Buying a home is an important milestone. Knowing what to expect at each stage of the process can make the experience clearer and far less stressful. This step-by-step guide is designed to help you understand how the process works, set realistic expectations, and move forward with confidence.
We begin with an initial meeting to discuss your goals, priorities, and timeline, and to walk through the process in broad strokes so you know what to expect. We will talk about location preferences, property type, and features that matter most to you, as well as what may be flexible.
This is also a chance to align on communication style and how we will work together throughout the process.
Insight: Clear expectations early make the entire experience more efficient and less stressful.
Your budget should reflect what feels sustainable for you, not just the maximum amount a lender may approve. This often includes reviewing monthly expenses and accounting for costs beyond the mortgage, such as taxes, insurance, utilities, and maintenance.
Insight: A comfortable budget provides flexibility during negotiations and decision-making.
Once your budget is defined, the next step is obtaining a full mortgage pre-approval. I am happy to share options for trusted local lenders and title companies so you can choose professionals who are responsive and experienced in the local market.
A strong pre-approval helps avoid surprises and strengthens your position when making an offer.
Insight: Having the right team in place early keeps the process moving smoothly later.
Before touring homes together, we will enter into an Exclusive Buyer Representation Agreement. This agreement formalizes my role as your advocate and advisor and clearly defines how we will work together throughout the process.
As part of this preparation phase, I will also review the contract to purchase with you line by line so that when the time comes to make an offer, you are already familiar with the terms, timelines, and structure.
Insight: Understanding representation and contract terms in advance leads to more confident and timely decisions.
With preparation complete, we begin touring homes that match your criteria. When possible, I like to drive with my clients between properties. The conversations that happen between showings often provide clarity and reveal preferences that are not always obvious at first.
During tours, we compare options, discuss tradeoffs, and pay attention to layout, condition, and location, as well as how each home fits your day-to-day life.
Insight: Comparison and conversation are often what make the right choice clear.
When you find the right home, we will craft an offer based on market conditions, comparable sales, and your comfort level. Price is important, but so are timing, contingencies, and overall structure.
Once an offer is accepted, the transaction formally begins and contractual timelines are activated.
Insight: A well-structured offer sets the tone for the rest of the transaction.
Inspections and financing
After contract acceptance, multiple timelines move forward in parallel. Inspections are scheduled to better understand the home’s condition, and your lender continues the financing process. These steps happen concurrently and are managed carefully to keep the process moving forward.
Inspections may include a general inspection and, when appropriate, additional evaluations such as radon, sewer, or chimney inspections. Findings are reviewed together and used to determine whether repairs, credits, or price adjustments are appropriate.
Throughout this phase, keeping track of and adhering to contract timelines is critical.
Insight: This phase is about gathering information and making informed decisions, not rushing to conclusions.
As the transaction progresses, the lender orders an appraisal and works toward final loan approval. Closing documents are prepared by the lender and title company, and a final walkthrough confirms the home’s condition prior to closing.
At closing, documents are signed, funds are transferred, and ownership changes hands.
Insight: Organization and proactive communication help prevent last-minute issues.
