Guide
Buying a Home
A straightforward guide to what actually happens when you decide to buy.
Before You Start Looking
Buying a home is a series of decisions, and the best ones start before you tour a single property. Think about your timeline, what you actually need versus what would be nice, and what your life might look like in five years. The clearer you are about your priorities, the less time you’ll waste on homes that aren’t right.
Understanding Your Budget
Your budget isn’t just what a lender says you can borrow. It’s what you’re comfortable paying each month while still saving, traveling, and living your life. Factor in property taxes, insurance, maintenance, and the costs that come with owning rather than renting. A honest budget conversation early on prevents disappointment later.
Financing & Preapproval
A preapproval letter tells sellers you’re serious and gives you a realistic price range. Talk to a lender early, compare options, and understand the difference between being prequalified and preapproved. Your lender will look at income, debt, credit history, and assets to determine what you can borrow and at what rate.
Finding a Home
Online search is a starting point, not the whole picture. A good agent helps you read between the lines of listings, identifies homes that match what you actually want, and points out things photos don’t show. Don’t be afraid to walk away from a home that checks boxes but doesn’t feel right.
Making an Offer
An offer is more than a price. It includes contingencies, timeline, earnest money, and terms that can make your offer more or less attractive to a seller. In a competitive situation, the cleanest offer often wins, not just the highest. Your agent helps you balance protecting your interests with making a compelling offer.
Inspections
A home inspection is your chance to understand what you’re buying. Inspections can reveal issues that aren’t visible during a walkthrough, from foundation concerns to electrical and plumbing systems. You can negotiate repairs, ask for credits, or in some cases, walk away. Take the inspection seriously, even on a home that looks perfect.
Appraisal
If you’re financing, your lender will require an appraisal to confirm the home’s value matches the purchase price. If the appraisal comes in low, you may need to renegotiate, make up the difference, or in some cases, terminate the contract. Understanding this possibility before it happens makes it easier to navigate.
Under Contract
Once your offer is accepted, you’re under contract. This period, typically several weeks, involves inspections, appraisal, finalizing your loan, and preparing for closing. It’s a busy time with deadlines and paperwork, but a good agent keeps everything on track and makes sure nothing falls through the cracks.
Closing
Closing is the final step. You’ll sign paperwork, pay closing costs, and receive the keys. Closing costs typically include lender fees, title insurance, prepaid taxes and insurance, and other expenses. Review your closing disclosure carefully before signing day so there are no surprises.
What Buyers Often Underestimate
The emotional weight of the process. The time it takes, especially under contract. The cost of homeownership beyond the mortgage. And how much having someone you trust to call changes the experience. Knowing this going in helps you approach the process with realistic expectations.
How Jane Helps
Jane guides buyers through every step, from the first conversation to closing day. She helps you understand what’s happening, why it matters, and what your options are at each decision point. The goal isn’t to sell you a house. It’s to help you make a confident, informed decision about where you’re going to live.