Nebraska process · buyer view

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

This checklist walks first-time Nebraska buyers through every step from getting pre-approved to picking up the keys.

Phase 1 of 7 · typically 2-8 weeks

Pre-Offer

Get your money lined up, sign on with a buyer's agent, and start touring homes the right way. This is the prep work that makes every later step easier.

Get pre-approved for a mortgage
LenderBefore you start touring homes
Talk to 2-3 lenders before you start house hunting and ask each for a written pre-approval letter. Have your last 2 years of tax returns, recent pay stubs, and bank statements ready so they can quote real numbers, not guesses.
You'll need
- W-2s (last 2 years)
- Pay stubs (last 30 days)
- Bank statements (last 2 months)
- Photo ID
Cost: $0
Set a real monthly budget
YouBefore you start touring homes
Add up your expected mortgage payment, property taxes, homeowners insurance, and any homeowners association dues to see what you can actually afford each month. Leave room for utilities, repairs, and a small emergency cushion so a single furnace bill does not blow up your finances.
Cost: $0
Read and sign the Nebraska Agency Disclosure Form
Your agentAt your very first meeting with any agent, before they show you a home
Nebraska law requires any agent to give you a written Agency Disclosure Form before they show you property or talk price and terms. Read who the agent represents (you, the seller, or both as a limited dual agent) and sign only after you understand it.
You'll need
- Nebraska Agency Disclosure Form
Cost: $0
Sign a written buyer representation agreement
Your agentBefore touring your first home
Since the NAR settlement took effect on August 17, 2024, your agent must have a signed buyer agreement with you before showing the first property if their brokerage is in the MLS. The agreement spells out how your agent gets paid, how much, and confirms that pay rates are negotiable and not set by any board.
You'll need
- Written buyer representation agreement
Cost: $0
Interview and pick a Nebraska buyer's agent
YouBefore signing a buyer agreement
Talk to at least 2-3 agents who actively work in the area you want to buy in. Ask how many buyers they closed last year, how they handle competing offers, and how their compensation works so you can compare apples to apples.
Cost: $0
Tour homes that fit your criteria
Your agentAfter pre-approval and signing the buyer agreement
Walk through homes in person, even ones that look perfect online, and pay attention to the roof, basement, windows, and how the neighborhood feels at different times of day. Take photos and notes so the houses do not blur together by the end of the week.
Cost: $0
Ask for the seller's Property Condition Disclosure early
Your agentBefore writing an offer
Nebraska sellers of a home must give you a written Seller Property Condition Disclosure Statement before you sign the purchase contract. Ask your agent to request it as soon as you are seriously interested so you know about water issues, roof age, and other defects before you write an offer.
You'll need
- Seller Property Condition Disclosure Statement
Cost: $0
Check whether the property sits in a flood zone
YouBefore writing an offer
Look up the address on the FEMA Flood Map Service Center to see if it is in a Special Flood Hazard Area, especially near the Missouri, Platte, Republican, Loup, or Elkhorn Rivers. If it is, your lender will require flood insurance and the cost can be hundreds to thousands of dollars per year.
Cost: $0

Phase 2 of 7 · typically 1-7 days

Offer

Decide on price and terms, write a clean offer, and negotiate until both sides sign. This phase ends the moment you have a fully signed purchase agreement.

Have your agent run comps on the home
Your agentBefore writing an offer
Ask your agent for recent sale prices of 3-5 similar homes nearby that sold in the last 3-6 months. These comparable sales tell you what the property is really worth so you do not overpay or get out-bid by accident.
Cost: $0
Write the purchase agreement
Your agentOnce you decide to make an offer
Your agent will fill out a standard Nebraska purchase agreement, usually the Nebraska REALTORS Association form, with your price, contingencies, requested closing date, and any items you want included like the fridge or washer. Read every blank before you sign so nothing surprises you later.
You'll need
- Purchase agreement
Cost: $0
Confirm in writing how your agent will get paid
Your agentWhen drafting the offer
Spell out in the offer whether the seller is contributing to your agent's pay, how much, and what you owe if they do not. Under the NAR settlement, MLS listings can no longer advertise buyer agent pay, so you and your agent must negotiate this directly with the seller side.
You'll need
- Purchase agreement
Cost: $0
Deposit your earnest money
YouWithin 1-3 business days of offer acceptance
Earnest money is a good-faith deposit that shows the seller you are serious. In Nebraska, the brokerage holding it must put your funds in a trust account by the next banking day, so write the check to the brokerage or title company named in your contract, not to the seller.
You'll need
- Earnest money check or wire confirmation
Cost: $500-5,000 typical
Negotiate counters until both sides sign
Your agentWithin hours or days of submitting your offer
The seller may counter on price, closing date, repairs, or what stays with the home. Work with your agent to decide what to push back on and what to let go, and remember the deal is not final until you both sign the same version of the contract.
You'll need
- Counteroffer addenda
Cost: $0
Get the lead paint disclosure if the home was built before 1978
Seller's sideBefore the purchase agreement becomes binding
Federal law requires the seller to give you a lead-based paint disclosure and the EPA's Protect Your Family from Lead in Your Home pamphlet for any home built before 1978. You also get a 10-day window to test for lead paint, which you can keep or waive in writing.
You'll need
- Lead-based paint disclosure form
- EPA lead pamphlet
Cost: $0

Phase 3 of 7 · typically 3-7 days

Under Contract

Now that the purchase agreement is signed, the clock starts on every contingency. Open escrow, line up vendors, and start your due diligence.

Open escrow with the title company
Escrow / titleWithin 1-2 days of signed contract
Nebraska closings are run by title companies, not attorneys, so a title company will handle the closing, hold funds, run the title search, and record your deed. Your agent will send the signed contract to the title company named in the agreement to open the file.
You'll need
- Signed purchase agreement
Cost: $0
Send your loan documents to the lender
LenderWithin 3-5 days of signed contract
Your lender will ask for updated pay stubs, bank statements, tax returns, and any letters explaining large deposits or job changes. Reply within a day or two so underwriting does not stall and push your closing date.
You'll need
- Updated pay stubs
- Bank statements
- Tax returns
- Letters of explanation
Cost: $0
Read the Seller Property Condition Disclosure carefully
YouWithin the first few days of being under contract
Nebraska's required seller disclosure covers the seller's actual knowledge of items like the roof, foundation, basement leaks, heating and cooling systems, and known environmental hazards. Use it to plan your inspection focus areas and to decide whether anything raises a red flag.
You'll need
- Seller Property Condition Disclosure Statement
Cost: $0
Request condo or townhome documents if applicable
Seller's sideWithin the first week of being under contract
If you are buying a condo or townhome, Nebraska law requires the seller to deliver governing documents like the declaration, bylaws, current budget, reserve balance, and any pending lawsuits before the contract is fully binding. You also get a rescission period after delivery to back out if something looks bad.
You'll need
- Declaration
- Bylaws
- Rules and regulations
- Current budget
- Financial statements
- Reserve balance
Cost: $0
Book a licensed home inspector
YouWithin the first 3-5 days of being under contract
Pick an experienced home inspector and schedule the inspection inside your contract's inspection window. Plan to be there for the walk-through at the end so the inspector can show you the issues in person, not just in a report.
Cost: $300-600 typical
Shop homeowners insurance quotes
YouWithin the first 1-2 weeks under contract
Get quotes from at least 2-3 insurance companies because rates and coverage limits can vary widely, especially for older homes or homes near rivers. Your lender needs the policy in place before they will fund your loan.
Cost: $800-2,500/year typical

Phase 4 of 7 · typically 7-14 days

Inspection

Use your inspection window to find out what is really going on with the house and to negotiate repairs or credits. This is your last clean chance to walk away if something major shows up.

Attend the home inspection
InspectorInside the inspection contingency period in your contract
Walk the home with your inspector for the last 30-60 minutes so they can show you the roof, electrical panel, water heater, and any defects in person. Bring a notebook to write down maintenance tips you will want later, even on items that are not deal-breakers.
Cost: $300-600 typical
Order specialty tests as needed
InspectorInside the inspection contingency period
Based on what the home inspector flags, you may want a separate sewer scope, radon test, mold test, structural engineer review, or a meth contamination test. These specialty inspections are extra but they catch the expensive problems a general inspector cannot.
Cost: $150-700 each
Read the full inspection report
YouWithin 1-2 days after the inspection
Inspection reports are usually 30-60 pages long and split issues into safety problems, major repairs, and routine maintenance. Focus on safety and major items first and use those as the basis for any repair or credit request you send the seller.
You'll need
- Home inspection report
Cost: $0
Send a repair or credit request to the seller
Your agentInside the inspection contingency period
Work with your agent to send a written request asking the seller to fix specific items, give you a closing-cost credit, or lower the price. Keep the list focused on the items that actually matter to you because long lists usually go nowhere.
You'll need
- Inspection response addendum
Cost: $0
Decide whether to move forward, renegotiate, or walk away
YouBefore the inspection contingency deadline
If the seller will not agree to your repair or credit request and the issues are too big, you can usually cancel during the inspection contingency window and get your earnest money back. Talk it through with your agent before the deadline so you do not lose your right to walk.
Cost: $0
Check the Nebraska Sex Offender Registry yourself
YouDuring the inspection or due diligence period
Nebraska real estate agents are not required to research the public sex offender registry for you and will normally point you to it instead of giving you their own answer. Look up the address and surrounding blocks on the Nebraska State Patrol's public registry so you can decide for yourself.
Cost: $0

Phase 5 of 7 · typically 2-4 weeks

Loan and Appraisal

Your lender orders the appraisal and finishes underwriting. The goal is a clear-to-close so you can move on to scheduling the closing.

Lock your interest rate
LenderWithin the first 1-2 weeks under contract
Talk to your lender about locking your rate so a market move does not change your monthly payment before closing. Lock periods usually run 30-60 days and longer locks may cost a small fee.
Cost: $0-500 typical
Pay for the appraisal when ordered
LenderWithin the first 1-2 weeks under contract
Your lender will order an appraisal from an independent appraiser to confirm the home is worth what you are paying. The fee is usually charged to your card up front and is non-refundable once the appraiser is dispatched.
Cost: $500-700 typical
Review the appraisal and handle any value gap
Your agentWithin a few days of receiving the appraisal
If the appraisal comes in below the purchase price, you and your agent can ask the seller to lower the price, dispute the appraisal, bring extra cash to cover the gap, or cancel under the appraisal contingency. Decide quickly so you do not miss your contract deadlines.
You'll need
- Appraisal report
Cost: $0
Respond to underwriter requests promptly
LenderThroughout the loan process
Underwriting will likely come back with a list of follow-up questions about your income, deposits, or debts. Send each item the same day if you can because every delay pushes your closing date.
You'll need
- Letters of explanation
- Updated bank statements
- Pay stubs
Cost: $0
Do not open new credit or change jobs
YouFrom now until you close
Until you close, do not open new credit cards, finance a car, take large cash advances, or change jobs without telling your lender first. Lenders re-check credit and employment right before closing and any surprise can derail the loan.
Cost: $0
Bind your homeowners and flood insurance
You1-2 weeks before closing
Pick the homeowners policy you want and tell the insurance company to bind it for the closing date so coverage starts the moment you own the home. If the home is in a Special Flood Hazard Area, you must also bind a separate flood insurance policy before your lender can fund.
You'll need
- Insurance declarations page
Cost: $800-2,500/year typical

Phase 6 of 7 · typically 5-10 days

Pre-Closing

Title work, the closing disclosure, and the final walk-through come together in the last 1-2 weeks. This is where you confirm every dollar and every detail before signing day.

Review the title commitment
Escrow / title1-2 weeks before closing
The title company will send a title commitment listing liens, easements, and any other clouds on the property. Read it with your agent and ask the title company to clear anything that does not look right before closing.
You'll need
- Title commitment
Cost: $0
Decide on owner's title insurance
Escrow / titleBefore closing
Your lender will require lender's title insurance to protect the loan, but a separate owner's title insurance policy protects you if someone later challenges your ownership. It is a one-time premium at closing and most Nebraska buyers choose to buy it.
Cost: $400-1,500 typical
Review the Closing Disclosure
LenderAt least 3 business days before closing
Federal law requires your lender to send a 5-page Closing Disclosure at least 3 business days before closing. Compare it line-by-line to your most recent Loan Estimate and ask your lender to explain any number that changed by more than a few dollars.
You'll need
- Closing Disclosure
Cost: $0
Confirm your cash-to-close amount and wire instructions
Escrow / title1-3 days before closing
Your title company will tell you the exact dollar amount you need to bring and how to send it, usually by wire. Call the title company at a phone number you already know to verify the wire instructions because wire fraud is one of the most common scams in real estate.
You'll need
- Wire confirmation or cashier's check
Cost: $0
Do the final walk-through
Your agentWithin 24-48 hours of closing
Walk the home one more time within 24-48 hours of closing to confirm agreed-upon repairs are done, included items are still there, and nothing new has been damaged. If something is wrong, tell your agent right away so the title company can hold money back at closing.
Cost: $0
Confirm whether the seller is a foreign person under FIRPTA
Escrow / titleBefore closing
Federal law makes you, the buyer, responsible for withholding 15% of the purchase price under FIRPTA if the seller is a foreign person. Ask your title company to collect a non-foreign affidavit from the seller or to handle the withholding so you do not get stuck with a tax bill.
You'll need
- Non-foreign affidavit (FIRPTA)
Cost: $0

Phase 7 of 7 · typically 1-2 days

Closing

Sign the final documents at the title company, fund the loan, and take ownership of the home. The keys are usually yours the same day.

Wire your closing funds on time
YouOn or just before closing day
Send your cash-to-close amount to the title company using the verified wire instructions, ideally the morning of closing or the day before. Do not respond to last-minute emailed wire changes because that is almost always a scam.
You'll need
- Verified wire instructions
Cost: $15-50 wire fee
Sign the closing documents at the title company
Escrow / titleOn closing day
Plan on 60-90 minutes at the title company to sign the loan docs, deed of trust, closing disclosure, and other paperwork. Bring a government-issued photo ID and read the dollar amounts and names on each page before you sign.
You'll need
- Government-issued photo ID
Cost: $0
Confirm who pays the documentary stamp tax
Escrow / titleOn closing day
Nebraska charges a documentary stamp tax of $2.25 per $1,000 of the purchase price when the deed is recorded, and Nebraska law and custom both put that on the seller. Glance at the closing disclosure to make sure the tax is not charged to you by mistake.
You'll need
- Closing Disclosure
Cost: $0 to buyer
Confirm the deed is recorded
Escrow / titleWithin 1-3 business days after closing
After signing, the title company sends the deed and deed of trust to the county Register of Deeds for recording, which is what officially makes you the owner. Ask the title company to send you a copy of the recorded deed once the county returns it.
You'll need
- Recorded deed
Cost: $0
Get your keys and take possession
Your agentOn closing day or the next business day
Possession usually transfers when the deed is recorded and funds are released, which is normally the same day or the next business day. Confirm the exact handoff time with your agent so you know when you can move in and start utilities.
Cost: $0
Save your closing package
YouRight after closing
Keep a digital and paper copy of the closing disclosure, deed, title insurance policy, and loan documents for your taxes and for any future sale or refinance. A simple folder labeled with the property address will save you hours later.
You'll need
- Closing Disclosure
- Deed
- Title insurance policy
- Loan documents
Cost: $0

Sources

Last updated May 15, 2026