Buying a home in West Michigan
Start with a pre-approval and a monthly payment you are comfortable with. Down payments can start at 3 percent, closing costs run about 2 to 3 percent, and most purchases close 30 to 60 days after the offer is accepted.
Before You Tour
Four things to sort out first
Timing, the real monthly number, what you actually need in a house, and how an offer works. Get these clear and the search goes faster.
Straight advice, even when it's "not yet"
Some of the most useful conversations end with a reason to wait. How long you plan to stay, how steady your income is, and what you have saved matter more than the headlines.
What you can afford, not just what you qualify for
A lender tells you the maximum. Budget from the monthly payment instead: principal, interest, taxes, and insurance, plus closing costs and a cushion for repairs.
What to look at in a house
Split must-haves from nice-to-haves, weigh the school district and the commute, and look past the photos: roof, furnace, water heater, windows, and foundation.
How an offer actually works
Price is one part. Earnest money, contingencies, and your timeline matter too. Know what each term protects before you sign.
What to Expect
From first call to keys
Five steps from the first call to the keys.
A conversation about your goals
Before anything else, we talk through what you're looking for, why, and when it might make sense to move, so you know whether now is the right time given your situation.
Clarity on financing
Pre-approval versus pre-qualification, what each actually means, and the full picture of down payment and closing costs. Preferred local lender introductions are there when you're ready.
A focused, guided search
Showings are picked from your must-have list, and new listings that fit reach you the day they hit the market.
A thoughtful offer
The offer price comes from recent sales nearby. Every term, contingency, and number is explained before you sign, and the inspection steps are laid out ahead of time.
An organized path to closing
Appraisal, title, and the closing timeline explained. The final walkthrough planned. Every step toward the finish line is tracked and communicated so nothing catches you off guard.
Relocating to West Michigan
Communities, schools, and how to buy from out of the area, with video calls and virtual tours.
Read the relocation guide →First home, rentals, or a move here
Read the guide First-time buyers
What it costs, how the loan programs work, and the mistakes to skip on a first purchase.
Investor guide Investors
Flips, buy and hold, and portfolios: how the numbers need to look before you buy.
Start searching Search every listing
Every active West Michigan listing, updated daily.
The Buyer's Roadmap
The Complete West Michigan Buyer's Guide
From pre-approval to closing, a clear walkthrough of what to expect and how to compete. Written in plain language, free to read, no form required.
First-Time Buyers
Three Ways to Get Ready to Buy
Buying your first home starts with knowing where you stand. Work through it yourself, talk it out one on one, or come to a free live class.
Readiness Workbook
A self-paced workbook with the questions, budgeting, and planning that show you exactly where you stand on the path to your first home.
Open the workbook →Readiness Call
A quick 10 to 15 minute call with a Legacy advisor: an honest look at where you stand and what comes next.
Book a readiness call →Free First-Time Buyer Class
A free, live class with Legacy and VanDyk Mortgage. Learn the real numbers, the loan programs, and the path to your first home.
Register for the class →Buyer Questions
Common Buyer Questions, Answered Honestly
No. The 20 percent rule is the biggest myth in home buying. Conventional loans typically start around 3 to 5 percent down, FHA loans require about 3.5 percent, and VA and USDA loans can mean zero down for those who qualify. Twenty percent mainly matters if you want to avoid private mortgage insurance. Down payment is also only part of the picture, since you also plan for closing costs and reserves.
Yes, and not just pre-qualified. Pre-approval means a lender has actually reviewed your financials and committed to a number. In West Michigan, good homes move fast, so if you find something you love without pre-approval, you will likely lose it. It takes a few days and it is worth doing before you start looking seriously.
Closing costs typically run about 2 to 3 percent of the purchase price, separate from your down payment. They cover items like lender fees, title work, appraisal, and prepaid taxes and insurance. The exact number depends on your loan and the property, and we run the real figures for your situation so nothing at the closing table is a surprise.
In Michigan, a home's taxable value is capped while one owner holds it, then it uncaps and resets when the home sells. That means your tax bill can be meaningfully higher than the current owner's on the same house. It is not a trick, it is how Michigan property tax works, and it is worth understanding before closing.
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