A cottage with a yellow front door behind a stone garden wall

Free guide · First-time buyers

The First‑Home Roadmap

Buying your first home is five steps, and you can take them at your own pace.

This roadmap walks through each one in plain English, so you know what's coming and can make every decision yourself, with clear eyes. You don't have to have it all figured out. Read it in one sitting or one step at a time, and come back whenever a new question shows up.

By Amy Hyden · Updated October 2026

Start with step 1

Step 1

Get clear on money

Start with a pre-approval, so you know your number before you fall for a house. It takes the guesswork out of every step after this one.

What pre-approval is: a clear picture of your buying power, a way to shop realistically, and a signal to sellers that you're ready.

What it isn't: a commitment to buy, a promise to spend the full amount, or a reason to move faster than you want.

Costs to plan for

Down payment: Depends on the loan. FHA loans start at 3.5%; some conventional loans start at 3%. Your lender will show you the options.
Closing costs: Usually 2–3% of the purchase price: lender fees, title, escrow, prepaid taxes and insurance.
Inspections: Paid along the way, before closing: general inspection, plus a sewer scope or other specialists when needed.
Moving: Truck, supplies, or movers: varies, up to about $6,000, depending on how much you do yourself.
Ongoing: Yard care, HVAC filters, pest prevention, and a rainy-day fund. Every system in a home has a lifespan to budget for.

Five questions to ask your lender

What loan amount can I qualify for, and what would my monthly payment be with taxes and insurance?
How much cash will I need up front, including closing costs?
Can you compare my loan options side by side, so I can see what costs more now versus over time?
How and when do I lock my interest rate?
What should I avoid doing financially until closing?

Pick a lender who answers quickly and explains things clearly. A local lender who knows our market makes your offer stronger. I'm happy to introduce you to a few I trust.

Step 2

Education Day

Before you start chasing "the one," we tour a small, hand-picked set of homes just to learn. Nobody makes an offer on Education Day.

Seeing homes in person teaches you things listings can't:

How different layouts, locations, and conditions actually feel
Where your wish list matches real life, and where it doesn't
Which must-haves are truly must-haves

You'll leave with a sharper search, and every showing after that gets calmer and faster.

Step 3

Look beyond the photos

Listing photos show a home on its best day. Your job on a tour is to picture an ordinary Tuesday there.

On every tour, notice:

How the layout works day to day
Natural light, noise, and privacy
The surroundings, not just the address
Signs of deferred maintenance or upcoming repairs
How easy it would be to sell someday

Green flags

It fits your life and your long-term plans
Solid bones, even if it needs cosmetic updates
A price that makes sense for the market
You feel clear, not rushed

Red flags

A layout that limits how you live, or resale later
Inspection findings that point to ongoing expense
A price that doesn't line up with recent sales
Competition pushing you past your comfort zone

Walking away is good judgment, not failure. If a home doesn't fit, we pause, regroup, and keep going. And remember, there's no such thing as a perfect home. Every purchase comes with a few trade-offs, and they're much easier to accept when you fully understand them going in.

Step 4

Make an offer you feel good about

A strong offer is one you'd sign again the next morning. You decide how bold or careful to be; my job is to make sure you know exactly what each choice means.

Before we write, we talk through:

How much interest there is in the home
What it's really worth, based on recent comparable sales
Your ideal outcome, and your firm limit
The trade-offs of the terms you're considering

Terms you'll weigh, in plain English:

Contingencies are your exits. Inspection, financing, and title contingencies let you step back if something important goes wrong. Waiving one can make an offer stronger, and it also means giving up that exit, so we talk it through first.
An escalation clause raises your price automatically, in set steps, if a seller gets a higher offer, up to a cap you choose.
Earnest money is a deposit that shows you're serious. It goes toward your purchase at closing.
Pre-inspections happen in busy markets: sometimes we inspect before you write, so you can offer with fewer conditions and more confidence.

You'll never be pushed past what feels right. Confidence matters more than speed.

Step 5

Under contract to keys

Once your offer is accepted, you have a short window to confirm this is the right home. Then the paperwork takes over, and I keep it moving.

Inspections without panic. Almost every report lists dozens of items, and most are normal upkeep. We sort what matters from what's minor, bring in specialists when needed, and decide together what to ask the seller to fix or credit. If something changes how you feel about the home, we pause and talk it through.

From accepted offer to closing day, a lot happens behind the scenes: deadlines, documents, and coordination with your lender, escrow, and inspectors. I keep track of all of it, and I'll make sure you always know what's next.

After closing, set up utilities, change the locks if you'd like, and save your documents. Then call me anytime for a contractor referral or a question about the house.

Plain English

Words you'll hear

Appraisal

An independent opinion of the home's value, ordered by your lender.

Contingency

A condition that must be met for the sale to move forward.

Earnest money

Your good-faith deposit, applied toward your purchase at closing.

Escalation clause

Raises your offer in set steps, up to your cap, if there's a higher offer.

Escrow

A neutral third party that holds documents and funds until closing.

Mutual acceptance

The moment both you and the seller have signed the contract.

Pre-approval

Your lender's written confirmation of how much you can borrow.

Title insurance

Protection against problems with the property's ownership history.

★★★★★

“As a first time home buyer there is a lot to navigate and understand all at once, but I felt totally supported with the great resources and advice Amy provided throughout the process.”

Hannah GrandineFirst-time buyer

Amy Hyden walking through a sunny living room

When you're ready

Let's get coffee and talk house.

Have a question this roadmap didn't answer? Bring it. No pressure, just answers.

Book a 20-minute call

Or call or text 206-403-0217