How to Buy a House - A First-Time Homebuyer’s Guide

Buying your first home is one of life’s most exciting milestones; but it can also be one of the most daunting. From mortgage jargon to open house fatigue to legal documents you’ve never heard of, the process can feel overwhelming fast.

You’ll need to be available and diligent as your lender will require documents from you and electronic signatures throughout the loan process that are time sensitive and your Realtor will need to be able to reach you in cases where negotiations are moving fast or schedules are tight with showings, etc. The entire homebuying process can average from 1-3 months.

The good news is that with the right information and the right support you can navigate the journey confidently and smoothly. Whether you’re dreaming of a city condo, a starter home in the suburbs, or a quiet place with a backyard, this guide will walk you through the process in ten simplified steps from mortgage pre-approval to receiving the keys.

1. Get Pre-Approved for a Mortgage

Before you begin house hunting, it’s essential to be clear on what you can afford. A mortgage pre-approval is your starting point. It involves a lender reviewing your financial profile - income, credit score, debt, and assets to determine how much they’re willing to lend you.

Unlike a pre-qualification, which is more of an informal estimate, pre-approval carries more weight. It not only gives you a realistic price range, but it also shows sellers that you're a serious, qualified buyer.

Most lenders can complete the pre-approval process within a few business days. Once you have your pre-approval letter, you’ll be better prepared to shop with purpose and confidence.

2. Find a Realtor You Can Trust

Your real estate agent is more than just a guide; they’re your advocate, advisor, and negotiator throughout the process. A great Realtor knows the local market, understands pricing trends, and will help you avoid common pitfalls.

For first-time buyers especially, a knowledgeable, communicative agent can make all the difference. They’ll explain complex terms, help you find and compare properties, and ensure your best interests are represented every step of the way.

Spend time interviewing agents, asking questions, and finding someone who understands your goals as this relationship will be central to your buying experience.

Tip: using a licensed Realtor Referral Agent will spare you the work involved in finding the ideal Realtor and will reduce the time involved in this step from 1- 2 weeks to 1- 2 days; visit my home page if you would like to take advantage of this free service.

3. Clarify Your Must-Haves (and Nice-to-Haves)

It’s easy to get caught up in beautiful photos and trendy finishes but before you scroll through listings, take a step back. What do you really need in your first home?

Make two lists: one for your non-negotiables (such as location, number of bedrooms, or access to great schools) and another for features that would be nice but aren’t essential (like a finished basement or walk-in closet). Having this clarity helps you stay focused and make trade-offs thoughtfully when supply is limited.

Your agent can use this list to tailor your search and keep you grounded in your priorities.

Tip: check out my blog post Research, Investigate, Canvass for information and some great tools for checking neighborhoods and locations throughout the U.S.

4. Start House Hunting

This is often the most exciting and at times, exhausting, part of the process. Touring homes online and in person gives you a real sense of what’s available in your price range and helps you refine your expectations.

A good Realtor will schedule showings, provide insight into neighborhood dynamics, and help you assess whether a property is fairly priced. They’ll also help you think long-term: How might the home’s value change over time? What hidden issues could cost you later?

Keep an open mind during this phase. Many first-time buyers find that their “dream home” ends up being different from what they initially envisioned but even better suited to their needs.

5. Make an Offer

Once you’ve found the right home, it’s time to act. Your Realtor will help you craft and submit a competitive offer based on comparable sales (comps), current market conditions, and the seller’s situation.

Your offer will typically include:

• The purchase price

• Contingencies (such as financing or inspection)

• Proposed closing date

• Earnest money deposit

Sellers usually respond within a day or two with acceptance, rejection, or a counteroffer. Your agent will facilitate, guide you through negotiations, and help you land the best possible deal.

6. Schedule a Home Inspection

After your offer is accepted, you’ll enter the due diligence period. One of the first things you’ll want to do is schedule a home inspection. Don’t skip this step.

Even if the home looks flawless, inspections often uncover issues that aren’t visible during a walk-through like plumbing problems, roof damage, or outdated wiring. A qualified inspector will provide a very detailed report outlining the home's condition.

Depending on the findings, you may renegotiate the sales price, request repairs, or in serious cases, walk away. Your Realtor can recommend trusted inspectors and help interpret the results.

7. Appraisal and Mortgage Homestretch

Your lender will now order a home appraisal to ensure the property is worth the agreed-upon price. If the appraisal comes in lower than expected, this can affect your loan terms and your Realtor will help you figure out next steps which might involve renegotiating or making up the difference.

Meanwhile, your lender is working to finalize your mortgage loan and will provide you a closing disclosure (CD), a document outlining the loan terms and all final numbers including interest rates, fees, and monthly payments.

Tip: see my blog post The Home Loan in 5 Stages to see how your home loan will play out along with free downloadable booklets, a mortgage closing checklist, and sample forms.

8. Final Walk-Through

Just before closing, you’ll do one last walk-through of the property, usually about 24 to 48 hours before signing the final paperwork.

This is your chance to confirm that any agreed-upon repairs have been made, that appliances are still in place, and that the home hasn’t sustained any damage since your last visit. If everything checks out, you’re ready to proceed.

9. Closing Day

On closing day, you’ll sign a stack of legal documents, pay your closing costs, and finalize your mortgage. This appointment typically takes 1–2 hours and is often attended by your agent, attorney (if required in your state), and sometimes the seller.

Once the paperwork is done and funds are transferred, you’ll get the keys. Congratulations… you’re now a homeowner!

10. Move In and Celebrate

Now the fun begins. Whether you move in the next day or take a few weeks, it’s your time to make it your own. Unpack, decorate, and enjoy the feeling of homeownership.

And don’t be surprised if your Realtor checks in after the sale; they’re invested in your long-term satisfaction and may even become a lifelong resource.

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The homebuying process is full of variables, emotions, and legal complexity. For first-time buyers, it’s easy to feel unsure about what’s normal, what’s negotiable, and what’s a red flag.

That’s where a skilled Realtor shines. They simplify what can be an intimidating process, they answer your questions without jargon, and they advocate for your best interests from day one.

If you’re buying your first home, the best place to start is a conversation with a trusted, experienced real estate agent who understands your market and your goals. With the right guide, your path to homeownership will be smoother, more informed, and a lot more enjoyable.