Kansas process · buyer view

The Kansas Home-Buying Process: Your Step-by-Step Checklist

This checklist walks a first-time Kansas home buyer through every step from getting pre-approved to picking up the keys.

Reading as buyer. Switch to seller

Phase 1 of 7 · typically 2-6 weeks

Pre-Offer

Get your money lined up, pick an agent, and sign the paperwork that legally puts that agent on your side before you tour homes.

  1. Get pre-approved for a mortgage

    LenderBefore you start touring homes

    Talk to 2-3 lenders and ask for a written pre-approval letter. You will need recent pay stubs, the last two years of W-2s or tax returns, and bank statements. Pre-approval shows sellers you can actually pay and tells you the price range you can shop in.

    You'll need

    • W-2s (last 2 years)
    • Pay stubs (last 30 days)
    • Bank statements (last 2 months)
    • Photo ID

    Cost: $0

  2. Save for your down payment and closing costs

    YouBefore you make an offer

    Plan on roughly 3-20% of the home price for the down payment plus another 2-4% for closing costs. Keep that money in an account you can easily document, because your lender will trace where every dollar came from.

    You'll need

    • Bank statements (last 2 months)

    Cost: varies

  3. Read the Brokerage Relationships Disclosure

    Your agentAt your first substantive conversation with an agent

    Kansas law requires any real estate licensee to hand you a written Brokerage Relationships Disclosure at the first substantive conversation about a property. It explains who the agent legally represents — you, the seller, or neither. Read it before you talk price or strategy.

    You'll need

    • Brokerage Relationships Disclosure form

    Cost: $0

  4. Pick your agency relationship

    YouBefore signing your buyer agreement

    In Kansas you can hire a single agent who owes you full loyalty, or a transaction broker who treats both sides neutrally. A single buyer's agent can push for the lowest price and advise you to walk away; a transaction broker cannot take sides. Pick the one that fits how much advocacy you want.

    Cost: $0

  5. Sign a written buyer representation agreement

    Your agentBefore touring any property

    Since the NAR settlement took effect on August 17, 2024, any agent who is an MLS participant must have a signed written buyer agreement with you before showing you homes. The agreement must spell out the exact fee or percentage your agent will be paid — it cannot be left open-ended.

    You'll need

    • Buyer representation agreement

    Cost: $0 at signing

  6. Build your home search criteria

    YouBefore touring

    Write down your must-haves (bedrooms, school district, commute, yard) and your nice-to-haves. Share the list with your agent so they can set up automatic listing alerts and stop wasting your weekends on tours that miss the mark.

    Cost: $0

  7. Tour homes with your agent

    Your agentAfter buyer agreement is signed

    Visit properties in person and take notes and photos. Pay attention to roof age, foundation cracks, water stains, neighborhood noise, and cell signal. A house that looks great online can feel very different in real life.

    Cost: $0

Phase 2 of 7 · typically 1-3 days

Offer

Pick the home, settle on a price and terms, and submit a written offer the seller can sign.

  1. Review comparable sales

    Your agentBefore writing the offer

    Ask your agent for a short list of homes that recently sold within about a mile and within the last 3-6 months. Comparing sale prices, days on market, and condition tells you whether the seller's asking price is reasonable.

    You'll need

    • Comparative market analysis

    Cost: $0

  2. Decide your offer price and earnest money

    YouRight before writing the offer

    Pick a number you would be willing to pay and the amount of earnest money — usually 1-2% of the price — you will put down to show you are serious. Earnest money is held in escrow and applied to your costs at closing if the deal goes through.

    Cost: 1-2% of price (earnest money)

  3. Negotiate who pays your agent

    Your agentWhile drafting the offer

    After the NAR settlement, the seller can no longer publish an offer of buyer-agent pay on the MLS. Your agent's fee can be paid by you, by the seller as a term written into the purchase contract, or with seller concessions you then apply to that fee. Decide your ask before you write the offer.

    Cost: varies

  4. Add your contingencies

    Your agentWhile drafting the offer

    Contingencies are escape hatches that let you walk away and get your earnest money back if something goes wrong. Standard ones are an inspection contingency, a financing contingency, and an appraisal contingency. Skip them only if you fully understand the risk.

    Cost: $0

  5. Sign the KREC-approved purchase contract

    Your agentWhen submitting the offer

    Kansas licensees must use KREC-approved purchase contract forms — they can only fill in the blanks, not draft their own legal language. If you want custom contract terms beyond what the form allows, hire a Kansas attorney to draft an addendum.

    You'll need

    • KREC-approved purchase contract

    Cost: $0

  6. Submit the offer to the seller

    Your agentSame day you sign the offer

    Your agent delivers the signed offer to the listing agent along with your pre-approval letter and proof of funds for the earnest money and down payment. Expect a counter-offer — accepting your first number rarely happens.

    You'll need

    • Signed offer
    • Pre-approval letter
    • Proof of funds

    Cost: $0

Phase 3 of 7 · typically First 3-7 days after acceptance

Under Contract

The seller accepted. Now deliver earnest money and gather every disclosure you are owed before deadlines run out.

  1. Deliver your earnest money

    YouWithin the deadline in your contract (often 1-3 days)

    Hand over earnest money to the brokerage or title company named in your contract. Kansas rules require the broker to deposit it into a trust account by the close of the next business day after receiving it. Get a written receipt.

    You'll need

    • Earnest money check or wire receipt

    Cost: 1-2% of price

  2. Review the seller's property condition disclosure

    Seller's sideWithin days of acceptance

    Kansas does not force every seller to fill out a disclosure form, but most sellers and listing agents use the KREC Seller's Disclosure of Property Condition to document what they know. Kansas licensees still have a legal duty to disclose adverse material facts they know about the property even when no form is used.

    You'll need

    • Seller's Disclosure of Property Condition (if provided)

    Cost: $0

  3. Get the lead-based paint disclosure if the home is older than 1978

    Seller's sideBefore you remove the inspection contingency

    Federal law requires sellers of homes built before January 1, 1978 to give you a lead-based paint disclosure, an EPA pamphlet, and a 10-day window to test for lead at your own cost. Kansas follows the federal rule — there is no separate state form.

    You'll need

    • Lead-based paint disclosure form
    • EPA Protect Your Family pamphlet

    Cost: $0 (test $300-500 if you choose to test)

  4. Request the HOA or condo resale package if applicable

    Seller's sideWithin days of acceptance

    If the home is in a condo, planned community, or other common interest community, the Kansas Uniform Common Interest Owners Bill of Rights Act requires the seller to give you a resale package — the CC&Rs, bylaws, the latest budget and financials, reserve fund balance, recent meeting minutes, and any pending litigation. You get a review period and, in some cases, a right to cancel.

    You'll need

    • CC&Rs
    • Bylaws
    • Budget and financials
    • Reserve study
    • Meeting minutes

    Cost: $0 (some HOAs charge $100-300)

  5. Lock your mortgage rate

    LenderWithin days of acceptance

    Once you have a signed contract, tell your lender to lock the interest rate for a window that covers your closing date — usually 30, 45, or 60 days. Locking shields you from a rate jump while underwriting plays out.

    Cost: $0

Phase 4 of 7 · typically 7-14 days after acceptance

Inspection

Hire pros to look at the property top to bottom, check public records that affect insurability, and negotiate repairs or credits before your contingency runs out.

  1. Hire a home inspector

    InspectorWithin your inspection contingency window

    Pick a qualified home inspector and schedule the inspection within your contract deadline. A general inspection covers structure, roof, electrical, plumbing, HVAC, and major appliances. You pay for the inspection up front, separate from closing.

    Cost: $300-600 typical

  2. Attend the inspection

    YouDay of the inspection

    Show up for at least the last hour of the inspection so the inspector can walk you through their findings in person. Take photos and notes. Ask which items are safety issues versus cosmetic.

    Cost: $0

  3. Check the FEMA flood zone

    YouDuring the inspection window

    Look up the property at the FEMA Flood Map Service Center. If it sits in a Special Flood Hazard Area (Zone A, AE, AO, or similar), flood insurance is generally required by your lender and the cost can be hundreds to thousands per year. Kansas licensees who know the home is in a flood zone are required to disclose it as a material fact.

    You'll need

    • FEMA flood map result

    Cost: $0

  4. Check the Kansas sex offender registry yourself

    YouDuring the inspection window

    Kansas does not require a seller or agent to volunteer that registered offenders live near a property. The Kansas Bureau of Investigation runs a free public registry at kbi.ks.gov — search it yourself for the property address while you are in the inspection window.

    Cost: $0

  5. Order specialty inspections if needed

    InspectorDuring the inspection window

    Order extra inspections when the property or general inspector flags them — sewer scope for older sewer lines, well water test and septic inspection for rural homes, radon test, or termite (wood-destroying organism) report. Each takes a few days and has its own fee.

    Cost: $100-500 each

  6. Confirm whether mineral rights transfer with the property

    Escrow / titleDuring the inspection or title review window

    Kansas is a major oil, gas, and coal state, and mineral rights are often severed from the surface. Ask the title company to confirm whether the seller owns the mineral estate and whether it transfers to you. If a third party owns the minerals, they may have legal rights to drill or operate on the surface. Kansas licensees must disclose this as a material fact if they know about it.

    You'll need

    • Title commitment
    • Mineral rights chain

    Cost: $0

  7. Ask about meth contamination history

    Your agentDuring the inspection window

    Kansas law treats a property that was used as a meth lab as a material fact that must be disclosed. Contaminated property must be cleaned up by a KDHE-certified contractor before it can be reoccupied. If anything in the records or disclosures suggests this history, ask for proof of remediation before you proceed.

    You'll need

    • KDHE remediation certificate (if applicable)

    Cost: $0

  8. Negotiate repairs or credits with the seller

    Your agentBefore the inspection contingency deadline

    Within your inspection contingency window, tell the seller in writing which items you want fixed, replaced, or credited at closing. They can agree, counter, or refuse. If you cannot reach a deal you can usually cancel and get your earnest money back as long as you act before the deadline.

    You'll need

    • Repair request addendum

    Cost: varies

Phase 5 of 7 · typically 2-4 weeks

Loan & Appraisal

Your lender orders an appraisal and pushes the file through underwriting while the title company starts the title search.

  1. Complete your full loan application

    LenderWithin days of going under contract

    Send your lender everything they ask for and reply fast to every follow-up. Missing one bank statement or paystub is the most common reason closings slip. Do not change jobs, open new credit cards, or make big purchases until after closing.

    You'll need

    • Updated pay stubs
    • Bank statements
    • Gift letters (if applicable)
    • Tax returns

    Cost: $0

  2. Pay for and wait on the appraisal

    Lender1-2 weeks after going under contract

    The lender orders an appraisal to confirm the home is worth what you are paying. You pay the appraisal fee up front. If the value comes in low you can renegotiate price, bring extra cash, or — if you kept the appraisal contingency — walk away.

    Cost: $500-700 typical

  3. Title search and title commitment

    Escrow / titleWithin 1-3 weeks of acceptance

    The title company researches the property's chain of ownership, liens, easements, and judgments. They issue a title commitment listing anything that has to be cleared before closing. Read it. Ask questions about any item you do not understand.

    You'll need

    • Title commitment

    Cost: Included in title insurance premium

  4. Buy homeowners insurance

    YouAt least 1-2 weeks before closing

    Shop and bind a homeowners insurance policy effective on your closing date. Your lender will require proof of insurance before it funds the loan. If the property is in a FEMA Special Flood Hazard Area, get a separate flood insurance policy too.

    You'll need

    • Insurance binder
    • Declarations page

    Cost: $1,000-2,500/yr typical

  5. Check whether FIRPTA withholding applies

    Escrow / titleBefore closing

    If the seller is a foreign person under federal tax law, you as the buyer are required to withhold and send a percentage of the gross sale price to the IRS under FIRPTA. The standard rate is 15%, dropping to 10% for some personal residences. The title company normally handles the withholding, but the legal duty sits with you — confirm in writing how it will be handled.

    You'll need

    • Seller's FIRPTA certificate of non-foreign status (if applicable)

    Cost: 10-15% of price (withheld from seller, not extra to you)

Phase 6 of 7 · typically Last 7 days before closing

Pre-Closing

Final lender approval, the legally required cost preview, and your last look at the property before money moves.

  1. Get the clear-to-close from your lender

    LenderTypically 5-7 days before closing

    Once underwriting signs off, your lender issues a clear-to-close. That is your green light that the loan is approved and ready to fund. Do not change jobs, open new credit, or move money around between clear-to-close and closing day.

    Cost: $0

  2. Review the Closing Disclosure

    LenderAt least 3 business days before closing

    Federal law requires your lender to send you a Closing Disclosure at least 3 business days before you sign at the closing table. Compare every number to your Loan Estimate — interest rate, monthly payment, cash to close, and itemized fees. Flag anything that changed.

    You'll need

    • Closing Disclosure

    Cost: $0

  3. Confirm wire instructions by phone

    You1-2 days before closing

    Wire fraud is one of the most common scams in real estate. After the title company sends you wire instructions, call them at a number you already had on file (not one from the email) and verbally confirm the account and routing numbers before you send any money.

    You'll need

    • Wire instructions

    Cost: $0

  4. Do the final walk-through

    Your agentDay before or morning of closing

    Within 24-48 hours of closing, walk the home one last time. Confirm agreed-upon repairs were done, included appliances are still there, and the home is in the condition you expect. If something is wrong, raise it before you sign.

    Cost: $0

  5. Wire your cash to close

    YouDay before closing

    Send the down payment and closing costs by wire transfer to the title company's verified account, using the figure on your Closing Disclosure. Most title companies will not accept personal checks or last-minute cash drops for the full amount.

    You'll need

    • Wire receipt

    Cost: Down payment + closing costs

Phase 7 of 7 · typically 1-2 hours at the title company

Closing

Sign the final papers, record the deed, and take the keys.

  1. Sign your closing documents at the title company

    Escrow / titleClosing day

    Kansas closings are almost always run by a title company, with the closing agent walking you through the deed, the note, the mortgage, and your final disclosures. An attorney is not required, but you can hire one to review documents in advance if you want extra peace of mind.

    You'll need

    • Government-issued photo ID
    • Closing Disclosure

    Cost: $0

  2. Sign the Sales Validation Questionnaire (VQ form)

    Escrow / titleAt closing

    Kansas law requires a Sales Validation Questionnaire to be filed with the county appraiser for almost every real estate transfer. The form captures the names, sale price, financing type, and property details. The title company prepares it — you just sign.

    You'll need

    • Sales Validation Questionnaire

    Cost: $0

  3. Pay county recording fees

    Escrow / titleAt closing

    Kansas eliminated its Mortgage Registration Tax on July 1, 2019, which used to add roughly $0.26 per $100 of loan amount at closing. Today you pay only per-page recording fees set by the county. Expect the total to be far lower than in pre-2019 closings.

    Cost: $50-200 typical

  4. Record the deed with the county

    Escrow / titleSame day or next business day after closing

    The title company sends the signed deed to the county register of deeds to be officially recorded. Recording is what makes you the legal owner of record — it is not enough to just have a signed deed in your hand. The title company manages this after the signing.

    You'll need

    • Signed and notarized deed

    Cost: Included in recording fees

  5. Get the keys and take possession

    Your agentAfter funding and recording

    After the loan funds and the deed is recorded, you officially own the home. You get the keys, garage door openers, and any access codes. Change the locks on day one — you have no idea how many copies of the old key are still floating around.

    Cost: $50-200 for new locks

  6. Save your full closing package

    YouWithin a week of closing

    Store a complete copy of every document you signed — Closing Disclosure, deed, note, mortgage, title insurance policy, homeowners insurance binder, and the Sales Validation Questionnaire. You will need them for taxes, refinancing, and the eventual resale.

    You'll need

    • Full closing package

    Cost: $0

Sources

  1. [1] NAR Settlement FAQs — Buyer Agreement Requirements
  2. [2] K.S.A. 58-30,109 — Disclosure of Brokerage Relationship
  3. [3] NAR Settlement FAQs — MLS and Compensation Rule Changes
  4. [4] Kansas Real Estate Commission — Compensation and Disclosure Guidance
  5. [5] IRS — FIRPTA Withholding
  6. [6] FEMA Flood Map Service Center
  7. [7] K.S.A. 58-30,106 — Licensee Duty to Disclose Material Facts
  8. [8] K.S.A. 58-4601 et seq. — Kansas Uniform Common Interest Owners Bill of Rights Act
  9. [9] K.S.A. 58-4616 — Resale Disclosure and Buyer Rescission Rights
  10. [10] EPA — Real Estate Disclosure for Lead-Based Paint
  11. [11] K.S.A. 22-4901 et seq. — Kansas Offender Registration Act
  12. [12] Kansas Real Estate Commission — Disclosure Guidance
  13. [13] K.S.A. 65-1,201 et seq. — Methamphetamine Contaminated Property
  14. [14] K.S.A. 58-30,106 — Licensee Duty to Disclose Material Facts
  15. [15] K.S.A. 58-30,106 — Licensee Duty to Disclose Material Facts
  16. [16] K.S.A. 58-30,106 — Licensee Duties Including Disclosure of Material Facts
  17. [17] Kansas Real Estate Commission — Seller's Disclosure Form
  18. [18] K.S.A. 58-30,105 — Single Agency Duties
  19. [19] K.S.A. 58-30,106 — Transaction Broker Duties
  20. [20] K.S.A. 58-30,109 — Disclosure of Brokerage Relationship Required
  21. [21] Kansas Real Estate Sales Validation Questionnaire — K.S.A. 79-1437f et seq.
  22. [22] Kansas Real Estate Commission — Closing and Settlement Guidance
  23. [23] Kansas Mortgage Registration Tax Repeal — 2019 Legislature
  24. [24] Kansas Real Estate Commission — Closing Cost References
  25. [25] K.S.A. 58-3078 — Prohibition on Unauthorized Legal Instrument Preparation
  26. [26] Kansas Real Estate Commission — Approved Forms
  27. [27] K.S.A. 79-1437f et seq. — Real Estate Sales Validation Questionnaire
  28. [28] Kansas Real Estate Commission — Closing Compliance References
  29. [29] K.A.R. 86-3-6 — Trust Account Requirements
  30. [30] K.S.A. 58-3075 — Broker Accountability for Trust Funds

Last updated May 15, 2026