Buying a Home in Connecticut

What is it like to buy a home with me?

Buying with me starts with a conversation about what matters most to you, not a showing. You get a clear plan before we tour, homes before they hit the market when I can find them, honest negotiating on your behalf and one person tracking every date through closing, backed by over a decade of experience.

How do I buy a home in Connecticut, step by step?

Buying a home in Connecticut takes nine steps: a first conversation, a lender pre-approval, a written buyer agreement, the home search, an offer, attorney review, inspections, the appraisal and mortgage commitment, and the final walk-through and closing. Most buyers close 30 to 60 days after their offer is accepted, depending on financing.

1. Talk through what you want

   We start with a conversation about what matters most in your next home: commute, home style, budget and timing. I’ll walk you through the whole process before we tour anything.

   Free, and usually about an hour.

2. Get pre-approved by a lender

   A lender reviews your income, assets and credit and tells you how much you can borrow. Sellers expect to see a pre-approval letter with your offer.

   Often a few days once your documents are in.

3. Sign a written buyer agreement

   Connecticut requires a written agreement before we enter a home and before an agent negotiates for you. It spells out the responsibilities of both you as the buyer and me as your agent, the compensation and the dates.

   Compensation is negotiable.

4. Search and tour homes

   I’ll set you up on a search that shows homes for sale in real time, and I’ll look for homes that aren’t on the market yet. Virtual showings are available if you can’t be there in person.

   Buyers typically see 5 to 7 homes before they’re under contract.

5. Write and negotiate an offer

   We look at recent sales, the home’s condition and the competition, then put together an offer with your price, deposit, contingencies and dates. I negotiate it on your behalf.

   You’ll usually put down a good-faith deposit with the offer.

6. Attorney review and contract

   Your Connecticut real estate attorney reviews the contract, orders the title search and works with your lender from here to closing.

   Attorney fees I’ve seen run $1,500 to $2,800, depending on what the quoted fee includes.

7. Home inspections

   A licensed home inspector checks the home’s systems and structure. If the home has a septic system, a private well or you want radon or water testing, those are added.

   Around $400 for a home inspection and about $500 more for septic, depending on the inspector and services. Radon, water or well testing adds more. Paid at the time of inspection.

8. Appraisal and mortgage commitment

   Your lender orders an appraisal to confirm the home’s value, finishes underwriting and issues a mortgage commitment by the date in your contract. In most Connecticut contracts I see, the mortgage commitment date falls about one week before closing.

   Appraisals are going up; I’ve seen some companies charge about $750, paid out of pocket.

9. Final walk-through and closing

   We walk through the home shortly before closing to make sure it’s in the agreed condition. Your attorney runs the closing, and you get the keys.

   Most closings happen 30 to 60 days after the contract, depending on financing.

What does a buyer’s agent agreement mean in Connecticut?

It’s a written contract between you and your agent’s brokerage. Connecticut requires one before an agent negotiates a purchase for you, and it must spell out the compensation, the date it starts and the date it expires. Since August 2024, REALTOR® rules also require a written agreement before you tour homes with an agent.

Compensation is negotiable and isn’t set by law. We’ll go through every line before you sign, and you’ll get a copy.

What costs do buyers pay at closing in Connecticut?

Buyers usually pay their own attorney, lender fees and any points, title insurance, the appraisal, town recording fees, and prepaid property taxes, homeowners insurance and interest. They are also responsible for their REALTOR®’s commission, which is one of the items that is always negotiable. The seller pays Connecticut’s conveyance tax.

Your lender gives you a Loan Estimate early on and a Closing Disclosure at least three business days before closing. Property taxes are prorated to the closing date, so you may reimburse the seller for taxes they paid ahead. Your attorney calculates it. Sellers can see their side in what it costs to sell a house in Connecticut.

How much do home inspections and the appraisal cost in Connecticut?

A home inspection runs around $400, depending on the inspector and the services you choose, and a septic inspection is about another $500. Radon, water or well testing adds more. You pay for these at the time of the inspection, not at closing. Appraisals are going up too; I’ve seen some companies charge about $750.

Do I need an attorney to buy a house in Connecticut?

Yes, in practice. Connecticut requires a real estate closing to be conducted by an attorney admitted in Connecticut, and most buyers hire their own. Your attorney reviews the contract, handles the title search and title insurance, works with your lender and runs the closing. Ask for the fee in writing up front.

How long does it take to buy a home in Connecticut?

Most closings happen within 30 to 60 days, depending on your type of financing. I’ve had clients close in as little as 10 days, which gave the attorney time to do a title search and prepare the closing documents, and I’ve had others take up to a year.

That year was not typical: it was a short sale (short in price, not in time).

What is a short sale?

A short sale is when a lender agrees to let the owner sell the home for less than what is still owed on the mortgage. Because the lender has to approve the sale, it usually takes much longer than a typical closing.

A 21-day closing

A buyer wanted to close quickly, so we worked with them and their lender up front to make sure all of their documents were in. That way, once we were under contract on the right home, we could move fast. Because the team spent the time up front and the buyer was able to produce the documents needed quickly, we were able to expedite the process and close in 21 days from under contract to keys in hand. That still gave the sellers time to move out, gave the buyer time to do their home inspections and finish financing, and gave the attorney time to review the contract and complete the title search. Team Effort all the way around!

Can I buy a home in Connecticut from out of state?

Yes. I offer virtual showings, so you can tour a home by live video before you travel, and most paperwork can be signed electronically. Connecticut closings are run by an attorney, so whether you can close remotely is a conversation to have with your attorney early on, but it may be possible.

If you’re relocating, tell me your timing and the best way to reach you. I’ll line up virtual tours and keep your lender, attorney and inspector on the same schedule.

Should I buy first or sell first?

If you own a home now, the answer depends on whether you need your equity for the next down payment and whether you can carry two payments for a while. Sale contingencies, bridge financing and rent-backs let you do some of both. More often than not, we can line up both closings on the same day.

Read the full guide: Should you buy first or sell first in the Farmington Valley?

Who else will I work with when I buy a home?

Besides me, most buyers work with a lender, a Connecticut real estate attorney, a home inspector and a homeowners insurance agent. The lender finances the purchase, the attorney handles the contract, title and closing, the inspector checks the home’s condition, and the insurance agent covers the home from closing day on.

• Lender: pre-approval, the appraisal, the mortgage commitment and your Loan Estimate and Closing Disclosure.
• Attorney: contract review, title search, title insurance and the closing itself.
• Home inspector: the home inspection, plus septic, well, water or radon testing when needed.
• Insurance agent: the homeowners policy your lender needs before closing.

You choose who you work with. I’m happy to share names of people my clients have worked with, and Connecticut law bars agents from being paid for referring a buyer to an attorney, mortgage broker or lender (Conn. Gen. Stat. § 20-320a).

Where can I search homes for sale in Connecticut?

Search every listing on my KW site at fredmoore1.kw.com. You can save homes, set up alerts for new listings in the towns you’re watching and see homes for sale in real time. When something looks right, call or text me at 203.626.1740 and we’ll set up a showing.

More questions buyers ask

What is a mortgage contingency?

It’s a clause in your contract that lets you cancel and get your deposit back if you can’t get your loan approved by a set date. Your attorney makes sure the dates work for you.

What’s the difference between pre-qualified and pre-approved?

A pre-qualification is a quick estimate based on what you tell a lender. A pre-approval means the lender has actually reviewed your documents and credit, so it carries much more weight with sellers.

How much of a deposit do I put down with an offer?

Connecticut buyers often put down a smaller good-faith deposit with the offer and a larger one when the contract is signed. The amounts are negotiable, they count toward your purchase, and they’re held in escrow until closing.

What I typically see is $5,000 initially with an additional $5-15k depending on the purchase price and down payment.

Can I see homes that aren’t on the market yet?

Sometimes. Once I know exactly what you’re looking for, I look for homes that aren’t listed yet, along with everything for sale on my KW site.

Are there programs for first-time buyers in Connecticut?

Yes. The Connecticut Housing Finance Authority offers loan and down payment assistance programs through participating lenders. Check eligibility at chfa.org, and ask your lender which programs they offer.

How do we decide what to offer?

We look at recent sales of similar homes nearby, the home’s condition and how much interest it’s getting. Price is only part of it; your deposit, financing, contingencies and dates matter to a seller too. For current numbers, see the market updates.

What happens if there are multiple offers?

The seller may ask everyone for their best offer by a deadline. We decide together how strong to go on price and terms, and I’ll be honest with you about the trade-offs.

What is a Hubbard clause?

A Hubbard clause makes your purchase contingent on the sale of your current home. We put in dates that give you time to sell while showing the seller you’re working on a real timeline.

What happens after my offer is accepted?

Your attorney reviews the contract, you schedule inspections, and your lender orders the appraisal and works toward your mortgage commitment, which in most Connecticut contracts I see is due about one week before closing. I keep track of every date and keep you updated until closing.

Can I back out after my offer is accepted?

Usually only through a contingency in your contract, like the inspection or mortgage contingency, and only by its deadline. Your attorney can tell you exactly what your contract allows.

Who pays the buyer’s agent?

Buyers are responsible for their REALTOR®’s commission, and it is always negotiable. It can also become part of the negotiation with the seller. We’ll agree on it in writing before we tour homes.

What do buyers say about working with me?

• “Having Fred on my side was the best decision I could have made. He is very knowledgeable about the entire home buying experience. He was always patient with my endless questions and concerns, and the best combination of professional and personable. I trusted his guidance throughout the entire process.”

• “Fred made the entire home buying process easy to understand and went above and beyond to make sure we were satisfied with our experience... We never once felt pressured or that he was simply trying to make a sale. We felt he genuinely cared about our happiness...”

• “Fred seems to be magically available 24/7/365. There was never a request too big, or a question he could not answer... The personalized touches on everything he did for me... was beyond impressive.”

• “Fred is the best agent in CT! He got us a great deal on the house that my wife and I wanted. Fred never pushed us to any particular house and really listened to us and what we were looking for. If you need an agent that will go above and beyond—Look no further!!”

Read all reviews on Zillow

Related guides

• Should you buy first or sell first in the Farmington Valley?
• Farmington Valley market updates
• Simsbury, CT Real Estate & Living Guide
• Farmington Valley, CT Real Estate Guide
• Connecticut towns I serve

Not legal, tax or lending advice. Talk to a Connecticut real estate attorney, a tax professional or a lender about your situation. Costs and timelines on this page are approximate ranges I’ve seen; they vary by provider, property and loan.