What I Tell Every First-Time Buyer Before We Start Looking

I've sat across the table from a lot of first-time buyers, and almost everyone shows up nervous about the wrong things. Here's what actually matters, in the order it actually matters.

Get a real pre-approval before you fall in love with anything

Not a rate quote, an actual pre-approval letter from a lender who's looked at your finances. Austin moves fast enough that a good listing won't wait for you to sort this out after the fact. I can point you toward a few lenders I trust if you don't already have one.

Your budget number and your comfortable number are different

A lender will tell you the maximum you qualify for. That's rarely the number you should actually spend. I'd rather walk you through what your monthly payment looks like alongside your actual life, travel, savings, the occasional bad month, than watch you stretch to the ceiling on your first house.

Don't skip the inspection to win a bidding war

I understand the temptation. I've also seen what a skipped inspection costs someone eighteen months later. There are other ways to make an offer competitive, a stronger earnest money deposit, a flexible closing date, a personal letter, before you should ever consider waiving your right to actually know what you're buying.

The neighborhood matters more than the finish level

A kitchen can be redone. A commute, a school zone, or a lack of sidewalks can't be. I'd rather put a client into a slightly dated house in the right location than a fully renovated one in the wrong spot.

Ask about days on market, not just list price

A house that's been sitting for six weeks tells you something a house that hit the market yesterday doesn't. I pull this for every property I show, it's one of the fastest ways to gauge how much room there actually is to negotiate.

You're allowed to walk away

The right house will still feel right a week from now. If you're only excited because you're scared someone else will get it first, that's worth noticing. I'll never push you into a decision you're not sure about, that's not how I want to do this.