9 STEPS
TO THE
KEYS.

Talk through your budget, timeline, and whether now is the right time to buy

We'll spend 30-60 minutes getting clear on what you're looking for — price range, neighborhoods, must-haves vs. nice-to-haves. We'll also be upfront if we think you'd be better off waiting six months. Bring your questions about down payment programs, loan options, or the current market. We'd rather give you the real picture than a polished sales pitch.

Find out what you can borrow before you fall in love with a house you can't afford

Talk to at least two or three lenders — rates and fees vary more than most people expect. You'll need recent pay stubs, two years of tax returns, and bank statements. Most approvals come back in a day or two. Shopping multiple lenders in a short window counts as a single credit pull, so it won't hurt your score. We can point you toward lenders who work well with first-time buyers and down payment assistance programs.

Pick someone who knows the neighborhoods and programs that matter for first-time buyers

Ask how many buyers they've worked with in the last year, and specifically first-time buyers. Find out if they have experience with FHA loans and down payment assistance — not all agents do. A good agent saves you from overpaying, catches problems before they become your problem, and tells you when to walk away. Your agent's commission is paid by the seller, so this step costs you nothing out of pocket.

Tour homes and start figuring out what you actually want vs. what you thought you wanted

Your agent will set up showings and pull recent sales so you know whether a listing is priced right. Take notes on each house — they blur together faster than you'd think. Pay close attention to things that cost real money to fix: roof age, HVAC condition, water heater, foundation. Cosmetic issues are easy. A 15-year-old roof or failing electrical panel is not.

Submit an offer based on what the market says, not just what you want to pay

Your agent will pull recent comparable sales to figure out where to price the offer. Include contingencies for inspection, appraisal, and financing — these protect you if something goes sideways before closing. You'll also submit earnest money (usually 1-3% of the purchase price) to show you're serious. That money goes toward your down payment at closing if the deal goes through.

Find out what you're actually buying before you're fully committed

Hire your own inspector — don't use whoever the seller recommends. A thorough inspection takes 2-4 hours and covers the roof, foundation, plumbing, electrical, HVAC, and anything else that costs money to replace. The report isn't meant to scare you off every house, but it does give you leverage. Go through it with your agent and decide whether to ask for repairs, a price reduction, or to walk.

Lock your rate and get the loan across the finish line

Your lender orders an appraisal to confirm the home's value supports the loan amount. They'll keep asking for documents — respond fast, because delays here push your closing date. Once you've locked your rate, don't do anything that changes your financial picture: no new credit cards, no large purchases, no job changes. Lenders re-pull credit before closing.

Confirm the house is in the same shape it was when you agreed to buy it

Do this 24 hours before closing, not days earlier. Check that any repairs from the inspection negotiation were actually finished, and make sure nothing new has broken. Run the appliances, turn on the faucets, flip the breakers. Bring your inspection report and your phone to document anything that looks different from when you last saw it.

Sign the paperwork, hand over the funds, get your keys

Closing takes 1-2 hours and involves a lot of signatures — your hand will be tired. You'll receive the closing disclosure at least three days before, so read through it and flag anything that looks different from what you were quoted. Bring a cashier's check or arrange a wire transfer for the down payment and closing costs. When it's done, the house is yours.