For any home you are serious about, we pull the comparable sales and help you decide what it is really worth.
- Offer and negotiationWe write your offer on Wisconsin's standard offer to purchase, with a price and terms built around the home, the seller and the competition. Then we negotiate on your behalf until you have a deal you are comfortable with.
- Under contract to closingOnce your offer is accepted, we coordinate the inspection, appraisal, financing, title work and final walk-through, and keep you posted on every deadline until you get your keys.
02
Evaluating properties
We help you look past the listing photos
A home can look perfect online and still be the wrong buy. For every home you are serious about, we look at the numbers, the condition and the location with you, so you can decide with the full picture.
Price and comparable sales
Recent sales of similar homes nearby, price per square foot, days on market and the home's price history, so you know what it is worth before you offer.
Condition and disclosures
We review the seller's Real Estate Condition Report and point out items to look at closely during your inspection, such as the roof, mechanicals, windows and signs of water.
The true cost to own
Property taxes, utilities, insurance, association fees and upcoming maintenance, not just the monthly mortgage payment.
Location and the lot
Neighborhood, commute, traffic and noise, lot lines, easements, flood zone and zoning, and what could be built nearby.
Rural, waterfront and land
Well and septic, shoreline and pier questions, land use and access. We help you line up the right inspections and answers.
Resale down the road
Floor plan, location and features that will matter to the next buyer, so the home works for you now and when you sell.
03
Offers & negotiation
Price is only one of the terms
A strong offer is about more than the number. We build each offer around the home, the seller's situation and the competition, then negotiate for you through the offer, any counteroffers and the inspection.
- Comparable sales behind every price we recommend
- Terms that make your offer stand out without giving away your protections
- Negotiation after the inspection: repairs, a credit or a lower price
Price
Set from the comparable sales, the home's condition and how much competition there is.
Earnest money
The deposit that shows the seller you are serious. It is held in trust and applied toward your purchase at closing.
Financing
Your loan type and down payment, backed by your pre-approval letter.
Contingencies
Inspection, appraisal and financing protections, with deadlines that give you time without weakening the offer.
Closing date
Matched to your lease, your current home sale or the seller's move.
What stays with the home
Appliances, window treatments and other items, written into the offer so there are no surprises.
Seller concessions
Credits toward your closing costs, when the market and the home allow it.
Multiple offers
If other buyers are competing, we find out what matters most to the seller and shape the offer around it.
04
After your offer is accepted
What happens between “accepted” and your keys
Once the seller accepts, the clock starts. Your offer sets the deadlines for each step, and we track every one of them for you.
- Offer acceptedWe send the signed offer to your lender, the title company and everyone else involved, and put every deadline on the calendar.
- Earnest moneyYou deliver your earnest money deposit by the date in your offer. It is held in trust until closing.
- Home inspectionYou hire a licensed home inspector, and we attend with you. If the inspection turns up problems, we negotiate repairs, a credit or a lower price.
- Appraisal and loan approvalYour lender orders the appraisal and finalizes your loan. If the appraisal comes in low, we work through your options with you and your lender.
- Title and closing documentsThe title company searches the property's records, prepares title insurance and readies the closing paperwork. We review the numbers with you before closing.
- Insurance and utilitiesYou set up homeowners insurance (your lender requires it) and arrange for utilities to switch into your name.
- Final walk-throughIn the days before closing we walk the home with you to confirm it is in the agreed condition and any agreed repairs were made.
- Closing dayYou sign the paperwork, your funds are delivered, the deed is recorded and you get the keys.
- After closingWe are still here: contractor recommendations, questions about your home, market updates and help with your next move.
05
Questions buyers ask
Straight answers
The questions we hear most often. Have another one? Ask us at your consultation.
Do I have to sign anything before you show me a house?
Yes. Before we tour homes together, we sign a written buyer agreement. It explains what we do for you, how long it lasts and how we are paid, and we walk you through every line before you sign. Having a conversation with us first costs nothing and requires no agreement.
What does it cost to work with a buyer's agent?
How we are paid is set out in writing in your buyer agreement, and compensation is negotiable. Depending on the sale, it may be paid by the seller, by you, or a combination of the two. We will show you exactly how it works for the homes you are considering before you make an offer.
Should I get pre-approved before I start looking?
Yes. Pre-approval tells you what you can comfortably afford, and most sellers expect to see it with an offer. If you are paying cash, plan to show proof of funds instead.
How long does it take to buy a home?
The search can take a few weeks or a few months, depending on what you want and what is on the market. Once your offer is accepted, closing is commonly about 30 to 45 days with a mortgage and can be faster with cash. Your offer sets the exact timeline.
How much do I need for a down payment?
It depends on the loan. Some programs allow a low down payment, and others ask for more. On top of the down payment, plan for earnest money, inspections and closing costs. A lender can show you the options you qualify for.
Can you help if I need to sell my current home first?
Yes. We can plan the sale and the purchase together so the timing works, and help you decide whether to sell first, buy first or make your offer contingent on your sale.
Do you work outside Green Bay?
Yes. We help buyers across Northeast Wisconsin, including De Pere, the Fox Valley, Door County, Sheboygan and the surrounding areas, and we buy residential, luxury, waterfront, land, investment and commercial property.
First-time buyers
Get our First-Time Home Buyer Guide
Buying your first home comes with a lot of new terms and steps. Our guide explains them in plain English, so you know what to expect before you start.
What is inside
- How to set a budget and plan for your down payment and closing costs
- What pre-approval is, and how to choose a lender and loan
- How showings, offers and negotiation work
- What happens at inspection, appraisal and closing
- Common real estate terms in plain English
Moving to Northeast Wisconsin? Get our free Relocation Guide
“Nolan is extremely approachable, which makes the overwhelming process of buying a first home into something exciting and fun rather than scary and intimidating!”
“Nolan has been a fantastic realtor for our entire journey. My wife and I were first-time home buyers and had an immense number of questions. Nolan was very patient with us, and if he didn't know the answer, he would always do some research and give us a call back as soon as possible. It was very reassuring to have him there with us whenever we had questions. Overall, he was a very knowledgeable and extremely responsive realtor! We will be using him again if we're looking to buy or sell in the future!”
“Worked with Nolan to purchase our first home. I am very pleased with his service, attitude, ability to answer questions, and conduct of last-minute showings at odd times. I would recommend him!”
See Why Our Clients Love Us
Testimonials
Nolan is extremely approachable, which makes the overwhelming process of buying a first home into something exciting and fun rather than scary and intimidating!Alexis S.
Nolan and Casey were both wonderful to work with! I had a rather unique situation selling my property! They were both well-adjusted and helped me through all of it! My husband always handled the administrative work, so I had little to no knowledge of dealing with real estate! After my husband's passing, there were some situations that had to be taken care of, and they both helped me work through it and to get me the best deal possible!Heather E.
Nolan and Casey were an absolute delight to work with. They both had our best interests in mind. Every call or text I made, they replied right away. It was so refreshing working with young individuals who actually value the day-to-day experience of the real world. Thank you so much for making our experience enjoyable. I would recommend Nolan and Casey to anyone looking for a home.Pam B.
Casey was on top of it and amazing to work with. She worked around our schedule and was attentive to our home needs and wants. Highly responsive and would answer any questions we had.Daniela S.
Worked with Nolan to purchase our first home. I am very pleased with his service, attitude, ability to answer questions, and conduct of last-minute showings at odd times. I would recommend him!Jeff V.
Working with Nolan was the best decision we made in our home-buying journey. From start to finish, he walked us through everything from A to Z, making what seemed like a stressful process feel easy and exciting. He took the time to truly understand our wants, needs, and must-haves, and he didn't stop until he found us the perfect home. Not only was he incredibly knowledgeable and professional, but he was also patient, responsive, and always had our best interests at heart. If you're looking for a realtor who genuinely cares about his clients and will do whatever it takes to help you find your dream home or investment property, Nolan is the one. We couldn't be happier with our experience and highly recommend him to anyone looking to buy or sell!Chandler C.
Nolan has been a fantastic realtor for our entire journey. My wife and I were first-time home buyers and had an immense number of questions. Nolan was very patient with us, and if he didn't know the answer, he would always do some research and give us a call back as soon as possible. It was very reassuring to have him there with us whenever we had questions. Overall, he was a very knowledgeable and extremely responsive realtor! We will be using him again if we're looking to buy or sell in the future!Jake M.
I couldn’t have asked for a better partner in my search for a cabin in Door County than Nolan Appleton. Navigating such a highly competitive market can be overwhelming, but Nolan made the entire process seamless. From the start, he was incredibly knowledgeable and strategic, offering invaluable advice and direction that helped me stay ahead of the curve. Nolan was consistently responsive to all my questions and requests, no matter how small. Beyond his professional expertise, he is a genuinely friendly and personable agent who truly cares about his clients. Thanks to his hard work and guidance, I was able to find and successfully acquire the perfect cabin in Door County. I highly recommend working with him, especially if you are looking for an expert who knows how to navigate this unique and competitive market.Lisa B.
Nolan is an excellent realtor, and I would highly recommend him. He took great care of my senior Mom when moving from her home. Nolan went way above and beyond what was expected and held my mom's hand through a very difficult life transition. Nolan understands the stress that can come with moving, especially with senior clients. I 100% recommend his services and will use him again with future realtor transactions.Stacy L.
Ready to start?
Schedule a Buyer Consultation
Tell us what you are looking for and when you would like to move. We will set up a time to talk, in person, by phone or by video, and walk you through the process, the market and your next steps. It is free and there is no obligation.
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