Frequently asked questions

I have never bought a home. Where do I start?

Start with a free buyer consultation. Thomas Roberts walks you through the buying process, your budget, and pre-approval, then helps you with home search, offers, and closing at your pace.

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

It is strongly recommended. A pre-approval is a statement from a mortgage lender that they are tentatively willing to lend you money, up to a certain amount, and sellers often want to see one before they accept an offer. It is based on assumptions and is not a guaranteed loan. Thomas can explain the process, but he is not a lender, so the pre-approval itself comes from a lender.

Source: CFPB: Get a preapproval letter

How much do I need for a down payment?

It depends on the loan type. Conventional loans can start at 3% down for eligible buyers, FHA loans start at 3.5%, and VA and USDA loans can require no down payment for eligible buyers. Idaho Housing also offers down payment assistance of up to 8% of the sales price for eligible buyers. A lender can tell you what applies to you. Also plan for closing costs and the cost of a home inspection.

Sources: Fannie Mae: HomeReady; HUD: FHA loans; VA: Purchase loan; USDA: Single Family Housing Guaranteed Loan Program overview (PDF); Idaho Housing: Down Payment Assistance

Which town is best for a first-time buyer near Idaho Falls?

It depends on your budget, commute, and the kind of home you want. Idaho Falls and Ammon offer the shortest trips to jobs and shopping, Rigby, Shelley, and Blackfoot can offer more land or a lower price for a longer drive, and Rexburg suits buyers tied to BYU-Idaho. The town comparison page walks through what to check in each.

What does the process look like from offer to closing?

After your offer is accepted, you complete a home inspection, the lender orders an appraisal, and the title company prepares closing documents. Thomas coordinates the deadlines and explains each step so nothing is missed.

What does it cost to work with Thomas?

The initial consultation is free with no obligation. Under rules that took effect August 17, 2024, an agent working with a buyer must have a written agreement before touring a home, and it has to state the agent’s compensation as a specific amount or rate. Broker fees and commissions are not set by law and are negotiable. Thomas will explain how his compensation works when you talk, before you agree to anything.

Source: NAR: Settlement FAQs (written buyer agreements)

Is there a free first-time buyer consultation?

Yes. Thomas Roberts offers a free 20 to 30 minute first-time buyer consultation, held as an online video call on Google Meet, for buyers in Idaho Falls, Rexburg, Rigby, Ammon, Shelley, Blackfoot, and surrounding areas. He walks you through the buying process, budgeting, pre-approval, and what to do first. There is no obligation. He is not an attorney or a lender, so legal and loan questions should go to those professionals. Request it on the Get Started page.

Is Thomas Roberts a licensed real estate agent?

Yes. Thomas Roberts is a licensed real estate agent in Idaho with Silvercreek Realty Group.

What areas does he serve?

Thomas Roberts serves Idaho Falls, Rexburg, Rigby, Ammon, Shelley, Blackfoot, and surrounding areas.

How do I get started?

Visit the Get Started page and answer a few quick questions about what you are looking for. Thomas will follow up to talk through next steps.

How quickly does Thomas respond after I reach out?

Thomas responds the same business day for messages received during business hours.