Blog > How to Build a Home Search “Must-Have vs. Nice-to-Have” List That Actually Works

How to Build a Home Search “Must-Have vs. Nice-to-Have” List That Actually Works

by Jennifer Krosch

How to Build a Home Search “Must-Have vs. Nice-to-Have” List That Actually Works

When you start house hunting in the Sioux Falls area, it’s really easy to jump straight to:

White kitchen?
Big fenced yard?
Walk-in shower?
That one house on Zillow with the perfect pantry?

Before you know it, your list is a mile long and every home feels “almost right but not quite.” That’s when buyers get overwhelmed, frustrated, or end up settling for something that doesn’t really fit their life.

That’s why I love using a must-have vs. nice-to-have list with my buyers.

It sounds simple, but when you build it the right way, it becomes a powerful filter that keeps you focused on what actually matters for your day-to-day life in and around Sioux Falls.

Let’s walk through how to create a list that actually works.

Step 1: Start With How You Live—Not Just What Looks Pretty

Before we even talk about features, start with your real life:

Ask yourself:

How many people (and pets) will be living in this home?
What does a normal weekday look like for us?
Where do we spend most of our time—kitchen, living room, basement, outside?
Do we host often, or are we more low-key?

If you work in Sioux Falls but are open to living in places like Harrisburg, Tea, Brandon, Parker, Canton, or Beresford, think about:

Commute
School needs
Drive time to your gym, church, or favorite spots
How you want your evenings and weekends to feel

Your answers to these questions will drive your list far better than scrolling through “dream kitchen” photos.

Step 2: Make Two Separate Lists (And Be Honest)

Grab a notebook, Google Doc, or the notes app on your phone and create two sections:

MUST-HAVES
NICE-TO-HAVES

Then start listing without overthinking.

Must-Haves Are About Function & Safety

Must-haves are things that:

Directly affect how your life works
You can’t reasonably live without for this stage of life
Would be very expensive or difficult to change

Examples:

Minimum number of bedrooms
Basic bathroom count (1 vs. 2 vs. more)
A garage (especially with South Dakota winters)
A certain school district (if that’s a priority)
No major accessibility barriers if someone has mobility needs

Nice-to-Haves Are About Comfort, Style, and Convenience

Nice-to-haves are things that:

Would be great to have
Make your life easier or more fun
Could be changed over time with updates

Examples:

White cabinets vs. dark
Finished basement vs. unfinished with potential
Fireplace, specific flooring, certain countertop material
A third stall in the garage instead of two

If you’re buying with a partner, each of you should make your own list first—then compare. That’s where interesting (and important!) conversations happen.

Step 3: Limit Your Must-Haves (Yes, Really)

This is the hard part:

Your must-have list should be short—ideally 5–7 items, not 25.

If everything is a must, nothing is.

Ask yourself for each item:

“If a home had everything else going for it, would I still say no because this one thing is missing?”

If the honest answer is no, it belongs on your nice-to-have list.

In the Sioux Falls area, especially in certain price ranges, having a realistic must-have list can be the difference between:

Feeling like “there’s nothing out there,” and
Finding several solid options that work really well for your life.

Step 4: Think About What You Can Change (and What You Can’t)

When we’re touring homes together, I’m constantly thinking about:

What’s structural/location-based (hard or expensive to change)
What’s cosmetic or upgradeable (can be changed later)

Harder to change:

Location (city vs. small town, busy street vs. quiet street)
Lot size
Overall layout (without major renovation)
School boundaries

Easier to change over time:

Paint and flooring
Light fixtures and hardware
Countertops and backsplashes
Landscaping and outdoor areas

As your agent, part of my job is helping you see what a house could be, not just what it is today—while still keeping you grounded in what’s realistic for your budget and energy.

Step 5: Rank Your Top 3–5 Priorities

Once you’ve divided your list, pick your top 3–5 priorities overall.

Ask yourself:

“If I fast-forwarded to move-in day, what would I be most thankful I didn’t compromise on?”
“What would I regret giving up every single day?”

For some buyers in Sioux Falls and the surrounding area, that might be:

A safe, quick commute
A yard for pets and kids
A certain number of bedrooms
Main-floor laundry

For others, it might be:

Being in a specific community or small town
Having space for a workshop or hobby
Having an open kitchen/dining space for hosting

This short list becomes the anchor for your search.

Step 6: Use Your List as a Tool, Not a Rigid Rulebook

Real life example:

You find a home that:

Hits all your must-haves
Checks several nice-to-haves
Fits your budget
Is in a location you like

…but the kitchen isn’t your favorite color, or the carpet is dated.

This is where your list can help you see past the small stuff.

On the flip side, maybe a house has:

Gorgeous finishes
Stunning photos
Amazing staging

…but it’s missing two must-haves (like that extra bedroom or a workable commute). Your list gives you permission to say, “This isn’t right for us,” even though it’s pretty.

We’ll use your list together as we:

Choose which homes to go see
Evaluate them after showings
Decide when we’ve found a home worth pursuing

Step 7: Adjust Your List as You Learn

Most buyers refine their lists as they go.

After a few showings around Sioux Falls, Harrisburg, Tea, Brandon, and beyond, you might find that:

Something you thought was a must-have doesn’t matter as much
Or something that was “nice to have” is actually a huge quality-of-life factor

That’s okay. In fact, it’s normal.

We’ll check in as we go:

“Is this still a must-have?”
“Did we discover a new priority?”
“Do we need to narrow our focus or widen it a bit?”

House hunting is a process of learning what you really value, not just what you thought you wanted.

How I Help My Buyers With This Step

When we work together, I don’t just ask, “How many beds and baths?”

I want to know:

What your mornings look like
How you unwind at the end of the day
Who and what you want to be close to
What has and hasn’t worked in past homes or rentals

Then we turn that into a must-have vs. nice-to-have list that:

Matches your budget
Matches our local Sioux Falls-area market
And still leaves room for a little magic when the right home shows up

Ready to Build Your List?

If you’re thinking about buying a home in Sioux Falls or the surrounding communities, and your brain is already swirling with “wants,” “needs,” and “maybe’s,” I’d love to help you sort it out.

We can:

Talk through your lifestyle and goals
Build a simple must-have vs. nice-to-have list together
Match that list with what’s actually available in our market

📩 Reach out anytime for a no-pressure conversation.

We’ll go from “I like everything and I’m overwhelmed” to “I know exactly what I’m looking for”—and then we’ll go find it.