For home buyers in Topeka, the journey can be exciting—but also full of costly missteps if you don’t know what to look out for. As local real estate experts, we’ve helped hundreds of buyers navigate the process, and we’ve seen firsthand the missteps that can cost buyers thousands or even result in missing out on their dream home.
Here are the 5 most common mistakes home buyers make in Topeka—and how you can avoid them.
1. Making a “Low Ball” offer
Everyone wants a deal—but offering far below market value can backfire. In Topeka’s competitive housing market, coming in too low can offend the seller, shut down negotiations, or put the seller in full control of the next move.
How to avoid it:
Have your agent show you recent comparable sales so you can make a strong, informed offer. Trust your agent’s strategy—especially when they know how to negotiate in this market.
2. Thinking a “For Sale By Owner” Is a Better Deal
It’s easy to assume that buying a FSBO (For Sale By Owner) property will save you money—but that’s rarely the case. Most FSBO sellers are trying to save the commission, not pass the savings on to you.
How to avoid it:
Have your agent help you evaluate the value of the FSBO property. In most cases, the seller will still pay your agent’s commission, and you’ll have a professional on your side during the entire transaction.
Many first-time home buyers in Topeka are surprised to learn that even well-intentioned decisions—like choosing a FSBO or listening to family advice—can hurt their deal.
3. Taking Advice from Uninformed Relatives
Your mom, cousin, or friend may mean well—but if they haven’t bought a home in years (or ever), their advice might be outdated or irrelevant. They haven’t been house hunting with you, and they don’t know the market like you and your agent do.
How to avoid it:
Let your experience—and your agent’s—be your guide. Lean on the knowledge you’ve gained by touring homes and reviewing listings in real time.
4. Using an Online Lender Without Local Ties
Online mortgage lenders may advertise low interest rates, but many make up for it with higher closing costs, slow communication, and missed contract deadlines.
How to avoid it:
Ask your real estate agent for lender recommendations. A trusted local lender who communicates well and closes on time can make all the difference—especially for home buyers in Topeka trying to meet tight deadlines.
5. Assuming the Seller Will Cover Your Closing Costs
Many buyers hear during pre-approval that sellers “can” pay closing costs—but that doesn’t mean they will. Most sellers have costs of their own, and unless it’s built into the offer price, they may not be willing to help.
How to avoid it:
Talk to your agent about whether asking for closing costs is realistic for your price range, loan type, and the property you’re interested in. Then, structure your offer accordingly.
Buying a Home in Topeka? Let’s Get You Set Up for Success
These are some of the most common pitfalls for home buyers in Topeka, but with the right team in your corner, they’re all avoidable. If you’re thinking about buying a home in Topeka, we’d love to guide you through the process and help you make the smartest moves possible.
About the Author:
This article, Top 5 Mistakes Home Buyers Make in Topeka & How to Avoid Them, was written by Justin Armbruster of the Armbruster Team at Genesis REALTORS®, your trusted local experts in Topeka real estate, marketing, and community insight.
We’ve helped hundreds of home buyers in Topeka and would love the opportunity to guide you through a smooth, smart transaction.
Call or text us at (785) 260-4384 or reach out through our contact form.
We proudly serve all of Topeka’s major school districts, including: Washburn Rural, Seaman, Shawnee Heights, and Topeka Public Schools (USD 501).
Let’s make your move in Topeka a smart one—from start to finish.
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