Buying a home in Des Moines can feel big, but it does not have to be confusing. You want a clear path, a smart plan, and a local guide who knows the process inside and out. In this guide, you will learn the step-by-step timeline, how offers and contingencies work, what inspections matter in Iowa, and what to expect for financing and closing in Polk, Dallas, Warren, Jasper and Madison Counties. Let’s dive in.
Your step-by-step timeline
Get pre-approved
Pre-approval shows sellers you are serious and gives you a clear budget before you tour. In the Des Moines area, it often takes 1 to 7 days to get pre-qualified and about 1 to 10 days for full pre-approval once you submit documents. A written pre-approval is stronger than a quick pre-qualification and is commonly expected with offers.
Search and tour
Your search can take days or months depending on inventory and your needs. If you are considering new construction, the process follows the builder’s contract and timeline, which can run longer than a standard resale. Your agent will coordinate showings and help you compare neighborhoods, commutes, and amenities across the metro.
Make an offer and earnest money
When you find the right home, you submit a written offer with terms and timelines. Sellers in active markets often respond within 24 to 72 hours. Once your offer is accepted, you deliver earnest money to the escrow or title company as stated in the purchase agreement, which starts your due-diligence clock.
Inspection period
The inspection window in Greater Des Moines typically runs 5 to 14 days. You will schedule a general home inspection right after acceptance, plus specialized tests as needed, such as radon, sewer scope, or well and septic for rural properties. If issues are found, you can request repairs or credits, or cancel within the contingency period.
Appraisal and underwriting
Your lender orders the appraisal after the contract is signed. Appraisals are usually completed about 1 to 2 weeks after ordering. Underwriting can take 7 to 21 or more days depending on documentation. If the appraisal comes in low, you and the seller can renegotiate the price or adjust terms.
Closing day
Most financed purchases in the Des Moines metro close about 30 to 45 days after acceptance. You will do a final walk-through 24 to 48 hours before closing. On closing day, you sign documents, wire funds, and the title company records the deed with the county. Keys are released per the contract, often at closing or after confirmation of recording.
Earnest money and contingencies
What earnest money does
Earnest money shows good faith and is credited to you at closing. It is typically held by the title company or listing broker as stated in the Des Moines Area Association of REALTORS purchase agreement. The amount varies by price and competitiveness. Refunds follow the contract rules if you cancel within an allowed contingency.
Common contingencies
- Financing contingency protects you if loan approval does not come through.
- Inspection contingency lets you inspect and negotiate repairs or credits.
- Appraisal contingency covers you if the value does not support the price.
- Title review ensures you receive clear, marketable title.
- Radon testing is common in Iowa and may be added as a separate contingency.
- Well and septic contingencies apply to rural homes not on city services.
- HOA document review is standard for condos and townhomes.
- Sale of home contingency can be used but is usually weaker in competitive situations.
Who holds the deposit
Earnest money is held in escrow by the title company or listing broker named in your contract. If there is a dispute about release, the escrow holder follows the contract’s instructions for resolution.
Inspections that matter in Des Moines
General home inspection
A licensed inspector examines the structure, roof, foundation, HVAC, plumbing, and electrical systems. Inspections take a few hours, and you typically receive the report within 24 to 48 hours. Use this window to plan repairs or negotiate.
Radon testing in Iowa
Iowa has some of the highest radon potential in the country. Many buyers include a radon test with their inspections. If levels are high, you can negotiate mitigation as part of your inspection response.
Wells and septic
Most urban and suburban homes in the metro are on public utilities, but some properties use private wells and septic systems. For those homes, add well water testing and a septic inspection to your contingency list. Confirm the system’s capacity, permits, and potential repair costs before your inspection period ends.
Floodplain and drainage
Parts of the Des Moines metro sit near rivers and streams. Before you make an offer, check whether a property lies in a special flood hazard area and whether your lender might require flood insurance. Ask your agent about flood history, local mitigation, and drainage patterns on the lot.
Older home hazards
Homes built before 1978 may contain lead-based paint. For older properties, your inspector may also note potential asbestos-containing materials in some building components. You can order specialized testing if needed and use the inspection window to evaluate next steps.
Sewer scope
In neighborhoods with older infrastructure, a sewer lateral scope can catch root intrusion, cracks, or blockages before they become expensive issues. Ask your agent whether a sewer scope is recommended in the area you are targeting.
Financing and closing costs for Central Iowa
Loan options
Most local buyers use Conventional, FHA, VA, NFC, or USDA financing. Some programs offer down payment assistance for first-time buyers through state and local partners. Discuss options with more than one lender so you can compare rates, fees, and service.
What closing costs include
Buyer closing costs commonly include lender fees, the appraisal, title services and title insurance, recording fees, prepaid taxes and insurance, and daily interest. A typical nationwide range is about 2 to 5 percent of the purchase price, but the total depends on your loan program, negotiated seller credits, and county fees. Request a formal Loan Estimate from your lender to understand your numbers early.
Property taxes and assessments
Property taxes are assessed at the county level. Review the property’s assessed value, current taxes, and any special assessments before you make an offer. Explore homestead credits or other homeowner programs you may qualify for after closing.
Title search and insurance
The title company will run a title search and issue a title commitment showing the path to clear title. Buying an owner’s title insurance policy at closing protects you from covered defects that occurred before you owned the home, such as undisclosed liens or recording errors.
Recording and possession
After you sign and funds are disbursed, the title company records the deed with the County Recorder. Recording usually occurs within 1 to 3 business days. Keys are delivered as stated in your contract, often at closing or after recording confirmation.
Strategy for today’s market
Set expectations
Market conditions change month to month. In lower-inventory periods, well-priced homes can receive multiple offers quickly. Strengthen your offer with a strong pre-approval, a clean contract, and realistic inspection timelines. In more balanced markets, you may have added room to negotiate.
New construction vs existing
New builds follow the builder’s contract and schedule and may take longer to complete. Review what is included, warranty coverage, and deadlines for selecting finishes. Existing homes use the standard purchase agreement and follow the inspection and appraisal process described above.
First-time buyer next steps
- Get pre-approved and gather your financial documents.
- Meet with a local agent to define must-haves, nice-to-haves, and budget.
- Plan for inspections that matter here: general, radon, and sewer scope when appropriate.
- Budget for closing costs and your first year of taxes and insurance.
- Track deadlines closely once your offer is accepted.
Work with a local guide
Buying your first place in the Des Moines suburbs should feel exciting, not overwhelming. When you partner with a responsive, neighborhood-focused agent, you get clarity at every step, from pre-approval to keys. If you are ready to start, connect with Erika Hansen to get a simple, step-by-step plan tailored to your goals.
FAQs
How does earnest money work in Des Moines?
- Earnest money is a good-faith deposit held by the title company or listing broker and credited to you at closing, with refunds or forfeiture handled by the purchase agreement’s contingency and dispute rules.
How long is the inspection period in Central Iowa?
- The inspection window is commonly 5 to 14 days, which gives you time to complete a general inspection and any add-on tests, then request repairs, credits, or cancel within that timeframe.
Do I need flood insurance for a Des Moines home?
- You only need flood insurance if your property is in a lender-required flood zone or if you choose to add coverage; check maps early and discuss location risks with your agent.
What are typical buyer closing costs in Central Iowa?
- Buyer costs vary by loan type and price, but often include lender fees, appraisal, title services and insurance, recording fees, and pre-paids, with a common nationwide range around 2 to 5 percent of the price.
What is the difference between pre-qualification and pre-approval?
- Pre-qualification is a quick estimate, while pre-approval is a documented, conditional commitment from a lender and is usually expected by sellers with your offer.
What could delay or derail underwriting?
- Missing documents, a low appraisal, new debt or major credit changes, and job or income changes can slow or stop underwriting, so avoid big financial moves until after closing.
Do I need owner’s title insurance in Central Iowa?
- It is strongly recommended to purchase Iowa Title Guaranty coverage if paying cash. A financed purchase will require a lender policy which will protect you from covered title problems that happened before you owned the home, such as unpaid liens or recording errors. Iowa is an abstract state therefore we do not have title insurance.
