Jeni VanOrnum | Real Estate Insights & Education

Avoid costly mistakes during your first purchase. I’m Jeni VanOrnum, your Douglas County real estate agent, sharing common first-time homebuyer mistakes and how to avoid them in 2025.

Mistake #1: Not Getting Pre-Approved First

House hunting before pre-approval wastes everyone’s time. You might fall in love with homes you can’t afford or miss opportunities because sellers don’t take you seriously. Get pre-approved before your first Castle Rock, Parker, or Highlands Ranch showing in 2025.

Mistake #2: Maxing Out Your Budget

Just because you’re approved for $550,000 doesn’t mean you should spend it all. Remember property taxes, HOA fees, utilities, maintenance, unexpected repairs, and lifestyle expenses. Leave financial cushion for life’s surprises and future goals.

Mistake #3: Skipping the Home Inspection

Even in slower markets, some buyers skip inspections to save $400-600. This is dangerous. Inspections can reveal $10,000+ in needed repairs. In Douglas County, foundation problems from expansive soil, roof damage from hailstorms, and HVAC issues are common and expensive.

Mistake #4: Ignoring Location Factors

You can renovate a kitchen but can’t change your commute or neighborhood. Consider drive times to work and daily destinations, school quality (affects resale even without kids), noise from nearby roads or commercial areas, future development plans impacting property value, and neighborhood character and amenities.

Mistake #5: Forgetting About Closing Costs

First-time buyers often forget closing costs (2-5% of purchase price). On a $425,000 Douglas County home, budget $8,500-$21,250 for appraisal, title insurance, origination fees, escrow, and prepaid taxes and insurance.

Mistake #6: Letting Emotions Override Logic

Falling in love with a house clouds judgment. Stay objective about necessary repairs, resale potential, whether it truly meets your needs, and if the price is fair based on comparable sales.

Mistake #7: Not Using a Buyer’s Agent

Some first-time buyers contact listing agents directly, thinking they’ll save money. Buyer’s agents are free to you (paid by seller) and represent your interests exclusively. As your Douglas County agent, I negotiate on your behalf and catch problems you might miss.

Mistake #8: Waiving Important Contingencies

Never waive inspection contingencies to make your offer more competitive. Financing and appraisal contingencies also protect you. Work with your agent to balance competitive offers with necessary protections.

Mistake #9: Focusing Only on Monthly Payment

Look beyond the monthly payment to total cost of ownership including property taxes, insurance, HOA fees, maintenance, and utilities. A lower monthly payment with higher taxes might cost more overall.

Buy Smart in 2025

Avoid these mistakes by working with experienced local representation. Contact Jeni VanOrnum today for successful first home purchase navigation in Douglas County.