Buying a Home in the Black Hills of South Dakota

Buying a Home in the Black Hills

Thinking about buying a home? Whether you’re ready to start house hunting tomorrow or just testing the waters, I’m happy to sit down, walk you through the process, and answer every question you’ve got (even the ones you think are “dumb”).

I’m Henry Ulrich, a full-time Realtor® and a certified Military Relocation Professional here in the Black Hills. I work with buyers at every stage — first-timers, relocating families, investors, and everyone in between.

Step 1: Pre-Approval

This is where it all begins. Before we go look at houses, it’s important to know your buying power. A pre-approval helps you:

• Understand your budget
• Know what loan types are available to you (VA, FHA, Conventional, etc.)
• Make stronger offers — sellers take you more seriously

I’ve got trusted local lenders I can connect you with — no pressure, just great people who know their stuff and will explain things in plain English.

What Does the Process Look Like?

1. Get pre-approved with a lender
2. We narrow down what you're looking for (area, size, budget, must-haves)
3. You browse listings (I’ll send you some too!)
4. We go tour homes
5. When you find “the one,” we make an offer
6. I handle all negotiations and paperwork
7. Once under contract, we do inspections, appraisals, and financing finalization
8. You sign, you get keys, you celebrate

Upfront Costs (Besides Your Down Payment)

Inspection Fee: Usually $500–$700 depending on the property. This is paid out of pocket up front and not refundable — but totally worth it for peace of mind.

Earnest Money: This is a deposit that shows you're serious. There’s no set amount here — I’ll help you decide what's appropriate based on the home and the situation. It’s usually credited back to you at closing.

Negotiations & Inspections

Once we’re under contract, we’ll schedule a home inspection. If issues come up, we may ask the seller to repair them, give a credit, or adjust the price. I’ll walk you through it and help you make smart decisions without overcomplicating things.

Buyer Agency Agreements

Before I show you homes that aren’t listed by me or someone in my office, we’ll sign a Buyer Agency Agreement. It’s a standard document that simply put says I work for you and represent your best interests. I'll explain how commissions work. I’ll happily explain the terms — and don’t worry, it’s very easy to cancel if needed.

Loan Types (And No, You Don’t Need to Be an Expert)

VA, FHA, Conventional, USDA — it can feel like alphabet soup. Don’t stress. That’s what lenders are for. I’ll help connect you with the right people and explain the basics, but you don’t need to figure it all out on your own.

Ready to Browse Homes?

You can browse more listings than the big-box sites show by using my local search site. It's tied directly to the Black Hills MLS and updates faster than Zillow or Realtor.com.

Start Browsing Homes Now

Let’s Chat

If you're thinking about buying — now or six months from now — let’s connect. I’ll answer your questions, help you get a plan in place, and make sure you feel confident moving forward.

Call or text me at (605) 490-2040 or click here to start browsing.