Most people picture Durango home shopping in the spring, but a fair number of my clients buy between November and March. Fewer buyers are out, sellers who list in winter often want to move, and you get to see how a house, a driveway and a road actually handle snow.
Here is what I walk winter buyers through, as a local lender who has worked with Durango and La Plata County buyers for 28 years.
1. Get pre-approved before the holidays slow everyone down
Title companies, appraisers, sellers and buyers all take time off between Thanksgiving and New Year’s. A full pre-approval, with income and asset documents already reviewed, keeps your offer ready to go when the right house shows up. Once your documents are in, I can usually have a pre-approval to you the same day.
Have these ready
- ☐Recent pay stubs
- ☐Two years of W-2s or tax returns
- ☐Recent bank and retirement statements
- ☐A photo ID
My pre-approval checklist for Durango buyers covers the rest.
2. Plan the inspection around the snow
Snow can hide a roof, a deck or grading that sends water toward the foundation. Ask your inspector what they could not see, and ask the seller for roof age, repair records and any ice dam history. Winter is also the best time to see the heating system working hard.
Winter inspection checklist
- ☐Furnace or boiler running on a cold morning
- ☐Water heater age and condition
- ☐Wood or pellet stove, chimney and any recent cleaning
- ☐Signs of ice dams or water stains on ceilings
- ☐Roof age, and what the inspector could not reach under snow
- ☐Driveway slope and where melting snow drains
“Winter shows you how a home really lives up here: how warm it stays, how the driveway handles a storm, and how long it takes to get to town after a big snow.”— Peter Pritchard
3. Drive the road at the worst time of day
If the home is up a county road, on a private road or out toward Bayfield, Hesperus or Vallecito, drive it early in the morning after a storm. Lenders and appraisers ask about year-round access, and so should you.
Questions to ask about the road
- ☐Who plows it, and how soon after a storm?
- ☐Is there a written road maintenance agreement, and what does it cost?
- ☐Is the road public, or private with an easement?
- ☐How long is the drive to work or school on a snowy day?
My guide to buying a rural mountain home near Durango covers wells, septic and private roads in more detail.
4. Leave room in the timeline for the appraisal
Mountain properties sometimes have fewer recent sales to compare, and snow can make a property harder to reach. Build a few extra days into your contract for the appraisal, and tell me early if the home has an unusual feature like acreage, an outbuilding or a second dwelling, so we pick the right loan program from the start.
5. Line up homeowners insurance early
Homeowners insurance has become harder to find in mountain towns in general, and especially for homes near forest or in a flood plain. Get a quote as soon as you are under contract, because the lender needs the policy before closing.
Local tip: Ask your agent whether the home sits in a mapped flood zone, and ask your insurance agent about wildfire coverage before you are past your inspection deadline.
6. Pick a closing date that works for everyone
Closing the week of Christmas or New Year’s is possible, but check that the title company, the sellers and your movers are all available. If you will be traveling, ask me early about a virtual closing; it can work with advance notice.
A winter purchase, step by step
| When | What happens | Who |
|---|---|---|
| Before you shop | Full pre-approval with income and asset documents reviewed | You and me |
| Under contract, first days | Order the inspection; ask for roof age and repair records | You, your agent, your inspector |
| Same week | Get homeowners insurance quotes | You and your insurance agent |
| Weeks 1 to 3 | Appraisal and loan approval | Me, the appraiser, the lender |
| Before closing | Final walkthrough after any storm; confirm snow removal | You and your agent |
| Closing day | Sign at the title company, or virtually with advance notice | Everyone |
Every purchase is different; your timeline depends on the contract, the property and the loan.
Questions winter buyers ask me
Is winter a good time to buy a home in Durango?
It can be. There are usually fewer buyers competing, and you see the home in its toughest season. The trade-off is fewer listings to choose from, so it helps to be pre-approved and ready to move when the right one comes up.
Can a home be appraised with snow on the ground?
Yes. Appraisers work year-round. They note anything they cannot see, and if something important is hidden, the lender may ask for a follow-up look once it is visible.
Can I close if I am out of town for the holidays?
Often, yes. Let me know early and I will check with the title company and the lender about a virtual or mail-away closing.
Comparing mortgage lenders in Durango this winter?
I fund many loans in Animas Mountain Mortgage’s name and can also shop more than 200 wholesale lenders, then focus on the few that fit you.
See my price rangeCall or text 970-828-1610
Or stop by the office at 1099 Main Ave, Suite 305, or send me a note. Read more about mortgage lenders in Durango, CO.
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