Buying Your First Home — Real Talk

Step 1: Know your budget — start painting your picture

Before you pick up your phone and start scrolling listings, get brutally honest about the numbers.

• Break down your spending (deeply): Mortgage, taxes, insurance, HOA, utilities, maintenance — plus the real stuff people “forget”: Starbucks, rounds of golf, subscriptions, pet costs, gas. If it drains your account, it counts.

• Decide your comfort zone vs. max: Lenders approve one number; your lifestyle might demand another.

• Get pre-approved: Out of respect for sellers and your agent. It proves you’re serious and keeps your search realistic from day one.

  
  

Step 2: Study the market (and yes — lean on a pro)

Unless you’re going fully DIY, bring in a real estate professional to help you decode what’s actually happening.

• What to look at: Recent closed sales (not just list prices), days on market, price reductions, and how fast good homes go pending.

• Neighborhood checks: Commute, schools, HOA vibes, noise at different times of day, flood zones/insurance realities.

• With an agent: You’ll get real comps, context, and strategy — not guesses. With me, you’ll know when to move fast and when to wait.

  
  

Step 3: Build a realistic wish list

• Must-haves: Beds/baths, layout, location. Focus on what can’t be changed.

• Nice-to-haves: The extras (office, pool, finished basement). Great if you get them — not dealbreakers.

• Stay flexible: No house nails every box. Prioritize the “big rocks.”

  
  

Step 4: Use open houses the right way

Open houses are great to get buyers active and seeing options — just understand how they work.

• Representation matters: If you’re working with an agent, they usually need to be present or at minimum register you. If you don’t, you may not be represented.

• Conversion is low: Open houses can sell homes, but the conversion rate is typically single-digits to low double-digits (think ~5–10%). Treat them as reconnaissance, not your whole strategy.

• Be curious: Take notes, ask condition questions, and picture your daily life in the space.

  
  

Step 5: Craft the offer (smart, not noisy)

• Price is just one lever. We’ll also work terms, timing, contingencies, and seller credits to make your offer win and protect you.

  
  

Step 6: Don’t skip the inspection — and show up the right way

Be there — but don’t turn it into a circus.

• Hire a pro. Good inspector, good eyes.

• Etiquette that protects you: This isn’t the time for parents/friends to test every faucet while the inspector works. Distractions cause misses.

• How I handle it: I’m there at the start, then I have you arrive toward the end so we can review the findings together with the inspector.

• Use the report wisely: It’s leverage for repairs or credits, but nothing is guaranteed. We’ll target safety/structural/HVAC/roof/water issues first.

  
  

Step 7: Understand closing costs + the paperwork flow

• Seller credits happen: If the seller still nets their number, they’ll often help with buyer closing costs. It’s about structure and net — not pride.

• Know your numbers early: You’ll receive preliminary closing disclosures to review (estimates, then finals). If you have ANY questions, contact your agent and/or title immediately. Numbers do get slipped in sometimes — we catch them.

• Final walkthrough: Confirm the home’s condition and agreed repairs before you sign.

  
  

Step 8: Plan your move (future-you will thank present-you)

• Reserve movers/truck early, especially weekends.

• Pack in phases (non-essentials first) and label by room.

• Utilities & insurance: Turn-on dates, policy start date, mail forwarding, smart locks/garage openers re-programmed day one.

  
  

Step 9: Own the milestone — then build your homeowner rhythm

This is bigger than keys and a selfie. Celebrate it — and then set yourself up to win long-term.

• Celebrate the wins: Pre-approval, accepted offer, clear to close, keys — mark each step. Momentum matters.

• Post-close priorities (first 48 hours): Change locks, check smoke/CO detectors, find main water/gas shutoffs, photograph meter readings and every room (move-in condition).

• Money rhythm: Set aside a monthly maintenance reserve (1–2% of home value per year), calendar AC service, roof/gutter checks, pest control, filter swaps.

• Paperwork rhythm: Save inspection, disclosures, warranties; track homestead/tax exemptions and escrow analysis.

• Lifestyle rhythm: Learn your neighborhood, best routes, trash days, parks. Make the house yours fast — paint a wall, hang the first photos, set up that coffee station.

• Mindset: Some deals wobble, some punch lists linger. Stay patient, communicate, and remember why you bought. You’re building stability and options.

  

  Beautiful Winter Park, Fl Home

Bottom line: Know your numbers, read the market, protect yourself with process, and keep your eyes on the bigger goal. Do that — and you’ll land the right home without losing your mind along the way