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Tuesday, November 21, 2023

What Is An Inventory Home?

What is an inventory home?

An inventory home is a completed new construction home that is available for sale by the builder. Inventory homes are the builder’s way of offering the buying public an opportunity for owning a brand new home without the wait time of the building process (typically 4-6 months). 


4 Bed, 3.5 Bath Home in St. Charles by Fischer and Frichtel features a Main Floor Master Suite
4 Bed, 3.5 Bath Home in St. Charles by Fischer and Frichtel features a Main Floor Master Suite

Home buyers who want a newly constructed home but are overwhelmed by the process of making selections on colors and finishes should take a look at inventory homes. And for those buyers who need to see exactly what they are getting without having to visualize their finished home from a display home or a floor plan brochure, an inventory home is a great option.


Why Inventory Homes Are Great For Home Buyers

This Low Maintenance Villa by by Bridgewater Communities Includes an exterior maintenance package for a low monthly fee.

This Low Maintenance Villa by by Bridgewater Communities includes an exterior maintenance package for a low monthly fee.

New construction homes are great homes to purchase. They require less maintenance, are more energy efficient and are safer than older homes. Newly constructed homes often come with warranties that are far better than any warranty you can get on an existing home.

In addition to all the great reasons for getting a newly built home, builder inventory homes offer other great perks as well. For example, a home buyer gets to enjoy the beautiful results and hard work of interior finishes that were a collaboration of the builder and their interior designers. 


Beautiful Custom Kitchen in a Ballwin by Wool Custom Homes
Beautiful Custom Kitchen in a Ballwin by Wool Custom Homes

Together they create a home that is on trend with some of the most popular colors and finishes for details such as flooring, countertops, light fixtures, and other details. This ensures that you don’t have to stress over every selection and wait for the work to be completed. 


The open living area and tall ceilings are a popular feature in this Move In Ready Home by Renaissance Living. In St. Louis County
The open living area and tall ceilings are a popular feature in this move-in ready home in St. Louis County by Renaissance Living.

Many buyers want to be moved into their new home in time for the holiday season.  Builders prepare for these demands and often have great opportunities on brand new, move-in-ready inventory homes.  Although every builder is different, it is not uncommon to find year-end savings or promotional opportunities on these homes.

St. Louis and St. Charles County Builders With Inventory Homes For Sale

Throughout the years The Boehmer Team has worked with many new home builders in the St. Louis and St. Charles County areas.  We have created a list of preferred builders that we recommend to our clients. Each of these quality builders has inventory homes from time to time. We keep an updated page of those inventory homes at


Enjoy a spacious kitchen, center island, and upgraded appliances in this St. Louis County home by Genesis Development.
Enjoy a spacious kitchen, center island, and upgraded appliances in this St. Louis County home by Genesis Development.

While builders will be happy to provide you their own in-house sales representative, we recommend you contact an experienced Realtor for help when buying a new home. An experienced real estate agent will represent your interests in the transaction, not just the builder’s interests. If you have a question about buying an inventory home or would like more information about inventory homes, contact The Boehmer Team for expert assistance.




Thursday, November 2, 2023

Seasonal Opportunities in New Construction

Seasonal Opportunities in New Construction

Builders create more than just new homes; they create neighborhoods and communities.  Many builders construct “inventory homes” that allow a buyer to purchase a brand new home without the wait time to build.  When the end of the calendar year comes near, many builders increase their supply of inventory to accommodate the numerous homebuyers looking to get settled into their new home before year’s end.  This creates the perfect opportunity to secure a new home and  take advantage of pricing incentives that the builder may be offering.


New Construction Home Kitchen

The Boehmer Team has worked closely with multiple homebuilders in St. Louis County and St. Charles County, Missouri for years. We have found that by taking advantage of the builders advertised opportunities, the potential to save some money as well as secure a new home by the end of the year is a win-win for both the buyer and the seller.

St Charles Missouri New Construction Home

Another good reason to buy a new construction inventory home according to Mark Murphy from Bridgewater Community Homes is, “Many of our buyers are putting their existing home on the market and selling right away. Buying our Jump Start home (a completed new construction home) removes the need and expense of a double move and/or putting all possessions into storage for a few months.”

New Construction St Charles County Missouri

A huge advantage in purchasing a new construction inventory home, other than the fact it is ready to move in and enjoy, is that they often include the most popular upgrades and desirable features that buyers want, without the stress of having to make a lot of decisions.

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Have you been imagining yourself in a brand new home? The Boehmer Team can help make it possible.  We have connections with multiple builders, know the ins and outs of the entire new home sales process and have other resources such as mortgage and title companies that can assist.  Check out to see our current list of new construction inventory homes waiting for you to move in.



Thursday, October 19, 2023

What To Know Before Starting The Home Buying Process

What To Know Before Starting The Home Buying Process

Before shopping for a St. Louis or St. Charles County home, there are some important things you should know. Once you’ve learned how to start the home buying process, you’ll be better able to get the right home at the right price. Consulting a qualified lender to find out how much house you can afford and getting preapproved for a loan is always a good place to start. Below we’ve put together a list of frequently asked homebuyer questions and our answers to help you prepare and start the home buying process on the right foot.


How much house can I afford?

When determining how much you can afford, one must look at savings, income and the current interest rates to figure the maximum price you can spend on a home. Most lenders recommend that you spend no more than 28% of your monthly income on mortgage payments. Also, don’t forget to consider any monthly fees that may be included if you choose a condo/low maintenance lifestyle.


What are the current interest rates?

Interest rates fluctuate daily based on the market and your individual rate will additionally be based on your credit history. Talking to a qualified mortgage loan officer will help you determine your rate. Contact The Boehmer Team if you would like the names of some reputable mortgage loan officers in St. Louis City, County, St. Charles County and surrounding areas in Missouri.


What is an appraisal and how much does it cost?

What is an appraisal and how much does it cost?

An appraisal is a valuation of a property that determines property value for tax and home loan purposes. Currently an appraisal costs between $350-$500 in the St. Louis, Missouri area.  This is considered part of your closing costs. Keep in mind that prices may vary depending on the size of the home and the amount of land included.


What inspections will be required & how much do they cost?

A building inspection is the best opportunity to learn about your new home. This tells the buyer about the condition of the mechanical systems, roof, plumbing and electric just to name a few. Currently in the St. Louis, Missouri area a building inspection runs approximately $500-800 and is based on the sale price of the home.


Additionally, you can get termite inspections ($80-$100) and radon inspections ($100-$150). There are several other items that you can also inspect for including sewer laterals, septic systems, swimming pools, wells and environmental testing if desired.


What is a home closing?

The home closing is the final transfer of the ownership of a house from the seller to the buyer, which occurs after both have met all the terms of their contract and the deed has been recorded. This term can also be used to explain the timing of when the deed/ownership of the house will be transferred to the new owners. The closing usually takes place at the office of someone like a title officer, escrow officer, or real estate lawyer (someone who is licensed in initiating the transaction and purchase agreement).


What is a home closing?

How much will the closing costs be?

The amount of closing costs will depend on the amount of points a buyer will be paying with their mortgage loan. (Each point is 1% of the mortgage loan amount). Closing costs vary depending on the type of loan you are using.  They can include title fees, origination fees, pre-paids including insurance, setting up your escrow account and survey to name a few. Depending on the loan amount and loan type, closing costs usually run approximately 2-3% of the loan amount. Your loan officer will be able to give you more accurate information on what your total closing costs will be.


I’m also thinking of buying a car, a boat or other big-ticket item. Should I wait?

Do NOT make any large purchases while in the home buying process as it could affect your ability to get a mortgage loan. Consult your loan officer before opening any charge cards and obtaining any other type of loan or credit.


Do NOT make any large purchases while in the home buying process

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Now that you have the information you need to start the home buying process visit to see homes currently for sale in the St. Louis and St. Charles County areas of Missouri. You can narrow the results by the area and price range of your choice in addition to many other advanced features. Our website gets listing updates multiple times daily and has features like saved search, saved favorites and email notifications of new homes that meet your criteria as the come on the market. Contact us if you have any questions about the home buying process.


Tuesday, September 12, 2023

Mortgage Loan Products For Buying A Home

Mortgage Loan Products for Buying a Home

There are great programs to help those who want to buy a home get a mortgage. Having trouble putting together the down payment? There are also programs available to assist with down payments. And if you are a veteran, physician, physician’s assistant, nurse practitioner, RN, pharmacist, veterinarian, dentist, dental surgeon, CPA or attorney there are even more options available with Professional Loan Programs. Below are some of the more popular mortgage products currently available.

FHA Loans St. Charles County Missouri


Basic Federal Housing Administration (FHA) Loans

Not only are FHA loans great for first-time homebuyers they are also available for existing homeowners. Interest rates are typically the same as conventional loans, making FHA loans a very affordable option, especially for borrowers without the ability to make a large down payment. Another feature of FHA loans is that they are assumable. This means when a seller with an FHA loan sells the property, the loan and its financing terms (interest rate) can be transferred to the new buyer - a feature that will certainly make a property more intriguing in times of rising interest rates.

• As little as 3.5% down payment
• Down payment gift allowance

• No maximum income restrictions
• Flexible credit requirements
• Transferable interest rates

• FHA is more forgiven than a conventional loan on bankruptcy

• FHA is more forgiven than a conventional loan on foreclosure

• Loan to value up to 96.5%

• Higher debt to income ratios (over 50% with AUs approval) with compensating factors

• Credit scores down to 600

• Better interest rates than conventional if credit history is not the best
• gift funds accepted

• Down payment assistance accepted

• $472,030 - single-family home (Based on most St. Louis metro areas. Loan Amounts may vary by home location.)
• Borrowers must be occupants. Non-occupant co-borrowers allowed
• Typical qualifying ratios: Housing - 31%, Total Debt - 43%
• Permanent resident aliens

• Non-permanent resident aliens

Conventional Mortgage Loan St. Charles County Missouri

95% Conventional Loan

The 95% Conventional Loan is the best alternative to FHA financing. In some cases, the ENTIRE 5% Down Payment is allowed to be a Gift.
   No Income Limits 

   No Higher Rate 

   No Homeownership Course 

   Mortgage Insurance may drop at 78% 
Loan to Value (LTV) 

Gift funds are allowed for entire down payment if:
• DTI (Debt to Income) less than 50%

Mortgage Loans St. Charles County Missouri

3% Down Loan     

3% down purchase loan is part of an ongoing effort to expand access to credit for creditworthy borrowers and support sustainable homeownership.

  • Standard Purchase Transactions
  • If one of the borrowers is a first-time home buyer (FTHB/Not owned a home in the past three years), and their income is below 80% AMI, there is an opportunity for reduced rates and mortgage insurance
  • All loans must be fixed rate
  • 1 unit principal residence
  • 35% mortgage insurance
  • Does not cover manufactured homes

USDA Loan St Charles County Missouri

USDA 100% Financing Loan

Those looking to occupy residence in some areas may qualify for a USDA Loan. In many cases the property only has to be located outside a metropolitan area. Along with location, a few other items for eligibility criteria include household income, household dependents and credit history. These guidelines are detailed and may differ from county to county.  

  • 100% financing available
  • Up to 102% financing (with funding fee)
  • No maximum seller concessions
  • Gifts funds allowed for purchase loans
  • Primary residence only
  • Closing costs may be financed up to 100% of appraised value
  • No county loan limits
  • New and existing homes are eligible
  • No in-ground pools
  • No manufactured homes
  • Minimum credit score of 680
  • New funding fee 0.35% as of 9/1/2023
100% Financing Loans St. Louis Metro Area
Household Income Limits (As of 9/1/2023)
1-4 Persons : $115,000
5-8 Persons: $152,000

Bridge Loan St. Charles County Missouri

Bridge Loan

Bridge financing is for prospective borrowers who want to use the lendable equity in their existing residence as a down payment for the purchase of another property. A bridge loan program first encompasses a lien on the borrower’s existing primary residence to be sold. Then a separate, permanent loan will be made on the property to be purchased.

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Loan information provided by Jeff Griege, Vice President at Paramount Bank. All loans are subject to updated guidelines by lenders and qualification for approval. Check with your preferred lender for their latest mortgage program guidelines and qualifications.  
For more information on types of mortgage products, obtaining a mortgage, receiving down payment assistance or to be put in touch with a qualified reputable lender, contact The Boehmer Team. We can recommend experienced mortgage loan providers in the St. Louis or St. Charles County areas of Missouri. 

Monday, August 28, 2023

Using a REALTOR to Buy a New Construction Home

Why Use a REALTOR to Buy New Construction

One of the most common questions we are asked is “Do I need a Realtor to represent me when purchasing new construction?”  The answer is pretty simple. While it is not required that you have representation, a Realtor can play a valuable role in your purchase of new construction. Whether you are buying new construction or an existing home in the St. Charles County or greater St. Louis area, The Boehmer Team realizes the importance and value of the Realtor in every step of your home purchase. 

Building your own home is an exciting yet sometimes complicated process. There are many details to consider - from choosing the right builder to calculating costs and finding the best community for your needs. The Washington Post says when, “buying a new constructed home, an experienced real estate agent is essential.”

when buying a new constructed home, an experienced real estate agent is essential

The Boehmer Team is specially trained in the new construction field. We have worked with builders in the St. Louis County and St. Charles County areas of Missouri for years. We will work with you and your builder towards a smooth process every step of the way.  A good real estate agent can make the new home buying process a dream come true versus a job.

Here are some ways a The Boehmer Team can assist you specifically with your New Construction purchase:

  • Assistance in selecting the community and neighborhood that best meets your needs and that of your family.  Important factors that many homebuyers consider include: school districts, community amenities, access to shopping and recreation. 
  • Help with home site selection including its location within the community, the size of the lot, facing direction, orientation, and surroundings are all evaluated.
  • Determining which structural features are most important to you and what features are will benefit you for a future resale. 
  • Assistance choosing colors and materials for interior and exterior finishes.
  • Explanation of construction progress and terminology as well as assistance in managing expectations.
  • Understanding the value of surrounding homes and comparable homes so that you pay fair market value for your new home.
  • Offering objective professional advice and insight during all phases of the process.
Help with buying a new contruction home

Contact The Boehmer Team today if you are considering a newly constructed home or have additional questions regarding buying or selling a home. Or visit our website and check out our pages dedicated to new construction in the area.


Thursday, August 17, 2023

Answers to Homebuyers’ Most Asked Questions

Answers to Homebuyers’ Most Asked Questions

Every homebuyer is going to have questions when going through the process of buying a home. Knowing what questions to ask and taking into account the answers will empower buyers to make the right decisions for their situation. The Boehmer Team has years of experience helping buyers with answers to the important questions that arise during the home buying process. 

What is the best way to begin the home buying process?

The best way to begin the home buying process is to get pre-approved for a mortgage loan by a reputable local lender. Getting pre-approved before shopping for a home will help you determine how much you can afford and will show sellers you are serious and capable of purchasing their property when you make an offer. The Boehmer Team feels it is important that the lender you choose can be reached easily and is readily available with answers to questions based on your individual needs.

What is a house really worth?

What is this property really worth?

Real estate agents cannot ethically tell a client what to offer for a home. However The Boehmer Team can look at dozens of comparable properties for sale, along with recently sold properties to help determine value. They will look at updates, custom features, lot size, location and more. They can also tell you how long homes in the area are staying on the market and the percentage of asking price that sellers are getting. 

What is the best way to begin the home buying process?

Not all sellers are willing to negotiate asking price or assist with any closing costs. If your strategy is to make low offers, be prepared to make several offers on properties before finding a seller willing to bargain.  Ultimately it is more important to pay market value than a price with an emotional tie to it or unrealistic price based on what a seller still owes on the property. If you are simply looking for a great deal you can always look at foreclosures and fixer-uppers. 

Find out what is wrong with a house

What’s wrong with this house?

The seller says everything is perfect, but unless it is new construction that is rarely the case. The Sellers Disclosure document should contain information on the age of the roof, the age of the appliances, the type of foundation and more. Any other issues most often will appear on a home inspection. The Boehmer Team highly recommends getting a home inspection for any home purchase. Buyers also can also get radon, termite and other building inspections. If a buyer still has a question about a home that is not disclosed, ask the seller directly.

Is this home on a floodplain?

FEMA provides free online maps that show if a home falls within a flood plain. There are different types of floodplains that require different types of insurance. The Boehmer Team can recommend companies that offer flood insurance for different situations. 

Home mechanical systems

Do you have the receipts and warranties for the home’s mechanical systems?

This is not something that buyers have much control over. If a seller purchased a new furnace before putting the home on the market and doesn’t leave any information on where the furnace was purchased, the buyers won’t have many options if the furnace malfunctions. However a home warranty can be purchased at a reasonable yearly fee to cover these types of situations and offer peace of mind.

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When you are ready to buy a home talk to
The Boehmer Team. Experience and knowledge have made The Boehmer Team one of the top real estate teams in Missouri. They can help get the answers you need to make the best decision for you.