After over 30 years in real estate and hundreds of first-time buyers, I've noticed the same worries, misconceptions, and surprises come up again and again. If I could sit down with every first-time buyer before we start looking, here's what I'd tell them.
1. You probably don't need 20% down
This is the biggest misconception I encounter. Many first-time buyers think they need to save up a massive down payment before they can even start looking. The truth is, there are loan programs that allow as little as 3% down — and VA loans require zero down for eligible buyers. Oklahoma also has down payment assistance programs through the Oklahoma Housing Finance Agency. Let's talk about your options before you spend another year renting.
2. Get pre-approved before you fall in love
I've seen buyers spend weekends touring homes they can't afford, and it's heartbreaking. A pre-approval from a lender tells you exactly what your budget looks like, and it makes your offer much stronger when you find the right home. It's not a commitment to buy — it's just clarity.
3. Your first home doesn't have to be your forever home
One of the most freeing things I tell first-time buyers: this doesn't have to be the last home you ever buy. It's okay to find a home that fits your life right now — the starter home that builds equity for your next move. Perfectionism can keep people renting for years when they could be building wealth.
4. The inspection is your best friend
I know inspections can feel scary — what if they find something wrong? But here's the thing: the inspection is one of the best protections you have. It tells you exactly what you're buying. In my experience, most inspection issues are either minor fixes or negotiation points. Very few deals fall apart because of inspection results when you have an experienced agent guiding you through the findings.
5. Don't open new credit or make big purchases before closing
This one catches people off guard. Between your offer being accepted and closing day, your lender is monitoring your financial picture. A new car, a new credit card, or a big furniture purchase can change your debt-to-income ratio and jeopardize your loan. Keep your financial situation stable until after you get the keys.
6. Budget for closing costs separately
Closing costs typically run 2% to 5% of your purchase price, and they're separate from your down payment. If you're buying a $250,000 home, that could be $5,000 to $12,500 on top of your down payment. I help you understand every line item before closing day so there are no surprises.
7. The right agent makes all the difference
You wouldn't go to court without a lawyer, and you shouldn't make the biggest financial decision of your life without an experienced guide. A good buyer's agent doesn't just unlock doors — they educate you, protect your interests, negotiate on your behalf, and help you avoid costly mistakes. That's exactly what I do.
"Nancy provided me with a wonderful packet explaining all the terminology that would come up as well as an explanation of timelines and estimated costs. She was our cheerleader and helped us choose our forever home!" — First-Time Homebuyer, Google Review
Ready to start?
The best first step is a conversation. Let's talk about what you're looking for, what your timeline looks like, and what questions you have. No pressure, no jargon — just honest guidance from someone who's been doing this for over 30 years.