Your Home Buying Journey
From pre-approval to holding your new house keys—let's walk through this together
Six Steps to Homeownership
Buying a home can feel overwhelming when you're staring at the whole mountain. But here's the thing: it's really just six manageable stages, and you don't have to figure them out alone. Whether this is your first home purchase or your fifth, having a clear roadmap makes everything less stressful and more exciting.
Let's break down exactly what happens from the moment you start thinking "maybe I should buy a house" to the day you're moving boxes through your new front door.
Building your foundation
Get Your Financial Ducks in a Row
Here's the truth nobody wants to hear: falling in love with a house you can't afford is heartbreaking. Start here instead—getting pre-qualified tells you what's actually possible and makes you a serious buyer when you find 'the one.'
Talk to a lender first: Get pre-qualified (the quick version) or pre-approved (the stronger version). You'll learn your budget, understand monthly payments, and prove to sellers you're ready to buy—not just looking.
Check your credit: Lenders will anyway, so peek at it yourself first. Sometimes fixing a simple error bumps your rate down significantly. Even small rate differences mean thousands over 30 years.
Understand loan types: FVA, FHA, conventional—these aren't just acronyms. Each has different down payment requirements, qualification criteria, and long-term costs. Find out which fits your situation.
Save for upfront costs: Beyond the down payment, expect closing costs (2-5% of purchase price), inspections, appraisals, and moving expenses. Nobody warns you about this stuff until you're writing checks.
Pro Tip
Getting pre-approved before house hunting isn't just smart—it's essential in competitive markets. Sellers take you seriously, and you won't waste time touring homes beyond your reach.
Where spreadsheets meet butterflies
Finding Your Perfect Match
This is the fun part—but it's also where people get distracted by granite countertops and miss foundation problems. Search smart by knowing what actually matters to you and what's just pretty staging.
Clarify your must-haves vs. nice-to-haves: Three bedrooms or four? Garage space? Walkable neighborhood? Write down what's non-negotiable before you start touring. Shiny backsplashes cloud judgment fast.
Use search tools strategically: Online listings get you started, but the best properties sometimes sell before hitting the major sites. Working with a local agent (hi!) means early access to new listings and inside knowledge about upcoming inventory.
Think beyond the house: You're buying the location too. Drive the neighborhood at different times. Check school ratings if you have kids. Measure the commute during rush hour, not Sunday afternoon.
Consider your timeline and budget: How quickly do you need to move? Can you afford a fixer-upper that needs work, or do you need move-in ready? These factors narrow your search to realistic options.
Pro Tip
Tour homes with a critical eye. Bring a list of questions, take photos (with permission), and don't let emotions override logic during your first walkthrough. Sleep on it before getting serious.
Strategy, paperwork, and negotiation
Time to Make It Official
You found it. The house that feels right. Now comes negotiation—not the aggressive kind, but the strategic kind where you protect your interests while making a competitive offer sellers actually want to accept.
Use the RPA form correctly: California's Residential Purchase Agreement isn't something you DIY. This legally binding contract covers price, terms, timelines, and contingencies. Having an experienced agent handle this protects you from expensive mistakes.
Price it strategically: In hot markets, you might offer over asking. In slower markets, there's room to negotiate down. Recent comparable sales, property condition, and days on market all factor into the right number.
Understand contingencies: These are your escape hatches—inspection contingency (you can back out if major problems appear), appraisal contingency (protects you if the home doesn't appraise), financing contingency (lets you walk away if your loan falls through). Don't waive these without serious consideration.
Be ready to negotiate: Sellers counter-offer. You counter their counter. It's normal. Stay focused on your priorities—price matters, but so do closing dates, included appliances, and repair requests.
Pro Tip
Offer terms matter as much as price. A clean offer with quick closing and minimal contingencies sometimes beats a higher offer loaded with demands.
What's hiding behind those walls?
Trust, But Verify
This is your chance to discover problems before they become your problems. Professional inspectors find things you'd miss—and their reports give you negotiating power or the freedom to walk away from a money pit.
Hire a professional inspector: Spend the $400-600. Good inspectors check foundations, roofs, electrical, plumbing, HVAC systems, and structural integrity. They'll find issues hiding behind pretty renovations.
Review the title report: Title companies search for liens, ownership disputes, easements, or legal issues attached to the property. You want clean title—not surprise problems after closing.
Read all disclosures carefully: Sellers must disclose known issues. Read these forms thoroughly. Previous flooding? Foundation repairs? Neighbor disputes? Better to know now.
Consider specialized inspections: Older homes might need sewer line scoping. Properties with wells need water testing. Pest inspections catch termites before they catch you. These add cost but prevent disasters.
Pro Tip
Attend the inspection if possible. Inspectors explain things as they go, and you'll learn about your future home's systems and maintenance needs. Plus, you'll understand the report's red flags in context.
Where neutral parties handle complexity
The Middle Ground
Escrow is your neutral referee—a third party holding everyone accountable to the contract terms. They manage documents, money, and timelines so the sale closes fairly for both sides.
What escrow actually does: They hold your earnest money deposit (typically 1-3% of purchase price), coordinate with lenders and title companies, ensure all contract conditions are met, and handle the money transfer when everything's ready.
Track deadlines religiously: Inspection periods, loan approval dates, contingency removal deadlines—miss these and you could lose your deposit or even the house. Your agent tracks this, but stay aware.
Submit documents promptly: Lenders need pay stubs, bank statements, tax returns, and more. The faster you respond, the faster closing happens. Delays cost money and stress.
Keep your finances stable: Don't change jobs, open new credit cards, or make large purchases during escrow. Lenders re-verify your finances before closing—big changes can kill your loan approval.
Pro Tip
Communicate with your lender and agent regularly. Problems are easier to solve early than at the 11th hour. Ask questions when you're confused—everyone expects it.
Sign papers, get keys, celebrate
The Finish Line
You made it. Closing is the final signing marathon where ownership officially transfers. Bring your ID, your checkbook, and maybe a hand cramp remedy—you'll be signing a lot of documents.
Final walkthrough: Do this 24 hours before closing. Verify agreed-upon repairs were completed, appliances are still there, and the property matches its condition when you made the offer. Don't skip this step.
Review the Closing Disclosure: You'll receive this three days before closing. It lists all final costs, loan terms, and financial details. Compare it to your Loan Estimate—numbers shouldn't change dramatically without explanation.
Bring required funds: You'll wire or cashier's check the remaining down payment and closing costs. Personal checks don't count. Confirm exact amounts and wiring instructions carefully (fraud is real—verify by phone, not email).
Sign everything: The closing appointment involves signing the deed, mortgage documents, affidavits, and disclosures. Title companies or escrow officers explain each document. Ask questions if anything seems off.
Get your keys: Once recording happens (sometimes same day, sometimes next day), you're officially a homeowner. The property is yours. Time to celebrate and start planning paint colors.
Pro Tip
Keep all closing documents organized in a safe place. You'll need them for taxes, refinancing, or selling later. Also, schedule your movers for after closing confirms—not before.
Ready to Start Your Journey?
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Every buyer's situation is unique. Reach out and let's discuss your specific goals, timeline, and what you're looking for in your next home.