First-Time Buyer Guide
Everything you need to know about buying your first home — from getting pre-approved to picking up the keys. I'll be with you every step of the way.
The First-Time Buyer Journey
Here's what the process looks like — from your first conversation to the day you get the keys.
Get Pre-Approved
Before you start looking at homes, talk to a lender and get pre-approved for a mortgage. This tells you exactly what you can afford and shows sellers you're a serious buyer. A pre-approval letter can make all the difference in a competitive market.
Pro Tips
Gather your pay stubs, tax returns, and bank statements ahead of time.
Check your credit score — knowing where you stand helps your lender find the best rate.
Don't make any large purchases or open new credit lines during this process.
A pre-approval is typically valid for 60–90 days — don't get it too early or too late.
Start House Hunting
Now for the fun part! Start exploring neighborhoods, visiting open houses, and narrowing down what matters most. Think about commute, schools, parks, home size, and whether you prefer a new-build or an established neighborhood.
Pro Tips
Make a list of must-haves vs. nice-to-haves — it helps you stay focused.
Drive through neighborhoods at different times of day to feel what daily life is like.
Take notes and photos at every showing — they start to blur together.
Don't look at homes above your pre-approval amount unless you have a higher down payment ready.
Make an Offer
Found the one? We'll review comparable sales, discuss strategy, and write a competitive offer together. In the Central Valley market, I'll guide you on whether to include escalation clauses, appraisal contingencies, or other terms that strengthen your position.
Pro Tips
I pull comps and market data to help us determine a fair and competitive offer price.
Consider including a personal letter — some sellers really appreciate hearing your story.
Be prepared for a counteroffer — negotiation is normal and part of the process.
Timing matters — responding quickly shows you're serious.
Open Escrow & Earnest Money
Once your offer is accepted, we open escrow and you'll deposit earnest money — a good-faith deposit typically 1–3% of the purchase price. Escrow is a neutral third party that holds funds and documents until closing.
Pro Tips
Earnest money is credited toward your down payment at closing — it's not an extra fee.
Escrow protects both the buyer and the seller by making sure everything is in order.
You'll receive wiring instructions for your deposit — always verify them by phone.
Inspections & Appraisal
Schedule a home inspection to check for any issues with the roof, foundation, plumbing, electrical, and more. Your lender will also order an appraisal to confirm the home's value. These are standard and they protect your investment.
Pro Tips
Attend the inspection if possible — you'll learn a lot about the home.
Common inspection findings are usually fixable — don't panic if a list comes back.
If the appraisal comes in low, I'll help you negotiate with the seller or review options.
Don't skip a pest inspection in Central Valley homes — termites are common in our climate.
Final Loan Approval
Your lender finalizes your loan by verifying employment, reviewing the appraisal, and clearing any conditions. Once approved, you'll receive a Closing Disclosure at least three business days before closing with your final loan terms and costs.
Pro Tips
Don't change jobs, open credit, or make large purchases during underwriting.
Review the Closing Disclosure carefully — compare it with your Loan Estimate.
Ask questions about any fee or line item you don't understand.
Closing Day
The big day! You'll sign your final loan documents, the funds transfer to the seller, and the keys are yours. Closing typically happens at a title company, and I'll be there to walk you through every document.
Pro Tips
Bring a valid photo ID and any documents your lender asked for.
Do a final walk-through the day before or morning of closing.
Funds typically need to be wired — plan for this a day or two in advance.
Move In & Enjoy
You did it — welcome home! Set up utilities, change the locks, forward your mail, and start making it yours. I stay available even after closing if you need contractor recommendations, home service contacts, or any questions at all.
Pro Tips
Set up utilities (PG&E, water, trash, internet) before moving day.
Change the locks or rekey the doors on day one.
Forward your mail through USPS and update your address everywhere.
Save my number — I'm here long after closing for anything you need.
Common Questions
The questions every first-time buyer has — answered honestly.
How much do I need for a down payment?
It depends on your loan program. FHA loans require as little as 3.5% down. Conventional loans can go as low as 3% for first-time buyers. VA and USDA loans may require zero down. I can connect you with lenders who will walk through every option.
What's the difference between pre-qualified and pre-approved?
Pre-qualification is an informal estimate based on what you tell a lender. Pre-approval means the lender has verified your income, assets, and credit — it's much stronger when making offers.
How long does the home buying process take?
Typically 30–45 days from an accepted offer to closing, but it can vary. The house-hunting phase depends on you — some buyers find the right home in a week, others take a few months.
What closing costs should I budget for?
Closing costs are typically 2–5% of the purchase price and include lender fees, title insurance, escrow fees, property taxes, and prepaid items. Your lender will provide a Loan Estimate so there are no surprises.
Should I buy a newly built home or a resale?
Both have pros and cons. New construction means modern design, energy efficiency, and warranties — plus you can often customize finishes. Resale homes are usually in established neighborhoods with mature landscaping and may close faster. I can help you compare options that fit your timeline and budget.
Ready to Take the First Step?
I'd love to sit down and walk you through the entire process — no pressure, no obligations. Just honest answers and a plan that fits your life.