Whether you’re a first-time buyer or it’s been a while since you’ve gone through the process, buying a home can feel both exciting and overwhelming. There are a lot of moving parts, timelines, and emotions involved, which is exactly why having the right plan (and the right people) matters.
If you’re thinking about buying, here’s a simple breakdown of what to expect from start to finish, plus a few things most people don’t tell you.
Step One: Start with a Game Plan
Before you fall in love with a home online or start imagining your couch in every living room you scroll past, pause for a minute and think big picture.
Ask yourself:
What does my life look like now?
Am I craving walkability or dreaming of wide-open land? Do I want to be near people, families, shopping? Do I like to walk to visit neighbors or borrow a cup of sugar? Do I prefer to have space and privacy? Do I need land? Do I need community features such as swim, tennis, playground?
How might my life change over the next three to five years?
Am I planning to grow my family? Hoping to work from home long-term? Do I have kids graduating or might I take over care for an elderly family member?
These questions are key because buying a home isn’t just about the house. It’s about the lifestyle you will have while living there. This reflection helps you figure out:
- Where you should be looking (commute, schools, neighborhood vibe)
- How much space you’ll need (number of bedrooms, flex space, outdoor area)
- What kind of budget makes sense (comfort > maxing out your loan amount)
A lender might tell you you’re approved for a $550,000 home. But if buying at that price means you’re house-poor or can’t take that vacation, it’s probably not the right move. Don’t max out your pre-approval “just because you can.” Your quality of life matters, so be sure to envision what a good life looks like to you and keep that top of mind when house hunting!
Taking the time to clarify your goals now will help everything else (from your home search to your offer) fall into place with more intention and less stress.
Step Two: Meet With a Lender
Your pre-approval isn’t just about how much a bank is willing to lend you. Talking with a lender helps you understand your true budget and what fits comfortably within your lifestyle . A good lender will walk you through monthly payments, down payment options, and other costs like taxes and insurance so you can make confident choices.
In today’s market, a pre-approval isn’t just helpful, it’s required. Not only does it show you’re serious, ready, and able to follow through, but sellers won’t consider your offer without proof that you’re financially qualified to buy the home. It also gives you an edge in competitive situations. When sellers see a well-prepared buyer backed by a strong lender, your offer instantly carries more weight.
Furthermore, if there’s anything on your credit report or financial documents that needs attention, it’s far better to catch it as early as you can in the process to avoid disappointment. A great lender will help you clean up any surprises and prepare you for a smooth path to closing.
How to Choose The Right Lender
Not all lenders are created equal, and choosing the right one can make a huge difference in your experience and peace of mind. Here’s what a great lender should offer:
✅ Clear Communication
They should explain your loan options, rates, and numbers in a way that makes sense, without jargon or pressure. You should never feel rushed or confused.
✅ Accessibility
When you’re making an offer or heading into closing, timing matters. Look for a lender who responds quickly, especially during evenings and weekends when things tend to move fast.
✅ Experience with Your Loan Type
Whether you’re using a conventional loan, FHA, VA, or something more niche, make sure your lender has real experience with that program and can guide you through the process.
✅ Accurate, Honest Advice
A great lender will never approve you for more than you can realistically afford. They’ll help you look at the full picture, including monthly payments, upfront costs, and long-term impact, so you can choose a home and payment that fit your lifestyle.
✅ A Local Advantage
Using a reputable local lender can sometimes give your offer an edge. Sellers and agents often feel more confident when they see a familiar name on the pre-approval.
If you’re not sure where to start, don’t worry! That’s where we come in. We work with trusted local lenders who are not only great at what they do, but also kind, clear, and committed to making the process easy to understand. And no, you don’t need perfect credit or a 20% down payment to get started. A conversation with the right lender can open up options you didn’t even know were possible.
Step Three: Partner With the Right Agent
Buying a home is more than just a transaction. It’s a big decision with a lot of moving parts, and you shouldn’t have to navigate it alone. That’s where your real estate agent comes in. Think of your agent as your guide, advocate, and problem-solver from day one to closing day (and even beyond).
Here’s what to look for when choosing the right agent:
✅ Local Market Knowledge
They should understand the neighborhoods you’re considering, know how to spot value, and be able to guide you on pricing, school districts, resale potential, and what’s trending in your area. Real estate is hyper-local, and experience in your specific market matters.
✅ Clear and Consistent Communication
Your agent should be responsive, informative, and proactive. They should keep you in the loop throughout the process. You shouldn’t be left wondering what happens next or chasing them down for updates.
✅ A Strong Listener (Not a Salesperson)
This one’s big. You want someone who takes the time to understand your priorities and respects your pace. You should never feel pushed into a home that doesn’t feel right. This is your life, your investment, and your future.
✅ Skilled Negotiator and Trusted Advisor
A great agent is also there to help you make smart decisions, whether it’s writing a strong offer, navigating tricky inspections, or simply keeping you calm when emotions run high.
Step Four: Begin the Home Search
This is the part everyone looks forward to — the fun part where you get to explore different homes, imagine your life in new spaces, and start picturing your future. But be prepared, as it can also get emotional pretty quickly.
We’ll search together, focusing on homes that align with your goals, preferred locations, budget, and must-have features. Whether it’s a spacious backyard, a modern kitchen, or a quiet street, your priorities will guide us.
Here’s what to keep in mind as you navigate this phase:
Stay Open-Minded
Sometimes the perfect home looks different than what you initially imagined. Be willing to consider options you might not have thought of before. You might be surprised!
Manage Expectations
It’s normal to feel excitement, frustration, or even disappointment as you tour homes. Finding the right fit can take time, and that’s okay.
Trust the Process
The “right” home often appears when you least expect it. We’ll be here to help you recognize it when it shows up, making sure it aligns with your goals and long-term vision.
Ask Questions
Never hesitate to ask about anything—neighborhood dynamics, potential renovation costs, or anything else you wonder about. No question is too small.
Take Notes
It can be hard to keep all the details straight when seeing multiple homes. We’ll help you stay organized so you can compare and make informed decisions.
The home search is a journey, and one that we’re excited to take with you. Together, we’ll find a place that feels like home, not just a house.
Step Five: Make an Offer
Once we’ve found “the one,” you’re ready to take the exciting next step: making an offer. This part can feel a little overwhelming, but don’t worry. We’ll be right by your side to help you through every detail and decision. Here’s how we approach it:
Crafting a Competitive Offer
The goal is to present an offer that stands out to the seller without stretching you too thin. We’ll look at recent sales, current market conditions, and how long the home has been on the market to determine a fair and strong price. Sometimes, a little flexibility with the closing date or earnest money can also make your offer more appealing.
Navigating Contingencies
We’ll include important protections, called contingencies, in your offer, like inspection, financing, and appraisal contingencies. These clauses give you time and options to ensure the home is in good condition, your loan goes through smoothly, and the home appraises at the right value.
We’ll explain each contingency clearly a little later so you understand how they protect you and what timelines we’re working within.
Negotiating Terms With the Seller
Price is important, but it’s not everything. Sometimes sellers value other terms just as much, or more, such as:
- Flexible closing dates that fit their timeline
- Requests to include appliances or fixtures
- Earnest money amounts that show your commitment
- Handling of repair requests after inspection
We’ll handle negotiations professionally and strategically, always advocating for your best interests while keeping the process smooth and respectful.
Remember, making an offer isn’t just about the price tag. It’s about putting together a strong, well-rounded package that works for you and appeals to the seller, giving you the best shot at winning the home you love.
What We’ll Need From You in Order to Write An Offer
Bear with us, as we’re about to get a little detailed because it’s important you feel confident and clear about the terms and decisions involved in your offer!
Here’s a list of the key details we’ll need to fill in on the offer form, along with some thoughts to help guide your decisions. We will work alongside your lender to write the offer, as they will guide us on filling in some of the blanks.
Purchase Price
This is the amount you’re offering to pay for the property.
Seller’s Contributions to Buyer’s Closing Costs
This is the amount we’ll request from the seller to help with your closing costs. Sometimes buyers use this to reduce their upfront expenses or put it toward things like new flooring. While it used to be less common to ask sellers for closing cost help in a competitive market, with interest rates being higher now, it’s becoming more frequent.
A quick note about the offer price and seller contributions: it’s important to think through your overall strategy. We generally don’t recommend offering less than the list price and asking for seller-paid closing costs. Offering below list price can lower your monthly payment slightly, but offering full price and asking for closing cost assistance can help reduce your out-of-pocket costs at closing. Let’s weigh what works best for your goals.
Earnest Money
This is usually about one percent of the purchase price and is due within three days after we go under contract. The earnest money is typically held by the closing attorney and is fully refundable if you decide to walk away during the due diligence period.
Due Diligence Period
This is the timeframe we request to complete your home inspection and negotiate any necessary repairs with the seller. We generally recommend keeping this period between seven and ten days, though depending on the property, a shorter window might be better. The key is to allow yourself enough time to thoroughly assess the home and address any concerns that arise. Once we’re under contract, we’ll schedule the inspection right away to keep the process moving smoothly and efficiently.
Closing Date
Typically, closing occurs about 30 days from the offer date. However, the closing date can be a powerful tool to help your offer stand out in a competitive, multi-offer situation. Our team always reaches out to the listing agent before submitting an offer to learn about any important timing preferences the seller may have, so we can tailor the closing date to align with their needs and strengthen your position (if you have the flexibility to do so).
Closing Attorney
As the buyer, you choose the closing attorney. We have lots of great ones in our area and we would be happy to make a recommendation.
Loan Type
Your lender will confirm the type of loan you’re using to purchase the home. Common options include Conventional, FHA, VA, USDA, and Jumbo loans, each with its own requirements and benefits.
Finance Contingency
The finance contingency allows your lender a set period of time to process your loan and issue final approval. This timeframe can range from 0 to 30 days, depending on your situation. In general, a shorter window is more appealing to sellers. Partnering with a strong local lender often means you can confidently keep this contingency between 10 and 14 days.
Appraisal Contingency
Set by your lender, this contingency allows time for the home appraisal to be completed and any related issues to be addressed. Like the finance contingency, a shorter appraisal timeframe is generally more attractive to sellers. However, some loan types, such as FHA or VA, require the appraisal contingency to remain in place until closing, and this process cannot be shortened or waived through a stipulation.
Special Stipulations
Special stipulations are any additional terms or requests that go beyond the standard contract. These might include items such as a seller-paid home warranty, a clear septic inspection, a termite clearance letter, or other specific conditions that are important to you. Including well-written stipulations can help protect your interests and clarify expectations upfront, ensuring all parties are on the same page before moving forward.
Step Six: Once Under Contract, Schedule the Inspection
After we’re officially under contract, we will get the home inspection scheduled as soon as possible (usually within a couple of days). While it’s ultimately your choice which licensed home inspector you want to hire, we’re happy to provide trusted recommendations to help you find someone reliable and thorough.
The inspector will conduct a detailed evaluation of the property, from the roof and foundation to the plumbing, electrical system, HVAC, and more. You’ll receive a comprehensive report outlining any issues, whether minor or significant.
When Specialized Inspections Are Needed
Sometimes the general home inspection will uncover concerns that require a closer look from skilled professionals in specific trades, such as roofing, HVAC, plumbing, or electrical systems. In these cases, we may recommend bringing in specialists who can provide a more detailed evaluation and estimates for repairs.
These targeted inspections help you understand the true condition of critical components and avoid surprises down the road. They’re a smart step to ensure you’re making the best possible decision about your new home.
From there, we have a few options:
- Request repairs from the seller to fix problems uncovered during the inspection
- Negotiate credits or price adjustments if you prefer to handle repairs yourself after closing
- Or, if serious concerns arise that can’t be resolved, we can discuss walking away from the deal during the due diligence period
Scheduling the inspection quickly after going under contract is key to keeping the process on track and giving you ample time to make informed decisions.
Step Seven: Appraisal + Final Loan Approval
Once we’re under contract, your lender will order an appraisal. This is an independent assessment to make sure the home’s value supports the purchase price and the amount you’re borrowing. The lender wants to be sure the property is worth what you’ve agreed to pay.
If the appraisal comes in at or above the purchase price, great! We move forward as planned. If it comes in low, we’ll discuss options like renegotiating the price, challenging the appraisal, or, in some cases, making up the difference out of pocket. Don’t worry! We’ll walk through the best path together if that happens.
In the meantime, your lender is working behind the scenes to finalize your loan approval. This includes verifying all financial documents, completing underwriting, and clearing any final conditions. Once everything is in order, your loan receives the official “clear to close,” and we’re ready for the final step – closing day!
Step Eight: Closing Day
You’ve made it! After all the paperwork, planning, and decision-making, it’s finally time to close on your new home. Here’s what happens on closing day:
Sign the Final Documents
You’ll meet with a closing attorney to review and sign the legal documents that make the home officially yours. This includes your mortgage agreement and title paperwork
Transfer the Final Funds
Before closing, you’ll receive a final closing disclosure showing exactly how much money to bring to the table (usually via a wire transfer).
Get the Keys (a.k.a. the Best Part!)
Once everything is signed and the transaction is recorded, you’ll receive the keys to your new home.
It’s a big day, and we’ll be right there to celebrate with you. Whether you’re moving in right away or taking a moment to soak it all in, this is where your new chapter officially begins, and we couldn’t be more excited for you!
Welcome Home
It’s official! You’re a homeowner! This moment is about so much more than a set of keys. It’s the beginning of a new chapter, filled with fresh routines, cozy corners, and future memories waiting to be made.
Even though closing day has come and gone, we’re still here for you. Whether you need a trusted contractor, a go-to handyman, ideas for settling in, or just someone to talk through paint colors with, we’re only a text away.
This process isn’t just a transaction to us. It’s personal. We’ve walked beside you through the ups, downs, and decisions, and we’re genuinely honored to have played a small role in getting you home.
Take a deep breath, look around… and welcome to your next adventure. You did it. 💛
Final Thoughts
Buying a home doesn’t have to feel confusing or chaotic. Yes, there are a lot of moving parts, but that doesn’t mean the process has to feel overwhelming. With the right support system in place, buying a home can actually feel empowering. You deserve to be informed, prepared, and confident, and that’s exactly what we’re here for.
Whether you’re feeling excited, unsure, or somewhere in between, we’ll meet you where you are. No pressure, no rush—just honest guidance, clear communication, and someone who truly has your back.
If you’re ready to begin, or even just want to explore what’s possible, let’s talk.
Reach out anytime. We’d be honored to help you find your way home.
Happy home-buying,
The Gals at Good to Be Home 🐝
