Buying your first home is exciting — and easy to trip over if you don't know what to watch for. After helping a lot of first-time buyers in the Tri-Cities, here are the mistakes I see most, and how to avoid every one of them.
1. Shopping before you're pre-approved
Falling in love with a house before you know your budget — or before sellers will take you seriously — sets you up for heartbreak. Get pre-approved first so you shop with confidence and can move fast.
2. Making big purchases before closing
A new car, furniture on credit, or a big balance can change your debt-to-income ratio and credit score enough to derail your loan — even after you're approved. Keep your finances boringly stable until you have the keys.
3. Changing jobs mid-process
Lenders verify employment right up to closing. A job change — especially to a new field or to self-employment — can pause or sink a loan. If a change is coming, tell me first so we can plan around it.
4. Emptying your savings for the down payment
Closing costs, moving, and first-year repairs are real. Don't drain every dollar into the down payment — and remember that zero-down programs like VA and USDA can keep your cash where it belongs.
5. Skipping programs you actually qualify for
Plenty of buyers pay more than they need to because no one told them about VA, USDA, or down-payment assistance. The right program can change everything — that's exactly the conversation I want to have before you commit.
6. Obsessing over rate and ignoring fit
The lowest rate isn't the best deal if the loan doesn't fit, the costs are higher, or it doesn't close on time. Look at the whole picture, not just one number.
7. Forgetting the true monthly cost
Your payment includes taxes, insurance, mortgage insurance, and upkeep — not just principal and interest. My payment estimator shows the full number so nothing surprises you.
8. Not talking to a lender early enough
The single best move is starting the conversation 60–90 days out, even if you're not ready. It costs nothing, and it turns every other mistake on this list into something we can plan around. Start here whenever you're ready.