Ready to buy a home in the Mount Rushmore State?
With wide-open spaces, four distinct seasons, and no state income tax, South Dakota offers a desirable lifestyle with financial benefits. Your dream home could be a charming single-family house in Sioux Falls or a scenic retreat near Rapid City.
Whether you’re a first-time homebuyer or new to the South Dakota housing market, this guide will teach you everything you need to know. We’ve broken down the entire home-buying process into 13 actionable steps.
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Key Takeaways:
- Get Pre-Approved ASAP: In a buyer’s market like South Dakota, a pre-approval letter helps you stand out.
- Save Thousands with Assistance Programs: Programs through the South Dakota Housing Development Authority (SDHDA) offer down payment assistance and low-interest first mortgages for first-time and income-qualified buyers. Many options include deferred or low-cost second loans to reduce upfront cash.
- Don’t Skip South Dakota-Specific Inspections: Check for foundation cracking, roof damage from snow loads, ice dam issues, proper insulation, and furnace efficiency due to harsh winters.
- Ask for Credits, Not Repairs: If the inspection has issues, ask the seller for credit at closing. This allows you to hire your own contractors and prevent closing delays.
- Protect Your Investment and Your Wallet: Standard homeowners insurance usually covers wind and hail, important in South Dakota. Don’t forget to file for the Owner-Occupied Property Tax Reduction to save on your home’s taxable value.
How to Buy a Home for the First Time in South Dakota: 13 Steps!
These steps to buy a house in South Dakota will walk you through everything, from assessing finances and budgeting for a down payment to choosing the right mortgage. These 13 steps make the South Dakota real estate process clear, simple, and manageable.
Step 1: Assess Your Finances
As a first-time home buyer in South Dakota, the two factors that should matter the most to you are your credit score and Debt-to-Income (DTI) ratio. Additionally, you must also consider how much you can afford for a down payment, a monthly mortgage, taxes, and insurance.
What Is Your Credit Score?
A credit score is a three-digit number that indicates your creditworthiness to lenders. The minimum credit score to buy a house in South Dakota depends on the type of mortgage you get.
Minimum and Ideal Credit Scores by Loan Type
| Loan Type | Minimum Score | Ideal Score |
|---|---|---|
| FHA | 500 (10% down) | 580+ (3.5% down) |
| Conventional | 620 | 740+ for best rates |
| VA | No minimum | 620 |
| USDA | No minimum | 640 |
Portfolio mortgage loans are easy to qualify for. Here, the credit score needed to buy a house starts at around 580. VA loans are available only to veterans and active-duty service members, and require a score of 620. FHA loans also accept scores as low as 580. They are good for buyers with lower credit scores looking for houses in South Dakota.
When purchasing property in South Dakota, you can check your credit score using several reliable methods. Most of them are free and will not harm your score:
- Annual Credit Reports: Federal law entitles you to one free credit report every 12 months from each of the three major credit bureaus: Equifax, Experian, and TransUnion. These can be accessed through the official, government-authorized website, AnnualCreditReport.com.
- Credit Monitoring Services: Many banks, credit card issuers, and financial service apps provide complimentary and regular access to the FICO score. This is a convenient way to track your credit health over time.
Knowing how to repair your credit score is important to get better mortgage rates. If you’re a first time home buyer in South Dakota, here’s what you need to do:
- Pay down credit card balances and make all payments on time.
- Avoid opening multiple new accounts quickly.
- Consider becoming an authorized user on a family member’s account with a good history.
- Monitor your score regularly to track progress.
How to Calculate Your Monthly Mortgage Payment in South Dakota?
As SD first time home buyers, knowing your average mortgage payment helps you plan your budget. Your total payment includes 4 key components, often called PITI:
- Principal and Interest: This is a major chunk of your payment, covering the amount you borrowed (principal) and the cost of borrowing (interest). It’s determined by your loan amount, interest rate, and loan term.
- Taxes: South Dakota property taxes are based on your home’s assessed value. The lender holds these funds in an escrow account and pays the tax on your behalf.
- Insurance: Lenders require you to have homeowners’ insurance to protect the property. The annual premium is usually divided by 12 and added to your monthly payment, also managed through the escrow account.
Apart from PITI, your monthly payment may also include Private Mortgage Insurance if your down payment is less than 20%, and HOA fees.
Know How Much Home Can You Afford in South Dakota Get an instant monthly payment estimate with Houzeo’s free South Dakota mortgage calculator.
What Is a Debt-to-Income (DTI) Ratio?
Your debt-to-income ratio shows how much of your monthly income goes toward debt payments, including mortgage, car loans, credit cards, and student loans. To calculate it, add all monthly debts and divide the total by your gross pre-tax monthly income.
A high DTI can prevent you from qualifying for a mortgage, as it shows that you struggle to manage your debt. For the best mortgage rates and a higher likelihood of mortgage approval in South Dakota, aim for a DTI ratio of 36% or lower.
💡 You can still qualify for a loan in South Dakota despite a high DTI if you have compensating factors like a strong credit history, significant cash reserves or savings, stable long-term employment, etc.
Recommended DTI Ratios by Loan Type
| Loan Type | Recommended DTI Ratio | With Compensating Factors |
|---|---|---|
| Conventional | 36% back-end | 45-50% |
| FHA | 43% back-end | Up to 50% |
| VA | 41% | Can exceed 50% with the residual income test |
| USDA | 41% back-end | 44% with strong credit |
To improve your DTI ratio for a mortgage, you can either reduce your monthly debts or increase your verifiable income.
- Pay Down Debt: Use a tax refund or bonus to clear smaller loans, or consolidate multiple debts into a single loan with a lower monthly payment.
- Increase Verifiable Income: Ask for a raise, take on part-time work, or start a side business. Include all consistent income sources on your application, such as bonuses or commissions, but remember that lenders require a two-year history for secondary income.
- Adjust Your Housing Budget: A larger down payment reduces your loan amount and your monthly mortgage payment. You can also consider a lower home purchase price to keep your future housing costs down.
Step 2: Budget for Your Down Payment and Closing Costs
You should set aside money for the down payment and closing costs. South Dakota’s first time home buyer programs help make homeownership accessible and affordable.
How Much Down Payment Does a South Dakota First Time Home Buyer Need?
Typically, the down payment on a house for South Dakota first time home buyers usually ranges from 3% to 20% of the property’s price. However, it can vary based on the loan type. FHA loans require just 3.5% down, while some conventional loans allow a 3% down payment.
To help with these upfront costs, there are many state and local down payment assistance programs in South Dakota. They provide grants or loans to cover these expenses.
👉 First-Time Home Buyer Programs in South Dakota: Find out which is the #1 downpayment assistance program in the Mount Rushmore State.
How to Estimate Closing Costs in South Dakota?
Closing costs are fees and expenses paid at closing beyond your down payment. Typically, buyer closing costs in South Dakota usually range from 2% to 5% of the home’s price. So, for a $317,800 home, buyers might pay $6,356 to $15,890.
These fees cover lender charges, appraisals, inspections, title insurance, taxes, agent commissions, and recording fees when buying a property in South Dakota.
Step 3: Get Pre-Approved for a Mortgage
Secure your financing early by getting pre-approved for a mortgage as a first time homebuyer in South Dakota. This step helps you understand your budget and strengthens your offer when buying a house.
How to Get Pre-approved as a First Time Home Buyer in South Dakota?
You need to follow these steps to get pre-approved when buying a house in South Dakota:
- Gather Financial Documents: Provide proof of income (recent pay stubs and W-2s), tax returns (last two years), asset statements, debt information, and a government-issued ID.
- Choose a Lender and Apply: Compare lenders in South Dakota and submit a mortgage application to get the best rates and terms.
- Receive Pre-Approval Letter: The lender verifies your info and issues a letter stating your approved loan amount, usually valid for 30–90 days.
A mortgage preapproval turns you from a casual house hunter to a serious buyer in South Dakota, as it:
- Strengthens Your Offer: 86% of the sellers prefer buyers with a pre-approved mortgage. For the strongest position, ask for a fully underwritten pre-approval, where the lender has already verified all your documents.
- Defines Your Budget: It clarifies exactly how much you can afford, allowing you to focus your home search on a realistic price range.
- Speeds Up Closing: With much of the financial vetting already completed, the mortgage process is streamlined once your offer on a home is accepted.
Yes, you can get pre-approved and even buy a home with bad credit in South Dakota. However, your loan options may be limited. You can also expect higher interest rates with poor credit.
Step 4: Choose the Right Mortgage
As a first time homebuyer in South Dakota, assess your finances and select a loan that fits your budget and qualifies you for available programs.
| Feature | Conventional | FHA | VA | USDA |
|---|---|---|---|---|
| Min Credit Score | 620 | 580 (500 w/10% down) | No minimum | 640 |
| Min Down Payment | 5% to 20% | 3.5% | 0% | 0% |
| Max DTI | 45% to 50% | 43% to 50% | 41%+ | 41% to 44% |
| Mortgage Insurance | PMI if <20% | Always | None | Always |
| Loan Limits | $766,550+ | $498,257 to $766,550 | $766,550+ | Varies |
| Property Eligibility Criteria | Few | Must meet FHA standards | Must meet VA standards | Rural/suburban areas only |
Step 5: Decide Where to Buy a Home in South Dakota
Deciding where to buy is one of the most important steps for a first time homebuyer in South Dakota. Consider factors like local housing markets, popular neighborhoods, cost of living, and amenities to help you find the best places to live in SD.
Why Now Is the Time to Buy in South Dakota
The South Dakota housing market is a buyer’s market. You now have more negotiating power and a wider selection of properties to choose from:
- Housing Supply is High: South Dakota has a 6-month housing supply, which is the benchmark for a buyer’s market.
- Prices Have Stabilized: The median home price has remained relatively constant at $404,300. This allows you to set your budget with more certainty.
- Sellers are Negotiating: 27.4% of homes in South Dakota have seen price drops, signaling increased seller flexibility.
- Homes are on the Market Longer: Properties are taking an average of 82 days to sell, which allows you to make more informed decisions.
These trends show that now is the best time to buy a house in South Dakota. According to Mauricio Umansky, founder of The Agency, the current market provides “great opportunities for buyers to be aggressive and write strong offers.”
Popular Areas for Different Buyer Types
With the market now in your favor, you can be more selective about where you buy. Use this advantage to find a neighborhood that matches your priorities, whether it’s schools, commute, or lifestyle.
- Best Areas for Families: Neighborhoods like Sioux Falls, Brandon, and Harrisburg are top choices for their excellent schools and family-friendly parks. If you envision life in a community designed for family connection, explore homes for sale in southwest Sioux Falls, SD. Properties with access to top-tier schools and parks typically range between $280,000 and $550,000.
- Best Areas for Retirees: For those seeking an active retirement, Rapid City, Spearfish, and Hot Springs offer low-maintenance living and vibrant social activities. If you are interested in a community renowned for its active lifestyle, consider homes for sale in Black Hills, where prices generally range from $250,000 to $450,000.
- Best Areas for Young Adults: Young professionals are drawn to downtown Sioux Falls and Brookings, home to major employers and South Dakota State University. If walkability, nightlife, and modern living matter to you, check out condos in central Sioux Falls, with entry prices starting around $220,000.
Consider the Cost of Living When Choosing a Location
When looking for the best place to buy a house in South Dakota, consider the overall cost of living, as lower home prices can be offset by higher taxes or insurance.
- High-Cost Areas: Sioux Falls and Rapid City are 5-12% above the national average.
- Moderate-Cost Areas: Brookings, Spearfish, and Mitchell usually fall around the national average or up to 5% below it.
- Low-Cost Areas: Aberdeen, Watertown, and Pierre are 5–15% below the national average.
Ensure Your New City Fits Your Wallet Check the cost of living in South Dakota and compare expenses across multiple cities in an instant.
Step 6: Start House Hunting in South Dakota
Once you’re pre-approved and know where you want to live, the next step is finding the right house. As a first-time home buyer in South Dakota, you have two options:
- Work with a Realtor.
- Search for homes online.
An experienced agent can give you valuable local insights and expert guidance on neighborhood trends. However, you’ll have to negotiate the buyer agent commission with the seller, which may raise the home sale price.
If you prefer to take the lead, a high-tech platform like Houzeo is what you need. Whether you’re looking for beachfront mansions, high‑rise penthouses, spacious big homes, or luxury homes in South Dakota, Houzeo has you covered. You can browse through thousands of listings, set alerts, and save your search. You can even schedule showings and submit offers, all by yourself.
Don’t Just Browse. Buy.
Your entire home purchase, managed in one place.
Download the Houzeo Mobile AppStep 7: Schedule and Attend Home Showings
After you narrow down your list of potential homes, schedule and attend showings to see each property in person. For a first-time home buyer in South Dakota, visiting homes firsthand helps you evaluate condition, layout, and neighborhood, ensuring you make an informed choice.
During the showing, ask specific questions like:
- How long has the home been on the market?
- Why is the owner selling?
- What is the age of the roof, HVAC system, and water heater?
- Are there any HOA fees or pending special assessments?
- Is the property located in a flood zone?
When buying a home in South Dakota for the first-time, check the property carefully during the open house. Look for roof sagging, foundation cracks, water stains, uneven floors, or sticking doors, which may indicate serious issues.
As a first time home buyer in South Dakota, there are three main aspects you need to focus on when shortlisting homes:
- Insurance Risks: Check if your insurance covers winter storms, hail, tornadoes, and flooding, as these can impact insurability. Get a home inspection since hail damage and ice buildup are common causes of claims.
- Commute and Lifestyle: Test your commute during rush hour. Visit the neighborhood at different times to check for noise from traffic, airports, or nightlife. Ensure convenient access to key amenities like schools, groceries, and parks.
- South Dakota Home Loans/Assistance Program Eligibility: If you’re applying for a loan or first time buyer program in South Dakota, ensure that the house complies with its property requirements, or you may risk losing the assistance.
Pro Tip If multiple major risks stack up like an older roof, suspect electrical, moisture indicators, or weak condo reserves, move the property down your shortlist.
Step 8: Make an Offer
When crafting an offer, make a competitive bid but stay within your budget. As a first-time home buyer in South Dakota, consider factors like the home’s market value, recent comparable sales, and any repairs needed. This increases your chances of getting a fair deal.
Step 1: Analyze Recent Sales
Your agent will pull up real estate comps that are similar to the one you want. Focus on the final sale price, not the list price. Home prices in many South Dakota metro areas have seen modest declines, so your offer should reflect this trend.
Step 2: Adjust for the Home’s Condition
Factor in the age and condition of the roof and HVAC. If a comparable home sold for $317,800 but had a new roof, and your target home needs a $20,000 replacement, adjust your offer to account for that expense.
Step 3: Factor in Today’s Market
With more homes for sale, you have leverage. Even home builders are lowering their prices by almost 6% to attract buyers. So, for a home that is priced fairly, offer 3% to 5% less. If it is overpriced, you can justify an even lower offer, citing both the comps and market trends.
What is an Earnest Money Deposit in South Dakota?
An earnest money deposit is a “good-faith” payment that shows you are a serious buyer. This money is held in escrow and applied towards your down payment at closing.
In South Dakota, the standard deposit is 1% to 3% of the purchase price. On a $317,800 home, this would be between $3,178 and $9,534. In highly competitive markets like Sioux Falls, Rapid City, and areas near the Black Hills, sellers may expect a deposit closer to 10%.
Once your offer is accepted, you typically have 3 business days to submit the deposit to an escrow agent, such as a title company or real estate attorney.
Yes, you can get your earnest money deposit back in South Dakota, but only if you back out of the sale for the following reasons:
- The inspection reveals major issues, and you exercise the inspection contingency.
- The appraisal comes in low, and you exercise the appraisal contingency.
- You’re unable to secure the required financing, and exit during the financing contingency period
- Title issues are discovered.
Many SD first time home buyer forfeit their earnest money because:
- They back out after the contingency periods expire without a valid reason.
- They violate contract terms.
- The seller meets all contract obligations, but the buyer still refuses to close.
Step 9: Conduct Home Inspections
First-time home buyers in South Dakota should schedule home inspections to uncover any issues before buying a house. You typically get the inspection report within 24 to 48 hours.
Which South Dakota Home Inspections Should You Schedule?
A standard home inspection in South Dakota isn’t enough. The state’s unique climate and weather risks require a few specialized inspections:
- General Home Inspection ($300–$500): A licensed inspector will examine everything from the roof to the foundation. They pay special attention to storm damage, proper drainage, and the age of the AC unit.
- 4-Point Inspection ($125–$200): Insurance companies require a 4-point inspection for homes over 30 years old. It focuses on the four most critical systems: the roof, HVAC, electrical, and plumbing. An old roof or an outdated electrical panel can result in the insurance coverage being denied.
- Roof/Hail Damage Inspection (often $75–$150): These inspections are common in South Dakota due to frequent hailstorms and strong winds. This inspection documents roof condition and impact resistance, which can help with insurance approvals and storm-resistant roofing discounts.
- WDO / Termite Inspection ($75–$125): While termite inspections are less widespread than in southern states, they do exist in eastern South Dakota and along river valleys. This inspection is often required for FHA and VA loans and helps catch wood-destroying insects, moisture issues, and rodents common in rural properties.
Consider Other Specialized Inspections
Based on the property, a South Dakota first-time home buyer may want to conduct additional tests. For older homes, a sewer scope can detect cracks or tree roots in the main sewer line, saving you from a $15,000 repair down the road. If you see large cracks or uneven floors, a $700 foundation inspection is worth the investment.
For rural properties, a septic inspection is essential. If the home has a pool, a separate pool inspection will check the pump, filter, and structure for costly defects.
It’s not recommended. Even if you plan to buy cheap homes in South Dakota, skipping a home inspection can lead to unexpected repair costs.
Step 10: Complete the Home Appraisal
After the inspection, your lender will typically order a home appraisal, which professionally values the property to ensure it matches your offer.
Why Do Lenders Need Appraisals?
A home appraisal in South Dakota confirms the property’s market value. Appraisers typically focus on the following parameters:
- Flood Zone and Elevation: A home in a high-risk flood zone (like Zone AE) will likely be valued lower than a similar inland property due to higher insurance premiums.
- Insurance and Mitigation Features: In South Dakota, appraisers and insurers pay close attention to the age and condition of the roof (especially after hailstorms), impact-resistant shingles, proper attic insulation, and updated heating systems. Homes built to handle high winds, heavy snow loads, and hail often hold stronger value and qualify for better insurance rates.
- Condo/HOA Health: Appraisers closely examine a condo association’s financial health. They look for anything that may reduce the unit’s value, like the association’s reserve funds or any pending special assessments.
A standard appraisal in South Dakota costs between $600 and $725 and typically takes 7 to 14 days to complete. For luxury or waterfront properties, the cost and timeline can be higher.
If the appraisal comes in lower than your offer price, you have an appraisal gap. In such a situation, you can either:
- Renegotiate the Price: Ask the seller to lower the price to the appraised value. In the current market, many sellers are willing to negotiate.
- Cover the Gap: If the seller won’t budge, you can choose to pay the difference in cash.
- Dispute the Appraisal: If you believe the appraiser made a factual error or used poor comparable sales, you can file for a Reconsideration of Value.
- Walk Away: If you cannot reach an agreement, your appraisal contingency allows you to cancel the contract and get your earnest money back.
Step 11: Negotiate Repairs and Credits
As a first time home buyer in South Dakota, use your home inspection results to negotiate repairs and request credits from the seller. This step can help reduce unexpected costs and ensure your new house is move-in ready.
How to Use Your Inspection Report to Negotiate Repairs?
Your negotiation strategy should center on issues that impact the home’s safety, structural integrity, and insurability. Minor cosmetic flaws are not worth fighting over and can make you seem unreasonable. It’s easy to make this mistake as a first home buyer in South Dakota.
Focus your request on these critical areas:
- Safety Hazards: This includes outdated and dangerous electrical panels, faulty wiring, or missing safety features like GFCI outlets near water.
- Structural Problems: Any issues with the foundation, load-bearing walls, or the roof structure.
- System Failures: A failing HVAC system, major plumbing leaks, or an old roof.
Get 2 to 3 written estimates from licensed contractors for any major repairs. A repair request that includes professional quotes shows you are serious and have done your homework.
Should You Ask for Repair Credit?
While you can ask the seller to perform the repairs themselves, it’s better to ask for credit instead. Credit gives you the funds to hire your own contractors and ensures the work is done to your standards, not just the cheapest way possible. It also allows the sale to proceed on schedule, without any delays.
How to Negotiate Seller Concessions
Seller concessions are a powerful tool for reducing your out-of-pocket closing costs when buying real estate in South Dakota. Here, the seller pays for some of your expenses, such as the appraisal, title insurance, or property taxes.
Your ability to negotiate concessions depends on your loan type. Each loan program sets a maximum limit on how much a seller can contribute:
| Loan Type | Minimum Down Payment | Maximum Seller Concession |
|---|---|---|
| Conventional | Less than 10% | 3% of the purchase price |
| Conventional | 10% or more | 6% of the purchase price |
| FHA Loan | Any amount | 6% of the purchase price |
| VA Loan | Any amount | 4% of the purchase price |
| USDA Loan | Any amount | 6% of the purchase price |
Step 12: Review Your Closing Costs
After negotiating repairs and credit as a first time home buyer in South Dakota, review all closing costs carefully. Check title fees, escrow, insurance, and taxes so you can finalize your budget and confidently buy your house.
Understanding Closing Costs in South Dakota
- South Dakota-Specific Taxes ($1,500+): This state charges a Real Estate Transfer Fee (commonly about $0.30 per $500 of value, though it can vary slightly by county) and a Mortgage Registration Tax of $0.20 per $100 of the loan amount. On a $300,000 mortgage, the tax alone is about $600, with transfer fees adding several hundred more, depending on the sale price and location.
- Title Fees ($2,000+): These fees cover the title search, settlement services, and title insurance policies for both you and your lender. In South Dakota, the party responsible for paying the owner’s title insurance varies by county.
- Third-Party Fees ($900 to $1,500): This category includes the appraisal fee, credit report fee, and flood certification fee. It also covers any inspections you ordered, like the general, 4-point, roof/hail damage, and WDO inspections.
- Prepaid and Escrow Costs ($3,000 to $6,000): You will pay for your first year of homeowners’ and flood insurance upfront. You will also fund your escrow account with several months of property tax and insurance payments to cover future bills.
Step 13: Close on Your New Home
Closing day is the moment you officially become the owner of your new South Dakota home. Its success depends on a careful final walk-through, a smooth funding process, and making sure all legal documents are properly signed and recorded.
Complete Your Final Walk-Through
Within 24 hours of closing, you will do one last walk-through of the property. This is not a formal inspection, but rather your final chance to see if you want this home. Use this checklist:
- Verify Repairs: Bring your inspection report and repair addendum. Confirm that all negotiated repairs have been completed to a professional standard.
- Test Everything: Run the air conditioning and test all appliances. Make sure every system is functioning as it should.
- Check for Included Items: Ensure all items that were supposed to be included in the sale, like appliances, window treatments, and light fixtures, are still in place.
- Look for Signs of Additional Damage: Make sure no new damage has occurred since your last visit. If you see any issues, notify your agent and the title company immediately before you sign any documents.
Sign the Documents
While there are numerous documents to sign, the most important ones are:
- The Closing Disclosure: You will sign the final version of this document, which outlines all your loan terms and costs.
- The Promissory Note: This is your legal promise to repay the loan. The promissory note outlines the loan amount, interest rate, repayment schedule, and maturity date.
- The Mortgage: This document secures the property as collateral for your loan.
Once you have signed everything, you will provide your “cash to close” amount via a cashier’s check or wire transfer. After your lender sends their funds to the title company, the deal is officially funded.
Get Your Keys and Celebrate
Once the deal is funded, the title company will record the new deed with the county, officially transferring ownership to you. After they pay the seller and other parties, you will finally get the keys to your new home.
Congratulations, you are officially a South Dakota homeowner! 🎉
🚩 What are the Red Flags to Look for When Buying a House in South Dakota?
A new home is a huge financial investment. To ensure that you don’t sink your money into a dud, look out for these red flags:
1. Bargain-Priced Homes
An asking price that’s significantly lower than comparable homes in the area seems like a dream come true. But that’s just until the roof collapses or faulty electrical systems burn the house down.
An extremely low price could mean the property is uninsurable, or is located in a high-risk flood zone with steep insurance costs. So before you put in an offer, check the home’s sale history and other permits from the local county’s office. Also, get insurance quotes to understand your total expense better.
2. Neighborhood Sell-Out
During the open house, if you notice too many “For Sale” signs on a single street or in a small community, it should ring alarm bells. It could be due to skyrocketing HOA fees, declining school quality, or a recent increase in crime rates. It could also point to a future nuisance, like a commercial development planned nearby.
Talk to potential neighbors to get their opinion on the area. You can also check community social media pages or online forums like Nextdoor for discussions about local issues.
3. Excessive Use of Air Fresheners
A few scented candles create a welcoming atmosphere, but if a home smells like a lavender bubble burst in it, then there’s something fishy. It may be covering up a musty smell that highlights the presence of mold and plumbing issues.
Pay close attention to the smell in the closets, bathrooms, and around the air conditioning unit. Open kitchen and bathroom cabinets and smell the area under the sink. If you detect a musty odor, ask for a separate mold inspection along with the standard home inspection.
4. Sloping or Uneven Floors
Floors that are noticeably slanted or feel bouncy can indicate foundation problems. Given South Dakota’s expansive clay soils, the foundation can shift over time. Minor settling may be acceptable in older homes, but significant slopes signal a major structural issue.
Bring a marble or a golf ball with you to showings and place it on the floor in different rooms to see if it rolls. Also, look for other signs of foundation issues, like large zigzag cracks in the drywall, especially above door frames.
5. Ice Damming on Roof Eaves
Icicles or water stains under eaves indicate poor insulation/ventilation, causing ice dams from heavy snow loads, which leads to interior leaks. Inspect attic for proper soffit vents and insulation; hail-prone roofs over 10 years old amplify risks in tornado alley, SD.
6. The Missing Radon Mitigation System
South Dakota has some of the highest naturally occurring radon levels in the country due to the state’s unique geology. If you are touring a home and don’t see a radon mitigation pipe (usually a PVC pipe running from the basement floor up through the roof with a visible fan), you should be wary.
While a home without a system isn’t a deal-breaker, a home where the seller refuses to test for radon is a major red flag. Always make your offer contingent on a radon test; if the levels are above 4 pCi/L, you’ll want to negotiate for the installation of a system before closing to protect your family’s health.
What Should You Do After Closing?
Welcome home! Now it’s time to handle a few must-dos to protect your investment:
- File for Homestead Exemption: If the house is your primary residence, apply for South Dakota’s Owner-Occupied Property Tax Reduction to reduce your property taxes. You could save about $50,000 in taxes, which is especially valuable in high-tax areas like Sioux Falls, Rapid City, and Brookings.
- Set Up Utilities: Arrange connections for electric, natural gas or propane, water, sewer, trash, and internet as soon as you close. In many parts of South Dakota, especially outside city limits, you may also need to set up well service, septic pumping schedules, and snow removal. Winter preparedness is essential, including reliable heating and emergency power options in rural areas.
- Get Insurance: If you’re financing, homeowners insurance is required, and flood insurance may be necessary for properties near rivers or floodplains such as along the Big Sioux or Missouri Rivers. Because South Dakota experiences frequent hailstorms, high winds, and harsh winters, make sure your policy includes strong roof and storm coverage.
- Home Maintenance Plan: Schedule AC tune-ups at least twice a year, clear gutters regularly, and inspect roofs for storm damage or algae buildup. Consider wind mitigation upgrades to reduce insurance costs.
How to Buy a House in South Dakota Without a Realtor?
Research neighborhoods and browse listings on trusted sites like Houzeo. Then, schedule showings directly with sellers or their agents. You can also hire a real estate attorney to review contracts and handle legal details.
Next, get pre-approved for a mortgage, make an offer, schedule inspections, and negotiate repairs. With the necessary due diligence, you can buy a house without a Realtor.
Which First Time Home Buyer Programs in South Dakota Can You Apply For?
Various programs make homeownership accessible for a first time home buyer in South Dakota. They assist with down payments through grants or low-interest, deferred-payment loans. Applicants must meet the income and credit score criteria and complete a homebuyer education course to avail of these programs.
| Program Name | Eligibility | Grants | Key Benefit |
|---|---|---|---|
| South Dakota Housing First-Time Homebuyer Program | First-time buyers; income & purchase price limits apply | 30-year fixed-rate mortgage through SD Housing | Affordable rates and access to down payment help |
| SDHDA Repeat Homebuyer Program | Repeat buyers; income limits; purchase price ≤ $460K; credit ≥620 | Down payment/closing cost assistance; reduced MI premiums | Competitive rates for next home; pairs with DPA |
| Governor’s House Program | Income/net worth limits; home must be primary residence in SD. | High-quality, energy-efficient pre-built homes. | Extremely low purchase price |
| USDA Section 502 Direct Loan | Low/very-low income; rural area purchase. | $0 down payment and subsidized interest rates as low as 1%. | No private mortgage insurance (PMI) required. |
1. South Dakota Housing First-Time Homebuyer Program
- Eligible Buyers: First-time homebuyers who meet SD Housing income and purchase price limits.
- Credit Score: Minimum 620.
- Assistance: Access to 30-year, fixed-rate first mortgage loans through SD Housing, often paired with down payment assistance.
The SDHDA First-Time Homebuyer Program is the main mortgage option from the South Dakota Housing Development Authority (SDHDA). It provides affordable 30-year fixed-rate mortgages for eligible buyers in areas like Sioux Falls and Rapid City. To qualify, meet income/purchase limits and complete required homebuyer education.
2. SDHDA Repeat Homebuyer Program
- Eligible Buyers: Repeat buyers relocating in SD; income limits; purchase price ≤$460K.
- Credit Score: Minimum 620.
- Assistance: Down payment/closing cost help; reduced mortgage insurance premiums; combinable with DPA.
The SDHDA Repeat Homebuyer Program helps buyers who already own or previously owned a home move into their next property with more affordable financing. It offers competitive fixed-rate mortgages and can be combined with down payment assistance programs to lower upfront costs, making upgrading or relocating within South Dakota more accessible.
3. Governor’s House Program
- Eligible Buyers: South Dakota residents meeting income and net worth limits who will use the home as their primary residence.
- Credit Score: Set by participating lenders.
- Assistance: Access to high-quality, energy-efficient manufactured homes sold at significantly reduced prices.
The Governor’s House Program provides affordable, well-built homes designed specifically for low- to moderate-income South Dakotans. These energy-efficient homes are sold at extremely low purchase prices compared to market housing, helping families achieve homeownership while keeping utility and maintenance costs low.
4. USDA Section 502 Direct Loan Program
- Eligible Buyers: Low- and very-low-income households purchasing in eligible rural South Dakota areas.
- Credit Score: Flexible guidelines.
- Assistance: $0 down payment and subsidized interest rates that can be as low as 1%, with no private mortgage insurance required.
The USDA Section 502 Direct Loan Program is one of the most powerful affordability tools for rural South Dakota buyers. It offers zero down payment, reduced interest rates based on income, and very low monthly payments. Because no PMI is required, total housing costs are often far lower than traditional mortgages, making this ideal for buyers in small towns and rural communities across the state.
» First Time Buyer Programs: Find the perfect program that helps you get the key to your first home.
What Should You Know Before Buying a House in South Dakota?
Before you buy a home in the Mount Rushmore State, you must understand the factors that can impact your budget and lifestyle.
What are Some Additional Costs When Buying Houses in South Dakota?
Apart from the purchase price, you must account for several other expenses, like property taxes and potential HOA fees. However, the most critical consideration for any South Dakota homebuyer is insurance.
- Why Homeowners Insurance is Crucial: South Dakota’s susceptibility to hailstorms, high winds, severe winter weather, blizzards, and occasional river flooding makes homeowners’ insurance important. This coverage protects your investment from catastrophic damage.
- High Insurance Costs: Due to these risks, the projected annual cost of homeowners’ insurance may go as high as $1,800 to $3,500.
- Choosing the Right Policy: When selecting a policy, ensure it provides adequate hail, wind, and flood coverage. You could lower your premium by choosing a home with wind mitigation features like impact windows or a newer roof.
Do You Need Separate Flood Insurance in South Dakota?
Yes, you do. Standard homeowners’ insurance does not cover flood damage, so a separate policy is necessary for protection. FEMA maps determine your property’s flood risk:
| Flood Zone | Risk Level | Insurance Recommendation |
|---|---|---|
| A, AE, | High-Risk | Mandatory for most mortgages. These areas have at least a 1% chance of flooding annually. |
| B, C, X | Low-to-Moderate | Highly Recommended. Roughly 25% of all flood claims happen in these “lower-risk” areas. |
When is Flood Insurance Required?
Whether you need flood insurance typically depends on your property’s location, your mortgage lender, and your homeowners’ insurance provider. However, there are two main situations where flood insurance is mandatory in South Dakota:
- Federally-Backed Mortgages in High-Risk Zones: If your home is in a high-risk flood zone and you have a federally-backed mortgage, federal law requires you to have flood insurance.
- NFIP Requirements in High-Risk Areas: South Dakota participates in the National Flood Insurance Program (NFIP); properties in Special Flood Hazard Areas (SFHAs) must carry coverage, with premiums based on elevation certificates. Private flood policies are available alongside standard homeowners insurance covering hail and wind in tornado-prone regions like Rapid City.
Why First-Time Homebuyers Should Explore South Dakota Now?
South Dakota is a smart choice for first-time buyers, thanks to its no-income-tax policy and a market that now favors buyers. From Sioux Falls’ job market to the scenic lifestyle of Rapid City, there’s a community for every budget.
With thousands of homes for sale and numerous down payment assistance programs, homeownership is more attainable than ever.
» Houzeo Reviews: Read what customers have to say about Houzeo, South Dakota’s best home buying website.
