The house is out there. Let's go find it.
Buying a home shouldn't feel like a second job. Here's exactly how we help — from your first search to the day you get the keys.
Five steps, start to keys.
Figure out what "home" actually means to you
We start with a real conversation — budget, must-haves, deal-breakers, and the neighborhoods and school districts worth a look across Lancaster County.
Get pre-approved before you fall for anything
We'll connect you with lenders who move fast, so when the right listing shows up, you're ready to act — not scrambling for paperwork.
Search, tour, and cross homes off the list
You'll get new matches as soon as they hit the market at unis.kw.com, and we'll tour the ones worth seeing in person.
Write an offer that gets taken seriously
We'll price it with real comps, structure the terms to protect you, and negotiate directly with the seller's agent on your behalf.
Inspection, appraisal, and closing day
We'll walk you through every form, deadline, and inspection item in plain language, right up to the moment you get your keys.
What you'll actually need to bring.
The two numbers buyers ask about most: earnest money when you make an offer, and the down payment at closing.
The rate
Typically 1–3% of the purchase price; it can run higher in competitive markets like Lancaster or Baltimore.
Where it goes
Held in escrow, then applied toward your down payment at closing.
Your protection
With a mortgage contingency, it's usually returned if you can't secure the loan.
Minimum down payment by loan type
| Loan type | Minimum down | Typically for |
|---|---|---|
| Conventional | 3–20% | First-time buyers with good credit (620+) |
| FHA | 3.5% | Buyers with lower credit scores (580+) |
| VA | 0% | Veterans and active-duty military |
| USDA | 0% | Eligible rural properties (common in parts of PA/MD) |
| Investment | 20% | Rental or flip properties |
Closing costs typically run 2–5% of the purchase price. Rates and loan limits change often, so your lender will confirm current figures for your situation.
Four questions worth asking.
Why is the seller moving?
Their motivation and timeline can shape your negotiation strategy.
How old are the major systems?
Roof, HVAC, plumbing and electrical tell you what maintenance is coming.
Any known issues or past repairs?
Ask about water damage, foundation or pests, and whether repairs were professional.
What do utilities usually run?
Typical heating, cooling and water bills help you build a real monthly budget.
Buyer questions, answered plainly.
Do I need a down payment right now?
Not to start. A lender can walk you through what's realistic for your situation before you owe anyone a dollar.
How fast can we move?
As fast as you need to. Some buyers tour their first home within days of that first conversation.
What does it cost to work with you?
In most transactions, the seller covers the buyer's agent commission — we'll go over the specifics together up front.
How do I know if I'm truly ready to buy?
Financially: steady income, a reliable record of paying bills, and manageable long-term debt. Emotionally: you need more space or want the freedom to make a place your own.
What is a pre-approval, and why does it matter?
It's a letter from a lender stating how much they're willing to lend you. It keeps your search inside your budget and shows sellers you're a serious, qualified buyer.
Can I back out if the inspection finds problems?
Yes, if your contract has an inspection contingency. You can negotiate repairs, ask for a credit, or cancel without penalty if you can't agree.
How long does closing take?
Typically 30 to 45 days after your offer is accepted, which covers inspection, appraisal and the lender's paperwork.
The words you'll hear on the way to closing.
Pre-approval
A lender's letter stating how much they'll lend you; it makes your offer stronger.
Earnest money (EMD)
Good-faith money submitted with your offer, typically 1–3% of the price, held in escrow and applied to your down payment at closing.
Escrow
A neutral third party that holds funds, like your earnest money, until the contract terms are met.
Appraisal
An unbiased professional opinion of value, required by your lender.
Inspection
A detailed physical check of the property for repairs or safety issues.
Contingency
A condition in the contract, like inspection or financing, that must be met for the sale to proceed.
Title insurance
Protection against future claims or disputes over who owns the property.
Equity
The difference between what your home is worth and what you still owe on it.
The complete Buyer's Guide.
Every step, checklist and term in one printable PDF, including the final walk-through and what to bring to the closing table.