First-time buyers
your firstHome Starts Here
Buying your first home is exciting and a little overwhelming. Here's the big picture: how it works in Texas, what money you'll need, and the steps from "just looking" to keys in hand.
Getting pre-approved: a few days. Finding the right home: a few weeks to a few months. Under contract to closing: usually 30 to 45 days.
Overview
how itWorks in Texas
In Texas, most buyers work with their own agent at no upfront cost. Before we tour, we'll sign a buyer representation agreement, which spells out how we work together and how I'm paid. I always ask the seller to cover my fee as part of your offer.
Once your offer is accepted, you pay an option fee for a short window (often 5 to 10 days) to inspect the home and walk away for any reason. You'll also put down earnest money, a good-faith deposit that goes toward your purchase at closing.
From there, your lender handles the appraisal and loan approval, the title company makes sure the home is free and clear, and you sign at closing. Then it's yours.
Step by step
the first-timeBuyer Roadmap
- 1
Check your budget
Look at your monthly comfort zone, not just what a lender approves. Plan for the full payment, including Texas property taxes and insurance. Try the mortgage calculator to see real numbers.
Before anything else - 2
Get pre-approved
A lender reviews your income, credit, and savings and tells you what you can borrow. Sellers expect it with every offer. I can introduce you to lenders I trust.
- 3
Fill out your Home Wish List
Ten minutes on where you want to live, what you need, and what you'd love. It's the first step of our buyer consultation.
- 4
Meet and make a plan
We'll talk through neighborhoods, timing, and your must-haves, and sign the buyer agreement. Then I'll set up a custom search so new listings come straight to you.
- 5
Tour homes
We'll see homes together, and I'll point out what matters: condition, layout, the street, and what the house is really worth.
- 6
Make an offer
I'll pull recent sales and build an offer that's strong on price and terms. In a competitive situation, terms can win even when you aren't the highest price.
Under contract - 7
Inspect during your option period
A licensed inspector checks the home top to bottom. We can negotiate repairs, ask for a credit, or walk away if it isn't right.
- 8
Appraisal and final loan approval
The lender confirms the home's value and finalizes your loan. Keep your finances steady: no new credit cards, car loans, or big purchases.
- 9
Closing day
Do a final walkthrough, sign at the title company, and get your keys. Then file your homestead exemption to lower your property taxes.
Keys in hand
The money
what you'llNeed to Budget
Every loan and home is different, so your lender will give you exact numbers. These are typical ranges to start planning.
Down payment
VA and USDA loans can be zero down, FHA starts at 3.5%, and conventional loans can start at 3% to 5%. Under 20% usually adds mortgage insurance.
Earnest money
A good-faith deposit held by the title company. It's credited toward your purchase at closing.
Option fee
Paid to the seller for your option period. It's often credited back to you at closing if you buy the home.
Closing costs
Lender fees, title, and prepaid taxes and insurance. Sometimes the seller helps pay these.
Texas has statewide down payment and closing cost assistance programs for first-time and moderate-income buyers, including through TDHCA and TSAHC, plus programs for teachers, nurses, first responders, and veterans. Ask your lender which ones you qualify for.
Learn from others
avoid theseCommon Mistakes
Shopping before pre-approval
Falling for a home you can't get financed is no fun. Get pre-approved first so you shop with confidence.
Opening new credit
A new car or a furniture store card can change your loan approval. Wait until after closing.
Skipping the inspection
Even new builds can have issues. The inspection is your best chance to find them while you can still negotiate.
Forgetting taxes and insurance
In Texas these can add hundreds a month. Budget for the full payment, not just the loan.
Draining every dollar
Keep a cushion for moving, furniture, and the first repair. Homes always find a way to need something.
Wiring money from an email
Always call the title company at a number you know is real before wiring anything. Wire fraud is real.
Plain English
words you'llHear Along the Way
- Pre-approval
- A lender's written estimate of how much you can borrow, based on your actual finances.
- Option period
- A short window after your offer is accepted to inspect the home and back out for any reason.
- Earnest money
- Your good-faith deposit, held by the title company and applied to your purchase.
- Appraisal
- The lender's independent check that the home is worth what you're paying.
- Title company
- The neutral party that handles the money, checks ownership, and runs closing.
- Escrow
- An account your lender uses to pay property taxes and insurance from your monthly payment.
- Survey & T-47
- A drawing of the property lines. With a T-47 affidavit, you may be able to use the seller's existing survey.
- Homestead exemption
- A Texas exemption on your primary home that lowers your school taxes. File after you move in.
- PMI
- Mortgage insurance that usually applies when you put down less than 20% on a conventional loan.
- Closing disclosure
- Your final loan terms and costs, sent at least three business days before closing.
let's get startedYour First Home
Start with the Home Wish List, and I'll reach out to set up a time to talk. No pressure, just a plan.