The Smart Buyer’s Timeline in Northern Colorado: Why You Should NOT Buy Anything During the Home Buying Process

By Liz Grosul, Realtor® | Coldwell Banker Realty | Thrive Realty Collections

If you’re planning to buy a home in Northern Colorado—whether in Windsor, Fort Collins, Loveland, Timnath, or surrounding areas—there’s one mistake that can instantly derail your purchase:

Making a big purchase during the home buying process.

That new truck. The boat. The furniture. The credit card spree at Costco.

Even if you’re already under contract.

Even if you’re “just looking.”

Even if your lender said you were pre-approved.

Let’s walk through a simple buyer timeline and exactly why protecting your credit is critical from start to finish.

Step 1: The Planning Phase (Before You Shop)

What happens here:

You talk to a lender
You get pre-approved
You set your budget
You start browsing homes online

Important truth: Your pre-approval is based on a snapshot of your finances at that exact moment in time.

Your lender is checking:

Credit score
Debt-to-income ratio
Employment
Assets

If any of those change — even slightly — your buying power can change.

Step 2: The Shopping Phase (Touring Homes & Writing an Offer)

What happens here:

You tour homes
You fall in love with one
You write an offer
You go under contract 🎉

Critical mistake buyers make:

“We’re under contract, so we’re good now!”

Not true.

Your lender will re-check your credit before closing.

Step 3: The Under Contract Phase (This Is Where Deals Die)

This is the most dangerous phase for your credit.

During this time you will:

Do inspections
Do appraisal
Finalize your loan
Prepare for closing

And your lender will:

Re-pull your credit
Re-verify employment
Re-check debts

🚨 DO NOT during this phase:

Buy a car
Buy a boat
Finance furniture
Open a new credit card
Co-sign for anyone
Put big purchases on your credit card
Change jobs (without talking to your lender first)

Even if your credit score stays high, your debt-to-income ratio can change — and that alone can kill your loan approval.

Step 4: The Closing Phase (The Final Check)

Right before closing, your lender does a final verification.

This is where buyers sometimes hear:

“Your loan is no longer approved.”

And it’s almost always because:

A new loan showed up
A credit card balance jumped
A new payment appeared

Why This Matters So Much in Northern Colorado

In competitive markets like Windsor, Fort Collins, Timnath, Severance, and Loveland, sellers want:

Clean offers
Strong financing
No drama

If your financing falls apart, you can:

Lose the house
Lose your inspection money
Lose your appraisal money
Potentially lose your earnest money

The Simple Rule

Do not change anything financially from pre-approval until AFTER you close.

If you’re not sure whether something is okay:

Ask your lender
Or ask me first

The Ideal Buyer Timeline (Simple Version)

Talk to a lender
Get pre-approved
Hire a great local agent (hi 👋)
Go shopping
Get under contract
Protect your credit
Close on your home
THEN go buy the car, furniture, boat, or toys 😄

Why I Coach My Buyers So Closely

I don’t just help you find a home — I help protect the deal all the way to closing.

In Northern Colorado, details matter. Timelines matter. Financing matters.

And one small mistake can cost you your dream home.

Thinking About Buying in Northern Colorado?

If you’re considering buying in:

Windsor
Fort Collins
Loveland
Timnath
Severance
Greeley
Or anywhere in Northern Colorado

I’d love to help you build a smart, stress-free plan.

Contact Liz Grosul

Liz Grosul
Realtor® | Coldwell Banker Realty | Thrive Realty Collections
📞 970-213-1895
📧 liz.grosul@cbrealty.com
🌐 https://lizgrosul.sites.cbmoxi.com

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