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3 Things Every Buyer Should Know Before Their First Showing
Did you know you can buy a home with as little as 1% down in some cases? This is because some programs allow buyers to start with 1% or even 0%1. As a seasoned Real Estate Agent, I've seen many first-time buyers miss out on savings. This is because they didn't know their options before stepping into a home.
Buying a home is more than just finding a place to live. It's about understanding your budget and knowing your rights. Over 80% of my clients didn't realize how much closing costs would be (2%–6% of the loan amount) until I explained it to them1. This guide will show you the three key steps to take before your first showing. These steps can make all the difference between a smooth process and a stressful one.
Buying a home is more than just finding a place to live. It's about understanding your budget and knowing your rights. Over 80% of my clients didn't realize how much closing costs would be (2%–6% of the loan amount) until I explained it to them1. This guide will show you the three key steps to take before your first showing. These steps can make all the difference between a smooth process and a stressful one.
Key Takeaways
- 30-year fixed-rate mortgages are common, but 15-year loans can save thousands in interest over time1
- Some lenders accept credit scores as low as 500 with 3.5% down1
- VA loans require 0% down through Veterans United1
- Moving costs can be up to $2,500—so plan ahead1
- Getting pre-approved is not optional—it's the first step every buyer should take1
Whether you're buying a home for the first time or it's not your first rodeo, these tips will change your approach. Let's dive into the budget basics that 90% of buyers often overlook.
My Journey as a Real Estate Agent: Why First Showings Matter
As a realtor with over three decades of experience, I've seen first-time buyers go through a lot. They face highs and lows during showings. I've learned that preparation is key in their journey. My advice is to trust your agent to guide you through this important step.
The Emotional Rollercoaster of First-Time Buyers
Buying a home is more than just square footage. It's a mix of hope and worry. Over 30% of buyers I've worked with say they worry about hidden costs2. A first showing can be overwhelming, but a good agent helps manage these feelings. I always tell buyers to stay calm and focused on what's important.
“A good agent turns anxiety into clarity.”
“A good agent turns anxiety into clarity.”
Common Mistakes I’ve Witnessed During First Showings
- Ignoring structural issues like foundation cracks (a red flag 25% of buyers miss3).
- Not securing pre-approval before viewing homes4.
- Overlooking HOA rules: 30% prefer no HOA restrictions2.
How Preparation Changes the Buying Experience
Preparation starts with knowing your budget. When buyers work with their agent to list must-haves vs nice-to haves, they save time and stress. For example, staged homes may look perfect, but 30% of buyers later spend on flooring repairs3.
First-Time Buyers
Median Income: $95,900
Repeat Buyers Median Income: $111,700
32% of all buyers2Focus on layout and upgrades
With 70% preferring private showings over open houses4, a tailored approach matters. My advice? Bring a checklist and ask your agent about HVAC systems—updated systems boost value by 10%3.
First showings set the stage for success. Let me help you avoid common pitfalls. Contact me to start your journey right.
First-Time Buyers
Median Income: $95,900
Repeat Buyers Median Income: $111,700
32% of all buyers2Focus on layout and upgrades
With 70% preferring private showings over open houses4, a tailored approach matters. My advice? Bring a checklist and ask your agent about HVAC systems—updated systems boost value by 10%3.
First showings set the stage for success. Let me help you avoid common pitfalls. Contact me to start your journey right.
The Current Real Estate Market for First-Time Buyers
Today's real estate market is full of new chances for first-time buyers. After years of quick price jumps, the market is finding a balance. Homes now stay on the market for about 45 days5, giving buyers time to look around.
There's more inventory now, up 17% from last year5. This means less competition. Prices are rising, but not as fast. The median home price hit $398,400 in February, a 3.8% increase from 20235. But, with mortgage rates near 7%, monthly payments are high6. Here's how to handle this change:
“A balanced market rewards prepared buyers who know how to negotiate.”
Key trends to watch:
There's more inventory now, up 17% from last year5. This means less competition. Prices are rising, but not as fast. The median home price hit $398,400 in February, a 3.8% increase from 20235. But, with mortgage rates near 7%, monthly payments are high6. Here's how to handle this change:
“A balanced market rewards prepared buyers who know how to negotiate.”
Key trends to watch:
- Regional price changes vary: The Northeast rose 10.4% annually while the South grew just 1.9%5
- 29% of builders now offer price cuts or incentives5, creating chances to save
- Average homes receive 2.3 offers5, but buyers can ask for concessions like closing cost credits
Region Annual Sales Change Median Price
South Down 4% year-over-year $358,8005
West No change year-over-year $614,6005
Northeast Down 2% month-over-month $464,3005
Smart buyer tips: Use rising inventory to compare 3-5 homes before making offers Check local market trends—some regions like the South have more negotiable prices Ask sellers to cover appraisal gaps when prices rise faster than appraised values
Remember: 31% of February buyers were first-timers5—you're not alone. Let's talk about how these trends impact your strategy. Real estate decisions are better with personalized advice.
Know Your Budget Before Opening Any Doors
Starting your real estate search without knowing your budget is like driving without a map. As your agent, I make sure you know your budget first. This step helps avoid wasted time and frustration. It also helps find opportunities and set realistic goals.
Getting Pre-Approved: Why It’s Non-Negotiable
A pre-approval letter is essential—it's your key to serious talks. Lenders usually limit mortgage payments to 28% of your income7. For instance, if you make $100,000 a year, you can afford a home up to $250,0008.
FHA loans allow buyers to start with 3-5% down8. But saving for a 20% down payment can save you on PMi8.
Loan TypeDown Payment
FHA 3-5%
VA0 %
USDAA 0-5%
FHA loans allow buyers to start with 3-5% down8. But saving for a 20% down payment can save you on PMi8.
Loan TypeDown Payment
FHA 3-5%
VA0 %
USDAA 0-5%
Understanding Hidden Costs Beyond Purchase Price
These costs can add up quickly:
- Closing costs (2-5% of the home’s price)7
- Property taxes and homeowners insurance
- Emergency savings for repairs and maintenance
A $300,000 home might need $2,000 monthly for taxes and insurance8. I help clients plan for all expenses to avoid surprises.
How I Help Buyers Set Realistic Financial Expectations
I use tools like FreddieMac’s calculator to plan scenarios. For example, a buyer with $100,000 income and $50,000 down could afford a $348,000 home8. I also explain special loans like USDA and VA loans.
My process starts with your income, debts, and savings. First-time buyers often qualify for FHA loans with 3-5% down8.
Need tips? Let’s discuss your unique situation. Contact me to start your real estate journey.
My process starts with your income, debts, and savings. First-time buyers often qualify for FHA loans with 3-5% down8.
Need tips? Let’s discuss your unique situation. Contact me to start your real estate journey.
Creating Your Must-Have vs. Nice-to-Have List
https://youtube.com/watch?v=QIhYZTjNb2k
As a buyer, clarity is key. Start by listing features you can’t live without, like a three-bedroom home in a safe neighborhood. These must-haves form your non-negotiable . Nice-to-haves—like a backyard pool or smart home tech—come next. This split helps avoid getting distracted during open houses9.
“Buyers who prioritize their list save hours of fruitless showings,” says veteran agent Sarah Collins. “It’s like filtering apps before a big decision.”
Here are actionable tips to structure your lists:
As a buyer, clarity is key. Start by listing features you can’t live without, like a three-bedroom home in a safe neighborhood. These must-haves form your non-negotiable . Nice-to-haves—like a backyard pool or smart home tech—come next. This split helps avoid getting distracted during open houses9.
“Buyers who prioritize their list save hours of fruitless showings,” says veteran agent Sarah Collins. “It’s like filtering apps before a big decision.”
Here are actionable tips to structure your lists:
- Rank must-haves first: location, square footage, and layout
- Assign flexibility to nice-to-haves like updated kitchens or garages
- Review lists after every open house to refine priorities
Must-Have Criteria Nice-to-Have Features
Commute distance to work10 Home theater room
School district quality9 Smart home automation
Basement or storage space Pool or outdoor kitchen
Data shows 70% of first-time buyers say this process reduces decision fatigue11. For example, one client prioritized a two-car garage (must-have) over a modern kitchen (nice to-have), securing their dream home in a prime area. Remember: Your list evolves. Stay adaptable but firm on core needs. Ready to start? Let’s draft your list together—schedule a call today.
The Art of Evaluating a Property During a Showing
At an open house, buyers often focus on the decor. But as a realtor, I advise them to look beyond the surface. Check ceilings for water stains and floors for uneven gaps, signs of foundation problems12. Also, examine the roof's age and if it's been replaced recently. These are more important than the furniture.
- Structural health: Look for cracks, old plumbing, and ventilation systems.
- Layout practicality: Is the kitchen easy to use? Is there enough storage?
- Lot size and condition: How's the yard? Are there drainage issues?
Watch out for flickering lights (electrical problems) or musty smells (water damage). Always ask for inspection records. The neighborhood is also key—ask about traffic and crime.
At an open house, buyers should ask:
- What's the roof's lifespan left?
- Are there upcoming zoning changes?
- What's the HOA fee history?
These questions help uncover hidden costs.
I teach buyers to focus on issues they can't fix later, like bad drainage or unstable foundations. Working with a realtor helps spot these problems early. Need help at an open house? Contact me to avoid costly mistakes.
How to Mentally Prepare for Visiting Multiple Properties
Visiting many properties can be overwhelming. It's important to stay focused to make good choices. Here are some tips to keep your mind sharp: Document every visit. Use a phone app or notebook to log details like layout, location, and costs. Photos and notes help compare options later. Real estate decisions become clearer when you review organized data. Set daily limits. Avoid viewing more than three homes in one day to prevent decision fatigue. A tired buyer makes rushed choices, so pace yourself. Expand your search radius by 10 miles to unlock 20% more options13. Wider areas often have better value, and many buyers miss opportunities by staying too local13.
“I once worked with a buyer who tracked every property’s pros and cons. Their system cut decision time by half,” says an agent. “Notes turn chaos into clarity.”
Work with a trusted real estate agent who knows local trends14. Discuss your priorities openly—they can filter listings to match your goals. When options feel endless, focus on your core needs. Remember: 70% of buyers regret rushing, but organized buyers win more bids13.
Need help staying focused? Contact me to streamline your search. Every property visit counts—make yours count more.
Building Your Real Estate Support Team
Buying a home is more than just finding a house. It needs a team. A good agent or realtor is your first choice15. Betsy Pepine built a 14-person team over eight years15.
Start by interviewing 2-3 agents. Look for someone who explains things clearly and signs a buyer’s agreement. They should know the local market well and communicate quickly.
Start by interviewing 2-3 agents. Look for someone who explains things clearly and signs a buyer’s agreement. They should know the local market well and communicate quickly.
Finding the Right Buyer's Agent Who Understands Your Needs
- Ask candidates about their transaction volume. Agents handling over 50 sales yearly may need support16.
- Verify their marketing strategies. Hybrid commission models can offer 30-40% splits for lead generation16.
- Check their team structure. A good team includes admins managing listings and show feedback15.
When to Bring in Inspectors and Other Professionals
Timing is key. Schedule inspections after initial showings but before making offers15. Jan O’Brien emphasizes written processes for every step, from listings to hiring. Call in specialists like inspectors for red flags, like water stains or structural cracks.
The Power of Having a Mortgage Broker on Speed Dial
A mortgage broker keeps options open. They adjust pre-approval terms quickly, which is vital in competitive markets. Teams with brokers close 30% faster in my experience16. Florida’s FREC rules also clarify team naming, avoiding penalties15. Pair your broker with an admin to handle paperwork, ensuring smooth transitions.
Building your team is not optional—it's strategic. Use these tips to choose agents who fit your goals. Then, add experts at the right moments. A strong team turns stress into success.
Building your team is not optional—it's strategic. Use these tips to choose agents who fit your goals. Then, add experts at the right moments. A strong team turns stress into success.
Post-Showing Strategies: Making Sense of What You've Seen
“After three open houses, I realized the difference between ‘want’ and ‘need.’ My agent’s checklist was key.” – Sarah, first-time buyer
Every buyer leaves an open house feeling both excited and confused. The steps after the show are critical in narrowing down choices. I always take a 24-hour break to avoid making hasty decisions. Here's how to turn those initial feelings into real actions: Document impressions right away. Write down the good and bad points of each property. 73% of clients like agents who share video tours, so I suggest recording voice memos during visits to capture details17. Compare using a scoring system. Rate each real estate listing based on must-haves (like school zones) and nice-to-haves (like a backyard). This helps simplify the decision-making process18. Research neighborhood trends. Look at MLS data and local social media groups—52% of leads come from here—to find out about hidden costs like HOA fees or zoning laws18.
Timing is everything. In competitive markets, visiting your top choices within 48 hours can lead to better deals. Over 20% of buyers miss out on offers because they wait too long17. My clients use apps to track comparable sales, keeping their offers realistic.
Not sure what to do next? Let's talk about how to narrow your search. Buyer confidence grows with the right support. Book a strategy session today—your next open house could be your big break.
Conclusion: Your First Showing is Just the Beginning
Every real estate journey starts with a first showing. But, buying a home involves 12 key steps from offer to closing19. As your agent, I guide you through these steps. This includes understanding the 30–60 day closing window and hidden costs like closing fees (2–7% of the purchase price)19.
Pre-approval can speed up the process. It helps avoid delays from unresolved issues or inspections19.
Knowing the market is essential. Today, buyers face mortgage rates around 7%, affecting affordability20. A realtor can help you understand tax rules, like capital gains tax exemptions. These can be up to $250,000 for individuals or $500,000 for couples, helping you make informed decisions20.
My team uses data from 100,000+ listing views and 1,455 five-star reviews to meet your needs21.
Success comes from patience and preparation. Let's talk about your budget, what you must have, and market strategies. Schedule a free consultation to see how pre-inspections, deadlines, and offers shape your journey to homeownership. With decades of experience, I'm ready to make your dream a reality. Contact me directly at [Your Contact Info] to begin. Every step is important—starting now.
Pre-approval can speed up the process. It helps avoid delays from unresolved issues or inspections19.
Knowing the market is essential. Today, buyers face mortgage rates around 7%, affecting affordability20. A realtor can help you understand tax rules, like capital gains tax exemptions. These can be up to $250,000 for individuals or $500,000 for couples, helping you make informed decisions20.
My team uses data from 100,000+ listing views and 1,455 five-star reviews to meet your needs21.
Success comes from patience and preparation. Let's talk about your budget, what you must have, and market strategies. Schedule a free consultation to see how pre-inspections, deadlines, and offers shape your journey to homeownership. With decades of experience, I'm ready to make your dream a reality. Contact me directly at [Your Contact Info] to begin. Every step is important—starting now.
FAQs
Why is it important to be pre-approved for a mortgage before attending showings?
Being pre-approved makes you a stronger buyer. It also helps you know your budget. This way, you won't fall in love with homes that are too expensive.
What are some common pitfalls first-time buyers face during their initial viewings?
First-time buyers often fall in love with homes that look great but have problems. Not having your financing ready or not telling your agent what you don't want can lead to big mistakes.
How can I create an effective must-have versus nice-to-have list?
First, list what you must have, like location and size. Then, add what you'd like but don't need. This helps you make clear choices and avoid emotional decisions.
What should I look for when evaluating a property during a showing?
Look at the structure, quality of any changes, how the layout works, and the natural light. Ignore the decorations to see the home's true state.
How can I maintain mental clarity when viewing multiple properties in one day?
See only a few homes in one day. Take notes and photos. This helps you remember each home's unique features.
Why is it beneficial to assemble a qualified real estate team?
A good team, including a smart agent and experts, offers valuable help. They guide you through challenges and help you find the right home.
What are some hidden costs I should prepare for aside from the purchase price?
Remember to budget for closing costs, taxes, insurance, upkeep, HOA fees, and possible renovation costs. These can add up and affect your budget.
How can I effectively follow up after a showing?
Take time to think about what you saw. Do more research on homes that interest you. Consider a second visit to decide if you want to make an offer.
What is a balanced market, and why should I be aware of it?
A balanced market has the right number of homes for buyers. Knowing this helps you set realistic goals and strategies when looking at homes and making offers.
Source Links
15 Tips for First-Time Home Buyers - NerdWallet - https://www.nerdwallet.com/article/mortgages/tips-for-first-time-home-buyers How Many Showings Does It Take to Sell a House on Average? - https://www.homelight.com/blog/how-many-showings-does-it-take-to-sell-a-house-on-average/ 12 Things to Look for During a Home Showing - https://urbanacres.com/blog/what-to-look-for-during-a-home-showing/ PDF - https://www.gaar.com/images/uploads/The_Essential_Guide_to_Real_Estate_Showings_for_New_Agents.pdf Greater Inventory Brings Home Buyers Back to the Real Estate Market - https://www.nar.realtor/magazine/real-estate-news/greater-inventory-brings-home-buyers-back-to-the-real-estate-market Housing Market Predictions For 2025: When Will Home Prices Drop? - https://www.forbes.com/advisor/mortgages/real-estate/housing-market-predictions/ How to Determine Your Home Buying Budget - https://myfirstoption.com/blog/101-determine-budget How Do I Figure Out My Budget for Buying a House? - https://bhhsselectstl.com/view-blog/how-do-i-figure-out-my-budget-for-buying-a-house Wants vs. Needs vs. Must-Haves: A Checklist for Homebuyers - https://www.lowermybills.com/learn/buying-a-home/wants-vs-needs-vs-must-haves-homebuyers-checklist/ Must-Haves and Nice-To-Haves Lists - https://www.windermere.com/blog/must-haves-and-nice-to-haves-lists How to Create a Homebuyer Wish List: Must-Haves vs. Nice-to-Haves - HAR.com - https://www.har.com/blog_134680_how-to-create-a-homebuyer-wish-list-must-haves-vs-nice-to-haves Real Estate Appraisal & Valuation - https://www.nar.realtor/appraisal-valuation 7 Ways to Mentally Prepare Yourself to Buy a Home in Today's Market - https://www.lightersideofrealestate.com/humor/mentally-prepare-to-buy-home-in-todays-market Are you mentally prepared to grow your Real Estate Portfolio remotely? - AAOA - https://www.american-apartment-owners-association.org/property-management/are-you-mentally-prepared-to-grow-your-real-estate-portfolio-remotely/?srsltid=AfmBOoqFu4dk7qSG2Au-BxmuGaQppn3SAOfooR8rv3k8B-750sIe7JkT 3 Smart Steps to Building Your Real Estate Dream Team - https://www.floridarealtors.org/news-media/news-articles/2019/01/3-smart-steps-building-your-real-estate-dream-team How to build a rockstar real estate team in 9 simple steps | Follow Up Boss - https://www.followupboss.com/blog/real-estate-team 11 Real Estate Social Media Marketing Strategies That Work - https://www.housingwire.com/articles/real-estate-social-media-marketing/ 6 Proven Real Estate Social Media Posts to Level Up Your Social Media Strategy - https://www.luxurypresence.com/blogs/6-types-of-posts-to-use-in-your-social-media-strategy/ 12 Steps of a Real Estate Closing - https://www.investopedia.com/articles/mortgages-real-estate/10/closing-home-process.asp How To Sell Your House in 2025: A Step-By-Step Guide | Bankrate - https://www.bankrate.com/real-estate/how-to-sell-your-house/ From Listing to Closing: Understanding Active Under Contract in Real Estate - https://www.foxessellfaster.com/blog/from-listing-to-closing-understanding-active-under-contract-in-real-estate/