Krutz Properties | Serving Fort Plain, Canajoharie, St. Johnsville, and surrounding rural areas in Upstate NY

Helping buyers and sellers feel confident, informed, and not overwhelmed by the process.

Buying a Home in Rural Upstate New York? Here’s What You Need to Know

How do I start the home-buying process?

Start by talking to a lender. A local mortgage lender (not just your bank) will look at your income, credit, and debt, and give you a pre-approval—that’s a letter showing what you can afford. That number helps us focus on homes that fit your budget and helps you stand out when you’re ready to make an offer.

Do I need to get pre-approved before I look at houses?

Yes, especially in this market. Without a pre-approval, sellers won’t take your offer seriously, and we could miss out on homes while waiting for your paperwork. It’s step one, even before showings.

How much money do I need to buy a home?

It depends on your loan type. Some loans—like USDA and VA—offer 0% down. FHA loans start around 3.5% down, and conventional loans vary. You’ll also need to budget for closing costs (around 3%–5% of the sale price), plus inspection and attorney fees. I’ll help you figure out what’s realistic so there are no surprises.

What’s included in closing costs?

Closing costs usually cover lender fees, attorney fees, appraisal, title work, taxes, and more. Around here (Albany, Amsterdam, Fort Plain, 13317 zip area), expect these rough numbers:

• Home inspection: $350–$550

• Radon testing: $150

• Well and septic inspection (if applicable): $350–$500

• Attorney fees: $800–$1,200

• Appraisal: Usually covered by lender, but expect $400–$600 if needed upfront

• Total closing costs: Typically 3%–5% of the purchase price

Can I roll my closing costs into my mortgage?

In some cases, yes. With USDA, VA, and FHA loans, we can sometimes ask the seller to cover closing costs through what’s called a seller concession. That way, you bring less cash to the table. You’re still technically paying for them, but they’re baked into the deal.

What’s a seller concession?

It’s when we ask the seller to pay part (or all) of your closing costs out of the sale price. For example, we might offer $205,000 on a $200,000 house, and ask the seller to give you $5,000 back at closing to cover costs. It helps buyers with limited upfront cash and is very common with first-time buyers.

What is earnest money?

Earnest money is a deposit (usually 1%–3% of the purchase price) that you include with your offer. It goes into a third-party escrow account and shows the seller you’re serious. If all goes well, that money gets applied to your down payment or closing costs. If you walk away without a valid reason, the seller could keep it. But don’t worry—I’ll make sure we stay protected.

What is the Executive Buyer Agreement?

This is a newer form required in New York State. It outlines who represents you during your home search. It’s not a contract to buy a house—just a document that says you’ve chosen me to be your agent. I don’t get paid hourly; I only get paid when you buy a home. And while most of the time, the seller pays my commission, this agreement explains what happens in any exceptions. You’re hiring me to protect your interests. Plain and simple.

Why won’t my loan approve certain homes?

Some loans, especially FHA, USDA, and VA, require the house to meet certain standards. That means no peeling paint, broken windows, old electrical panels, or safety issues. If the home doesn’t meet those conditions, it may not qualify unless the seller fixes those items. Don’t worry—I’ll help you spot those red flags early.

Can I buy a fixer-upper?

Yes—but not every loan will allow it. You’ll need a renovation loan like FHA 203(k) or conventional rehab loans, which are more complex. If you’re buying with a standard FHA or USDA loan, the house needs to be move-in ready and pass safety standards.

What if I change jobs, buy a car, or open a new credit card?

Don’t. Please don’t. Lenders double-check everything right before closing, and big changes—like quitting your job, buying a car, or adding new debt—can kill your loan. Once you’re pre-approved, freeze your financial picture until the keys are in your hand.

Selling a Home in Fort Plain, Canajoharie or Rural Upstate NY?

How do I price my home?

We’ll run a Comparative Market Analysis (CMA) to see what similar homes have sold for recently. We’ll also look at local demand, property condition, and upgrades. The goal is to price it where it will sell—not sit.

How long does it take to sell a house?

It depends on location, price, and market conditions. In our area, if a home is priced right and shows well, it can go under contract within days. If it needs work or is priced too high, it might take longer.

Do I need to make repairs before selling?

Not always. Some buyers are fine with a little TLC. But if the repairs are major (roof, furnace, foundation), it’s usually better to fix them or price the house accordingly. I’ll help you decide what’s worth fixing.

Should I stage my home?

Staging helps buyers imagine themselves in the space—and homes that are staged tend to sell faster and for more. Even if it’s just decluttering and rearranging furniture, it makes a big difference. I’ll walk through and guide you.

Do I need to be out of the house during showings?

Yes. Buyers need to feel comfortable exploring the home. You, your pets, and the kids should all be out of the house for showings. I’ll coordinate timing that works for your schedule.

Will I have to pay the buyer’s agent?

Usually, yes. In most Upstate NY listings, the seller pays both their own agent and the buyer’s agent as part of the total commission. This gives your home more exposure because buyer’s agents are more likely to show it.

Can I sell my house as-is?

Yes, but be upfront. If you’re not planning to make repairs, we’ll price the house accordingly and include language in the listing that reflects the condition. This attracts investors or cash buyers who are used to “as-is” deals.

Want something answered that’s not here?

Email me, text me, or fill out the contact form on my website and I’ll add it here (and answer you personally).