Buying a house in the US means going through three stages: finding the property through an owner, an agency or a marketplace, verifying the documents on the building and the land, then locking in the price and transferring title. The price depends on the city, square footage, the state of the utilities and the distance to the center. Below we cover where to look for listings, what to check at the viewing and during the deal preparation.
Most buyers aren't searching for an abstract house but for a specific street in a specific neighborhood. In large cities that often means a particular suburb or a private residential pocket. In smaller towns people look at specific districts, and in coastal areas at particular waterfront zones. This affects both the price and how much time you'll spend commuting.
The rest of this guide is built as a checklist. You can open it on your phone during a viewing and ask the seller questions point by point.
- Search across three channels at once: direct owner, agency, listing marketplace.
- Verify three things: title, absence of encumbrances, and the land boundaries in the cadastre.
- Budget 5-10 percent above the price for closing, taxes and repairs.
- Start negotiating after the viewing and document check, not before.
Where to look for houses for sale: owner, agency or marketplace
The shortest path to savings is direct contact with the owner. The fastest way to see many options is a listing marketplace. An agency adds paperwork but also takes on part of the risk.
Each channel has its own price tag. A direct owner usually doesn't pay commission, so they're more willing to negotiate. An agency lists the property higher because their fee is baked into the price. A marketplace gives you choice but requires you to vet the seller yourself.
| Channel | Who sets the price | Commission | What you verify | Who it suits |
|---|---|---|---|---|
| Direct owner | the owner | none | title, encumbrances, seller's identity | those ready to negotiate on their own |
| Agency | agent and owner | usually 2-5 percent | agency contract, agent's authority | those who want deal support |
| Listing marketplace | seller in the listing | depends on the seller | seller's history, photos, description accuracy | those comparing many options |
On a marketplace it's easy to filter by city, neighborhood and category, and to message the seller on the site. On EX & GO you can see the seller's history and reviews, and listings go through moderation, so some clearly dubious offers are removed before you even call. We see that buyers most often ask about plot boundaries, the condition of the roof and whether gas is connected. The listing rules are described on the rules page.
How to read houses for sale listings
Photos in a listing show the facade, not the problems. Look at the publication date, the number of photos, whether there's a plot plan and a cadastral number. If there's no number, that's your first question on the call.
The price in a listing is almost always a starting point. Compare three or four similar properties in the same area to understand the real range. houses for sale
What to check in the house and on the land before the deal
A viewing splits into two parts: what you can see with your eyes and what the documents confirm. Buyers often make the mistake of starting with the documents and only glancing at the building.
The building
The roof, foundation and walls determine how much you'll invest after purchase. Cracks in the foundation, damp marks on the ceiling, signs of repair in one corner are reasons to call a building inspector.
Check the electrics: when the wiring was replaced, whether there's grounding, what capacity is allocated. Gas and water matter more than finishes. In rural areas gas is often mains-connected, while in coastal regions water issues come up more often.
The land
The land's designated use must match residential construction. Check whether a neighbor's boundary runs through the plot, whether there's an easement, and whether it sits in a flood zone.
The boundaries on the ground must match the cadastral plan. If the fence is shifted, that's a dispute with a neighbor that you'll have to resolve.
How to verify house documents in the US
The basic set is an extract from the property rights register, the title document, a technical passport and land documents. Each can be checked in state registers.
The extract from the State Register of Property Rights shows the owner, the date the right was acquired, arrests, mortgages and other encumbrances. If the seller isn't the owner, they must have a notarized power of attorney.
Cross-check land issues with the State Geocadastre data. General guidance on taxation and title registration is published by the State Tax Service of Ukraine. Property rights registration issues are shaped by court practice, which is worth following in disputed cases.
Don't sign a preliminary agreement or hand over a deposit until you've received a fresh extract from the property rights register. A document issued a week ago may be outdated: in that time an arrest could have been placed on the house or enforcement proceedings opened.
How to buy a house: step-by-step order of actions
A deal consists of sequential steps, and each one builds on the previous. Skipping a step usually costs money.
First you agree on the price and terms. Then you sign a preliminary agreement or deposit agreement that fixes the timeline, the amount and the consequences of withdrawal for both parties. Next you prepare the document package and go to the notary.
The notary checks the legal capacity of the parties, certifies the purchase agreement and submits the data to the register. Title passes at the moment of state registration. After that you receive the extract and become the owner.
Payment is handled separately. Settlement through a bank safe deposit box or a wire transfer records the fact that funds changed hands. Cash without documentary proof makes it harder to protect your interests in a dispute.
What it costs to buy a house: price and hidden expenses
The listing price isn't the whole sum. On top of it you pay for closing, taxes and bringing the house into livable condition.
The main extra costs: notary fees, state registration, the pension fund contribution on a first home purchase, property appraisal, and possible realtor fees. Then come repair costs, replacing utilities, and connecting and bringing in services.
Separately, factor in property tax, which is assessed annually, and land tax. Rates and exemptions are set by local communities, so the numbers differ between one city and another.
Cheaper options usually mean either distance from the city or the need for major investment. houses for sale in Kyiv
How to negotiate the price of a house
Negotiation works when you have facts, not emotions. The strongest argument is an estimate for fixing specific defects.
Calculate what it costs to replace the roof, repair the foundation, rewire the electrics or bring in gas. That's your discount. Show the seller you're ready to buy, but only if they compensate part of the work in the price.
Don't start negotiating before the viewing and document check. A seller who sees you're a serious buyer is more willing to concede.
Frequently asked questions about buying a house
How long does it take to buy a house?
From the first viewing to recording the title usually takes two weeks to two months. Most of that time goes into gathering documents and doing due diligence, not the closing itself. If the land isn't in the cadastre or the estate isn't settled, it can drag on for months. Build a buffer before you sign a preliminary agreement.
Can I buy a house without a real estate agent?
Yes, the law doesn't require an agency. You verify the documents yourself, negotiate the price and go to the notary. You save the commission but you have to watch every detail. If you're unsure about the legal side, paying a lawyer for a one-off review is smarter than skipping it entirely.
What documents should the seller have?
The title deed to the house, an extract from the property rights register, a technical passport, documents for the land plot and a certificate showing no utility arrears. If the seller acts under a power of attorney, it must be notarized. Check whether the house is under arrest or mortgage.
Who pays tax when a house is sold?
The seller pays personal income tax, not the buyer. The rate and any exemptions depend on how long they owned it and how many properties they hold. The buyer usually pays the pension fund contribution on a first home purchase and the notary fees. Confirm exact amounts with the tax office where the deal takes place.
Can I buy a house on agricultural land?
Agricultural land has its own legal regime and residential construction on it is restricted. Before buying, check the plot's designated use in the cadastre. If it doesn't allow housing, changing the designation is a lengthy process.
What if the seller refuses to show documents?
Walk away. A transparent seller has no reason to hide the extract or technical passport. If you've already sent a deposit and have doubts, put every agreement in writing and get legal advice. On the marketplace you can report suspicious listings through support.
Summary
Buying a house is doable on your own if you keep the steps in order. First you search for options across several channels and compare prices, then you verify the building, the land and the documents, and only after that do you agree on the sum. Costs aren't limited to the listing price: add closing, taxes and future repairs. Base your negotiation on an estimate, not emotions. If you're unsure about the legal cleanliness of a property, the cheapest insurance is a lawyer's consultation before signing, not after.