I've been to hundreds of home inspections over the years, and I've noticed something: there's often a gap between what buyers expect from an inspection and what they actually get. Home inspectors are thorough professionals who do excellent work within their scope, but there are some things they might not mention that could be really helpful for you to understand.

For example, your inspector will note that there's a small leak under the kitchen sink, but they typically don't estimate whether that's a $50 fix or a $500 plumbing job - that's usually outside their scope of service. Or they might mention "minor water staining observed in basement" in passing, but that small note could actually indicate a drainage issue that's more significant than it sounds.

Understanding these nuances can help you ask better questions during your inspection and avoid surprises after closing. The goal isn't to find a perfect house (they don't exist), but to understand exactly what you're buying.

When I tell first-time buyers in Iowa about all the programs available to help them purchase a home, the most common response I get is: "Wait, really? Why doesn't everyone know about this?"

The truth is, many of these programs don't advertise heavily, and some real estate professionals aren't even aware of all the options available. But if you're a first-time buyer in Iowa, these programs could save you thousands of dollars – or even make the difference between buying now or waiting another few years.

Take the Iowa Finance Authority FirstHomes Program: up to $5,000 in down payment assistance that you never have to pay back if you stay in your home for five years. Or USDA loans that are available in more Iowa communities than you'd think – including suburbs around Des Moines – with zero down payment required. Sarah and Mike in Ankeny got $5,000 toward their down payment, which meant they only needed to bring $4,400 to closing instead of $9,400.

I hear it almost every week: "We're thinking about buying, but maybe we should wait for prices to come down" or "Interest rates might be better next year." I get it – buying a home is probably the biggest financial decision you'll make, and wanting to time it perfectly makes complete sense.

But here's what I've learned after helping hundreds of families in Iowa find their homes: waiting for the "perfect" market conditions often costs more than buying when you're ready.

Let me show you what waiting actually looked like for buyers in Des Moines. In January 2022, the median home price was around $220,000. If you decided to wait because you thought prices might drop, that same home now costs $245,000 with a significantly higher interest rate. That two-year wait didn't just cost $25,000 in higher prices – the monthly payment difference is an extra $190 per month, or $2,280 per year.