For Buyers
A First-Time Buyer's Complete Guide
Buying your first home is one of the most significant financial decisions you will make. This guide walks you through everything — from credit check to closing day.
The Process
Your Path to Homeownership
Eight steps, clearly explained. No surprises.
Know Your Budget
Before anything else, understand what you can afford. Factor in down payment, closing costs (typically 2–3% of purchase price), moving expenses, and cash reserves.
Check Your Credit
Your credit score directly affects your interest rate and loan options. Pull your report, dispute any errors, and avoid new credit accounts for 3–6 months before applying.
Get Pre-Approved
Work with a lender to get a full pre-approval before you start seriously looking. This defines your real budget and strengthens any offer you make.
Find Your Agent
A buyer's agent represents you, not the seller. My job is to help you find the right home, avoid costly mistakes, and negotiate the best possible terms on your behalf.
Start Your Search
Define your must-haves vs. nice-to-haves. Be realistic about trade-offs. In competitive markets, flexibility on some criteria opens up far more opportunity.
Make an Offer
When you find the right home, we move quickly. I will guide you through offer price, contingencies, earnest money, and timeline to put you in the strongest position.
Due Diligence
Home inspection, title review, appraisal — I walk you through every contingency so you understand what you are buying before you are committed to buying it.
Close
Final walkthrough, signing documents, transferring funds, and receiving your keys. The closing process typically takes 30–45 days from accepted offer.
Programs & Assistance
First-Time Buyer Programs
Several programs exist specifically to help first-time buyers reduce upfront costs and qualify for better terms.
Washington State Housing Finance Commission (WSHFC)
Down payment assistance programs for first-time buyers in Washington State. Income and purchase price limits apply.
FHA Loans
Federal Housing Administration loans with down payments as low as 3.5% and more flexible credit requirements.
USDA Loans
Zero down payment financing for eligible homes in qualifying rural and suburban areas of Washington State.
VA Loans
Zero down payment with no PMI for eligible veterans, active-duty service members, and surviving spouses.
HomeReady & Home Possible
Fannie Mae and Freddie Mac conventional programs with 3% down and reduced mortgage insurance for qualifying buyers.
Setting the Record Straight
Common First-Time Buyer Myths
Myth: “You need 20% down to buy a home”
Reality: Many loan programs allow 3–5% down. Some require zero down. A 20% down payment eliminates PMI, but it is not a requirement to buy.
Myth: “You should max out your pre-approval”
Reality: Pre-approval tells you what lenders will lend, not what you can comfortably afford. Build in margin for life, maintenance, and future goals.
Myth: “Waiving inspections is always necessary”
Reality: In competitive markets, buyers sometimes waive contingencies — but skipping an inspection has real risk. We will discuss every situation before deciding.
Ready to Take the First Step?
I work with first-time buyers every day. Let's have a no-pressure conversation about your goals, your timeline, and what is realistic in today's market.