What do I need to know before I buy a home?

Kentucky is generally more affordable than the national average, especially outside major metros.
Most areas are in a balanced market right now: homes are selling, but buyers often have negotiation room.
Prices and competition vary a lot between:
- Urban areas (Louisville, Lexington)
- College towns (like Bowling Green)
- Rural counties (more land, fewer listings)

👉 Translation: you usually won’t face wild bidding wars, but good homes still move if priced right.

💰 2. Taxes & Ongoing Costs (Good News Here)

Property taxes

Kentucky has low property taxes compared to many states.
Rates vary by county and city, but they’re typically very manageable.

Insurance

Homeowners insurance is usually affordable.
Flood insurance may be required in certain areas—especially near rivers or low-lying land.

🏦 3. Loan Programs You Should Know About

Kentucky buyers often qualify for helpful programs:

FHA loans – lower down payment
VA loans – for veterans & active-duty military
USDA loans – big one in rural Kentucky (often $0 down)
Kentucky Housing Corporation (KHC) programs – down-payment assistance for eligible buyers

👉 A local lender is key—they know which programs actually work here.

🔍 4. Inspections Are a Big Deal in Kentucky

Never skip this.

Common inspection items in Kentucky homes:

Basements & crawlspaces (moisture, drainage)
Foundations (especially in older homes)
Roofs & HVAC systems
Radon (recommended testing in many areas)
Septic systems & wells in rural areas

Kentucky has lots of older homes—inspections protect you.

🌳 5. Land, Septic, and Rural Living

Many Kentucky homes sit on larger lots or acreage.
Before buying, confirm:

Property boundaries & surveys
Easements or shared driveways
Zoning rules (animals, barns, extra buildings)
Septic system age and condition
Internet availability (big one in rural areas)

More land = more freedom, but also more homework.

📍 6. Location & Lifestyle Matter

Think beyond the house itself:

Commute times can vary a lot
School districts affect resale value (even if you don’t have kids)
Some rural areas have fewer services nearby
New development can impact traffic and values

🤝 7. Offers, Contracts & Closing

Kentucky contracts typically include inspection and financing contingencies—use them.
Earnest money is normal but usually reasonable.
Closings often happen in 30–45 days.
Attorney involvement varies, but title companies handle most closings.

📈 8. Think Long-Term

Ask yourself:

How long do I plan to live here?
Is this a resale-friendly area?
Will the home still fit me in 5–10 years?
How stable is employment in this region?

Kentucky homes are often great long-term value plays.

✅ Bottom Line

Before buying a home in Kentucky, you should:
✔ Understand local pricing & taxes
✔ Get pre-approved with a local lender
✔ Use available loan & assistance programs
✔ Never skip inspections
✔ Pay attention to land, zoning, and utilities
✔ Think long-term, not just short-term

If you want, I can break this down by city, by rural vs. in-town, or help you build a step-by-step Kentucky home-buying checklist tailored to your situation.