3–6 months before you start shopping
Pull your credit reports
Free at AnnualCreditReport.com. Look for errors, old collections, and accounts you forgot existed. Disputes take 30 days, so do this early.
Check your scores
The score lenders use (FICO from a tri-merge pull) often differs from the one on your credit card app. Aim for 620+ for conventional, 580+ for FHA, 740+ for the best pricing.
Calculate a realistic budget
Use a mortgage calculator to model what your all-in monthly (PITI plus HOA) would be at different price points. Don't forget closing costs (2–5% of price) and reserves (3–6 months of payments).
Save the down payment
3.5% for FHA, 5–10% for most conventional, 0% for VA and USDA. Plus closing costs. Plan for total cash-to-close of 5–8% of purchase price.
1–2 months before you start shopping
Get pre-approved
Free, no obligation, takes 30 minutes. The lender pulls credit, verifies income/assets, and issues a pre-approval letter showing what you qualify for.
Decide on your loan program
Conventional, FHA, VA, USDA, jumbo — your loan officer will help match the right one to your scenario.
Find a real estate agent
Ideally referred by someone who recently closed. Interview 2–3. The agent works for the buyer, paid by the seller's commission split.
Set search criteria
Price range, neighborhoods, must-haves, dealbreakers. Realistic about trade-offs.
While you're shopping
- Tour homes (in person beats photos).
- Track what you've seen so they don't blur together.
- Don't open new credit, don't make big purchases, don't change jobs.
- Re-run your numbers as the market changes.
Offer accepted (Day 0)
Day 0–3
- Sign the executed contract and send to your loan officer.
- Wire your earnest money deposit (typically 1–3% of price).
- Lock your interest rate.
- Receive your Loan Estimate within 3 business days.
Day 3–14
- Schedule the home inspection (your responsibility, ~$400–$700).
- Lender orders the appraisal (~$500–$800, usually included in closing costs).
- Submit any documents the underwriter requests.
- Negotiate any inspection findings with the seller.
Day 14–28
- Underwriting reviews the loan.
- You'll get conditions to clear (letters of explanation, updated pay stubs, etc.).
- Final walkthrough of the home (typically the day before or day of closing).
Day 28–35
- Receive Closing Disclosure at least 3 business days before closing.
- Wire cash to close (or bring a cashier's check).
- Sign documents at closing — typically takes 30–60 minutes.
- Get the keys.
After closing
- Set up automatic mortgage payments.
- Update your address everywhere (license, employer, bank, utilities).
- File any homestead exemption with your county for property tax savings.
- Save your closing documents — you'll need them at tax time.
Need help on any step?
The free pre-approval is the right first move. Request a quote or reach out and we'll walk you through what's next for your specific situation.