The Buyer's Guide

1. Get clear on your number before you look

The single biggest mistake buyers make is falling for a house before knowing what they can comfortably afford. A beautiful home is considerably less charming when the payment makes every month uncomfortable. A lender can pre-qualify you quickly—this defines your real range and signals to sellers that you're serious when it is time to write. Use the affordability calculator for a starting estimate before that conversation.

2. Separate "must-haves" from "nice-to-haves"

Commute, school zone, lot size, single-story versus two-story, garage space—write these down before you start touring. It keeps you from spending perfectly good Saturdays on homes that were never going to work, and it keeps decision fatigue from creeping in later.

3. Tour with a critical eye, not just an emotional one

It is easy to fall for good staging and forget the roofline, foundation, or age of the HVAC system. The kitchen can be gorgeous and the roof can still be old; both facts may be true. A good agent flags likely inspection issues during the showing, before emotional attachment starts negotiating on your behalf.

4. Understand how offers actually work here

A strong offer isn't just the highest number — it's the right combination of price, contingencies, timeline, and earnest money for the specific property and the specific market conditions at that moment. This is where local, current comps matter more than general advice from a national app.

5. The inspection period

Once your offer is accepted, you'll typically have a window to inspect the property and request repairs or credits. This is not the time to ask for cosmetic touch-ups — it's the time to address real, material issues. Your agent should help you tell the difference.

6. Appraisal and financing

Your lender will order an appraisal to confirm the home is worth what you're paying. If it comes in low, there are a few standard paths forward (renegotiate, bring extra cash, or in some cases walk away) — your agent and lender should walk you through the real options rather than let this become a surprise.

7. Final walkthrough

Typically a day or two before closing, you'll walk the property one more time to confirm it's in the agreed-upon condition and any negotiated repairs were completed.

8. Closing day

You'll sign a stack of paperwork—the stack remains impressively committed to being a stack—transfer funds through your title or escrow company, and get the keys. A serious safety note: title companies and lenders will never change wiring instructions by email at the last minute. Always confirm wiring details by phone using a number you already trust, not one supplied in an email.

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