This is one of the biggest misconceptions I hear. Many buyers think they need a 20% down payment to buy a house, but that’s often not the case. There are loan programs that allow as little as 3%–3.5% down, and in some cases even zero down depending on the loan type.

I always recommend starting with a quick conversation with a local lender so you know exactly what down payment options are available to you.  I’m happy to connect you with someone I trust, even if you just have a few questions.

Most lenders look for a minimum credit score around 620 to buy a house, but the higher your score, the better your interest rate and loan options will be. If you’re not quite there yet, don’t worry, there are still paths forward. I can connect you with lenders who specialize in helping buyers improve their credit and get into a position to purchase.

Yes, without a pre-approval you don’t truly know your budget…and it’s easy to fall in love with a home that’s outside your price range.  A mortgage pre-approval not only gives you a clear picture of what you can afford, but it also shows sellers that you’re serious and financially ready to move forward. In competitive markets, it’s often expected before you submit an offer and can make a big difference in whether your offer is accepted.

Once you’re under contract, the home buying process typically takes about 30 days to close. The home search itself can vary - some buyers find a home quickly, while others take a few months. My job is to guide you through each step of the process while making sure you don’t miss the right opportunity.

Closing costs are the additional expenses that come with buying a home, including lender fees, title, escrow, and prepaid taxes and insurance. Most buyers can expect closing costs to be around 2%–5% of the purchase price. In some cases, we can negotiate for the seller to cover a portion of these costs, depending on the market and the terms of your offer.

A home inspection isn’t required, and it’s not automatically included, you choose whether or not to have one as part of your offer. That said, I always recommend it. Inspections give you a much clearer picture of the home’s condition before you move forward.

You’re always welcome to find and hire your own inspector, but I also provide a list of trusted local inspectors as a resource if you’d like recommendations.

Depending on the property, we may also look at additional inspections like a sewer scope. When buying a home in Pierce County, those can be especially important depending on the age and location of the home. I’ll help you decide what makes sense so you’re fully informed without overdoing it.  

The best time to buy a house really depends on your goals, budget, and how prepared you are, not just the season. Spring and early summer often bring more homes for sale, but that also means more competition from other buyers. Buying in the fall or winter can sometimes give you more negotiating power.

That said, good opportunities come up year-round. The key is being prepared so you can move quickly when the right home and the right numbers line up.

There are several loan programs designed specifically for first-time home buyers. These include conventional loans with low down payment options, as well as government-backed loans like FHA, VA, and USDA loans. Many of these programs offer more flexible credit requirements and lower upfront costs. I can help connect you with a lender who will walk you through which option fits your situation best.