Start With the Life You Want
At this price point, people are buying a lifestyle as much as a house. Think about what matters most: acreage and privacy, a walkable historic neighborhood, a newer custom build, room for guests, a shop, or space to entertain. A clear picture makes the search faster.
Get Your Financing Lined Up Early
Higher-priced homes may need a jumbo loan, which can have different requirements than a standard mortgage. If you're paying cash, have proof of funds ready. Sellers of high-end homes often want to see one or the other before a showing.
Finding the Right Home
There are fewer high-end homes for sale at any one time, so timing matters. I'll set up alerts for new listings that fit what you want, watch for homes about to come on the market, and talk with other agents so you hear about the right home quickly.
Look Past the Finishes
Beautiful finishes are easy to see. What matters just as much is what you can't see: how the home was built, the age and condition of the systems, drainage, and maintenance. I'll help you look at both.
Inspections for Special Features
A standard inspection is the starting point. For larger or custom homes, it's smart to bring in specialists for the roof, multiple heating and cooling systems, pools or hot tubs, smart-home features, and wells or septic systems on acreage.
Appraisals Can Be Tricky
Unique homes have fewer comparable sales, which can make appraisals harder. If you're financing, it helps to plan for that and talk with your lender about what happens if the appraisal comes in low.
Budget for the Full Cost
Property taxes, insurance, utilities, and upkeep usually rise with the size and value of the home. Ask about typical costs before you make an offer so there are no surprises.
Negotiate With Care
High-end sales are often about more than price: closing dates, furnishings, repairs, and flexibility can all be part of the deal. I'll help you build an offer that's strong and fits what the seller cares about.
Looking for something special? Book a private call and tell me what you have in mind. You can also read about the towns I know or selling a luxury home.
This is general information, not legal, tax, or lending advice. Your lender can confirm loan limits and requirements.
Common Questions
Will I need a jumbo loan?
Possibly. Loans above the standard conforming limit are called jumbo loans, and they can have different down payment, credit, and reserve requirements. A lender can tell you where you fall.
Can I tour homes privately?
Yes. Showings are by appointment, and many sellers of high-end homes ask that buyers be pre-approved or show proof of funds first. Having that ready makes you a stronger buyer.
What should a luxury home inspection include?
Beyond a standard inspection, consider specialists for things like the roof, multiple heating and cooling systems, pools or hot tubs, smart-home systems, and wells or septic on acreage.
Written by Lacie Packard, REALTOR®, White Spruce Real Estate, Keller Williams Realty Sioux Falls. Updated October 2026.