Free Thurston County buyer checklist

Keep the whole purchase visible—one decision at a time.

Use this Olympia-area checklist from early planning through closing and move-in. Your loan, property and signed agreement control the actual requirements and deadlines.

Printable field guide

Take the checklist with you.

Download the PDF for lender conversations, showings, inspections and closing preparation. It includes space for notes and property-specific questions.

Download the free checklist

Build the financial plan

Choose a comfortable payment before using the maximum approval.
Compare lenders, loan structures, mortgage insurance and assistance.
Plan earnest money, inspections, appraisal, closing costs and reserves.
Avoid new debt, large transfers or job changes without checking with the lender.

Build the Olympia-area search

Compare Olympia, Lacey and Tumwater from the actual daily routes.
Confirm jurisdiction instead of relying on the mailing city.
Identify utilities, sewer or septic, HOA obligations and property type.
Separate essential needs from preferences that can change.

Evaluate each home

Visit the street and test the route at a realistic time.
Look beyond finishes at systems, drainage, lot function and likely maintenance.
Review disclosures, permits and parcel-level public information.
Compare relevant closed sales and current competing inventory.

Write a deliberate offer

Review price, financing, earnest money, inspection, appraisal and timing together.
Understand every contingency and deadline before signing.
Confirm what is included with the property and when possession occurs.
Decide in advance which risks you will not accept merely to win.

Complete due diligence

Deposit earnest money by the contract deadline.
Complete the general inspection and any justified specialist reviews.
Review title, HOA documents, insurance and lender conditions promptly.
Track decisions and deadlines in writing; the signed agreement controls your options.

Prepare for closing

Review the Closing Disclosure and confirm the final funds required.
Follow verified wire instructions and independently confirm any change.
Complete the final walkthrough and document unresolved items.
Understand signing, recording, possession and key delivery as separate milestones.

Protect the first weeks of ownership

Change locks or access codes and confirm utilities.
Keep the inspection report and establish a maintenance schedule.
Preserve an emergency reserve instead of spending it on immediate cosmetic work.
Store closing, title, insurance, warranty and permit documents together.

Apply the checklist locally