Buying a Home in Southwest Iowa & the Omaha Metro

Neither state requires one, but it's worth having. The listing agent represents the seller, not you. A buyer's agent works only for you: pricing homes against recent sales, writing a strong offer, negotiating repairs and credits, and tracking deadlines so you don't overpay or lose protections in your contract.

Before touring homes, you'll sign a written buyer agreement that spells out what we do for you and how we're paid. Often the seller or listing brokerage offers to cover some or all of that fee. Fees aren't set by law and are always negotiable, and we'll walk you through your options up front.

Yes. As your buyer's agent, we can show you homes listed by any real estate company, not just ours. Our search includes listings from across the MLS, but some brokerages don't list their homes on the MLS, so those won't appear here. If you spot a home on Zillow, another website, or a yard sign that isn't in our search, send it our way. We'll contact the listing brokerage and set up a showing.

From accepted offer to closing usually takes about 30 to 45 days in both states, depending on your loan and contract. Shopping time varies: some buyers find the right home in a week, others take a few months. Getting pre-approved first is the best way to be ready when the right one comes along.

Yes. A pre-approval means a lender has verified your credit, income, and finances, so you know your real budget and sellers take your offer seriously. Some sellers won't consider an offer without one. A pre-qualification is a quicker estimate and doesn't carry the same weight.

Start with a whole-home inspection and a radon test, since both Iowa and Nebraska have high radon levels. Depending on the home, consider a sewer line scope, a wood-destroying insect inspection, or HVAC and foundation checks. Rural properties may also need a well water test and a septic inspection. Iowa generally requires a septic inspection when a property sells; Nebraska doesn't have the same statewide rule, so it's smart to order one anyway. Your contract sets the inspection deadline, often 7 to 14 days.

Acreages come with questions a city lot doesn't. Look at the well and water quality, the septic system, outbuildings and fencing, zoning and easements, and utilities like rural water, propane, and internet. In Iowa, most septic systems must be inspected when a property sells; in Nebraska, ask for an inspection even though it isn't required statewide. Financing can also work differently for larger acreages or bare land, so talk with your lender early.

Often, yes. VA loans are available to eligible veterans and service members and often require no down payment. USDA loans serve eligible rural areas and incomes, and many small towns and rural properties in Southwest Iowa and eastern Nebraska may qualify. Eligibility depends on the address and your situation, so we'll connect you with a local lender who can confirm.

It depends on what matters most to you. Council Bluffs and Glenwood on the Iowa side, and Papillion, Bellevue, and Gretna on the Nebraska side, each offer different commutes, school districts, property taxes, and price points. Our broker is licensed in both Iowa and Nebraska, so we can help you compare both sides of the river.

We're based in Glenwood, Iowa, and serve buyers across Southwest Iowa, the Omaha metro, and southeast Nebraska, including Glenwood, Council Bluffs, Malvern, Red Oak, Shenandoah, Omaha, Bellevue, Papillion, Gretna, and Plattsmouth. Several of our agents are licensed in both Iowa and Nebraska.