Your First Home: How To Buy a House For First-Time Home Buyers

Wondering if you're actually ready to buy a house, or just going through the motions because that's what you're "supposed" to do? There are four specific things you need in place before you're ready: knowing your why, a plan to stay put for at least five years, enough saved, and a monthly payment you can comfortably afford. I'm walking through all four so you know exactly where you stand, and exactly what to work on if you're not there yet. Ready to take the first step of finding your first home? Connect with a FAME agent in your area (it's free!) WHAT YOU'LL LEARN TODAY: Why "buying is better than renting" isn't a good enough reason on its own, and the real question to ask before you commit How to identify your one true non-negotiable, even in a market where you'll have to compromise on almost everything else Why you need a plan to stay in your next home for at least five years, and what it costs you if you sell sooner The minimum you actually need saved before you're ready to buy How to know if your monthly payment is actually comfortable, not just what a lender approves you for What to do next if you're missing one (or more) of these four pieces RESOURCES MENTIONED: Connect with a FAME agent in your area (free) Free homebuying masterclass How much house can I afford? Workbook PAST EPISODES TO LISTEN TO: Episode 1: How Do You Know If You're REALLY Ready to Buy a House? Episode 29: Is Buying a House Worth It in 2026? The Truth First-Time Buyers Need to Hear Episode 18: The First-Time Buyer's Guide to Turning Your Home Into an Investment Episode 49: How Much Should You Have Saved Before You Start Looking to Buy Your First Home? CONNECT WITH ME: Follow me on Instagram Visit my website CHAPTERS: 00:00 — How do you know you're ready to buy a house? 02:04 — Key 1: Know your why (and your one non-negotiable) 05:52 — Key 2: Plan to stay in the home for at least 5 years 07:32 — Key 3: Have the savings (down payment + closing costs) 08:34 — Key 4: A monthly payment you can comfortably afford for 5–10 years 10:45 — Recap: the 4-point readiness checklist 11:21 — Your next step: connecting with a realtor

If you've heard that owning a home comes with big tax write-offs, the real answer is more nuanced than that. I'm breaking down exactly what's tax deductible when you own a home (mortgage interest, discount points, and property taxes) plus the 2026 SALT cap change that just raised how much homeowners can deduct. I'll also walk through the difference between itemizing and taking the standard deduction, and why I don't think you should buy a house for the tax benefits alone. Quick disclaimer: I'm not a tax professional or CPA. This is general education, not tax advice. Talk to an accountant about your specific situation. Ready to take the first step of finding your first home? Connect with a FAME agent in your area (it's free!) WHAT YOU'LL LEARN TODAY: The two main categories of homeowner tax deductions: mortgage interest and property taxes How discount points and home equity line of credit interest can also count as deductions What changed with the 2026 SALT cap (property tax deduction limits went up under the "Big Beautiful Bill") The difference between the standard deduction and itemizing — and how to know which one actually saves you money Why your Form 1098 matters at tax time and where to find it Why I don't recommend buying a home based on the tax benefits alone RESOURCES MENTIONED: Connect with a FAME agent in your area (free) Free homebuying masterclass How much house can I afford? Workbook CONNECT WITH ME: Follow me on Instagram Visit my website CHAPTERS: 00:00 — What tax benefits do you actually get from buying a house? 01:26 — The two types of homeowner tax deductions: mortgage interest and property taxes 02:10 — How mortgage interest and amortization work (and why it's deductible) 04:29 — Property taxes and the new 2026 SALT cap change 06:03 — Standard deduction vs. itemizing, explained with real numbers 08:48 — Where to find your Form 1098 09:17 — Why I wouldn't buy a house for the tax benefits alone

Most first-time buyers think the minimum down payment is all they need saved before they start touring homes… but that's only half the number. In this episode, I'm breaking down exactly how much you need for your down payment, your closing costs, and the buffer you'll want after closing, using real dollar examples so you know your actual savings target before you start house hunting. Ready to take the first step of finding your first home? Connect with a FAME agent in your area (it's free!) WHAT YOU'LL LEARN TODAY: Why 3% down doesn't mean you only need 3% of the purchase price saved to start looking The real dollar breakdown of down payment plus closing costs on a $400,000 home When a seller assist can let you finance closing costs instead of paying them upfront, and when it won't fly in a competitive market Why a lower down payment means a higher monthly payment (and how that affects what you can actually afford) How much to set aside after closing for repairs, updates, and a real emergency fund The one question to answer before you ever calculate a down payment: what monthly payment you're actually comfortable with RESOURCES MENTIONED: Connect with a FAME agent in your area (free) Free homebuying masterclass Fannie Mae closing costs calculator Zillow mortgage payment calculator CONNECT WITH ME: Follow me on Instagram Visit my website CHAPTERS: 00:00 — How much money do you need saved before house hunting? 00:46 — Window shopping vs. serious shopping (and why pre-approval comes first) 02:44 — The minimum down payment: 3% and what it actually gets you 04:04 — Figure out your monthly payment comfort zone first 05:08 — Closing costs: the number most buyers forget to save for 08:37 — What to set aside after closing: repairs, updates, and your emergency fund

If your goal is to buy a house in the next six to twelve months, you've probably wondered whether you're supposed to get pre-approved first or start touring homes first... and most people freeze right there. I'm walking through exactly what to do at 12 months out, 6 months out, and 3 to 4 months out, from researching neighborhoods and setting your search criteria to connecting with a realtor and lender. By the end, you'll know exactly where you are in the process and what to do next. Ready to take the first step of finding your first home? Connect with a FAME agent in your area (it's free!) WHAT YOU'LL LEARN TODAY: Why most people who "just start looking" on Zillow end up wasting months chasing homes outside their budget How to research neighborhoods and price ranges before you ever tour a house The difference between must-haves, nice-to-haves, and deal breakers, and how to build your list before you start touring When to actually connect with a realtor, and what to look for Why getting pre-approved is a process, not a one-time conversation, and when to start it The realistic timeline from finding a house to closing, including how your state affects it How open houses can save you months of wasted time once you're seriously looking RESOURCES MENTIONED: Connect with a FAME agent in your area (free) Free homebuying masterclass Episode 33: How to Set a Realistic Budget for Your First Home (Without Going House Poor) CONNECT WITH ME: Follow me on Instagram Visit my website CHAPTERS: 00:00 — Where do you start if you want to buy a house in 6–12 months? 01:30 — The research phase: what to do about a year out 02:11 — Why you should check home prices online before you start touring 05:00 — Open houses: the low-pressure way to test your assumptions 06:03 — Deciding on a location before you fall in love with a house 09:42 — Building your must-haves, nice-to-haves, and deal breakers list 12:23 — When to connect with a realtor and a lender (6 months out) 16:15 — Getting pre-approved and starting your home tours (3–4 months out)

When you're touring homes for the first time, it's easy to get caught up in the staging and the kitchen and start mentally moving in before you've even left. But there are things you should be paying attention to that most first-time buyers completely miss. In this episode, I sit down with home inspector James Lee of GBG Inspection to talk about the red flags you can spot during a tour, why mold is his biggest deal-breaker, what most people get wrong about new construction, and how to find an inspector who actually does the job right. Ready to take the first step of finding your first home? Connect with a FAME agent in your area (it's free!) WHAT YOU'LL LEARN TODAY: The first things to look for when you walk into a house, including signs of water damage, ceiling discoloration, and fresh paint that might be hiding something Why mold is one of the biggest deal-breakers for a home inspector and how to spot (and smell) the signs during a tour The big-ticket items that determine whether a home is worth it: roof, foundation, HVAC, and their life expectancies How to use data plates on your AC unit, water heater, and major systems to find out how old they are Why new construction homes aren't automatically problem-free, and the quality control issues inspectors find regularly, including water leaks and mold in brand-new builds The three phases of new construction inspections: pre-pour, pre-drywall, and final, and why skipping them can cost you How to evaluate a home inspector before you hire one, including the one thing you should always ask for Maintenance tips for after you buy: when to recaulk, when to check the roof, and how often to schedule follow-up inspections RESOURCES MENTIONED: Connect with a FAME agent in your area (free) Free homebuying masterclass Episode 30: 7 Best Pieces of Advice and Tips for First-Time Homebuyers James Lee / GBG Inspection: Instagram (@homeinspectorjams) | Website CONNECT WITH ME: Follow me on Instagram Visit my website CHAPTERS: 00:00 — Meet James Lee: home inspector and new construction specialist 01:07 — Red flags to watch for when you're touring a home for the first time 02:47 — How to spot water damage: ceiling stains, discoloration, and fresh paint 04:42 — Non-negotiable deal-breakers: mold, foundation, roof, and HVAC 07:05 — Flip houses vs. older homes: what to expect and how to budget 08:10 — New construction isn't always better: quality control issues inspectors find regularly 11:13 — The three phases of new construction inspections and what each one catches 12:43 — How to choose a home inspector: the one question to always ask 14:26 — Common issues first-time buyers miss (and which cracks actually matter) 16:42 — Home maintenance after you buy: filters, caulking, roof checks, and follow-up inspections 19:20 — Final advice: don't fall in love before the inspection

Student loan debt is one of the biggest reasons first-time buyers assume they can't qualify for a mortgage… but the data says otherwise. One-third of first-time homebuyers in 2025 had student loan debt when they closed (and I'm one of them). In this episode, I'm breaking down exactly how lenders calculate your student loan payment for approval, whether you should pay off your loans before buying, and how to run the debt-to-income numbers yourself before you ever talk to a lender. Ready to take the first step of finding your first home? Connect with a FAME agent in your area (it's free!) WHAT YOU'LL LEARN TODAY: Whether student loan debt actually disqualifies you from buying a home (33% of 2025 first-time buyers had it and still closed) How lenders calculate your student loan payment for pre-approval, even if you're on an income-based repayment plan, in deferment, or in forbearance The exact debt-to-income ratio math lenders use, with a real dollar example you can run with your own numbers Why low down payment options like 3% down for first-time buyers matter even more when student debt is part of the picture How to decide whether to pay off your student loans first or put that money toward a down payment instead The interest rate comparison that tells you which option actually saves you more money Why a free conversation with a local lender is the fastest way to get a real answer RESOURCES MENTIONED: Connect with a FAME agent in your area (free) Free homebuying masterclass Episode 34: How Much of Your Income Should You Spend on a House? Budgeting Formulas for First-Time Buyers Zillow mortgage payment calculator CONNECT WITH ME: Follow me on Instagram Visit my website CHAPTERS: 00:00 — Can you buy a house with student loan debt? 01:00 — What the data says: 33% of 2025 first-time buyers had student loans 02:04 — How lenders calculate your student loan payment for pre-approval 04:15 — The debt-to-income ratio math (with a real dollar example) 07:07 — Should you pay off your student loans before buying a house? 08:57 — What you can actually afford (budgeting beyond your pre-approval number) 10:19 — Your next step: connecting with a FAME agent

Most first-time homebuyers only talk to one lender, and it's one of the most expensive mistakes you can make. Research shows that shopping around for mortgage lenders can save you over $60,000 across a 30-year loan, and the process is a lot simpler than most people think. In this episode, I share my insider perspective as a former mortgage loan officer and break down exactly how to compare lenders, what to look for beyond the interest rate, and how to use competing quotes to negotiate a better deal, without hurting your credit score. Ready to take the first step of finding your first home? Connect with a FAME agent in your area (it's free!) WHAT YOU'LL LEARN TODAY: Why the difference between a 6.5% and 7% interest rate costs you $47,000 over 30 years (and $133/month) How to get pre-approved with multiple lenders within the 14-day credit pull window so it only counts as one inquiry What to look for on a closing cost estimate beyond the interest rate, including lender fees and points How some lenders advertise low rates that actually come with thousands in hidden upfront costs When you can (and can't) lock in your interest rate, and how the loan estimate protects you after you're under contract How to take a better quote from one lender and ask another to match it, and what lenders will actually do when you ask Why an experienced agent's lender recommendations are one of the most underrated advantages in the home buying process RESOURCES MENTIONED: Connect with a FAME agent in your area (free) Free homebuying masterclass Mortgage News Daily — current mortgage rates CONNECT WITH ME: Follow me on Instagram Visit my website CHAPTERS: 00:00 — Why shopping for lenders can save you $60,000 on your mortgage 01:02 — Stacie's insider perspective as a former mortgage loan officer 03:05 — Shopping for a mortgage is just like shopping for a car — here's how 04:04 — Why a low rate means nothing if the lender can't get you to closing 05:12 — The 14-day credit pull window: how to compare lenders without hurting your score 07:24 — Why you should get all of your pre-approvals in the same week 08:04 — How to read a closing cost estimate and spot hidden lender fees and points 11:05 — When to lock your rate and how the loan estimate protects you 13:09 — How to negotiate by showing one lender a better quote from another

What happens when you outgrow your first home and you're ready for the next one? Even if you've been through the buying process before, selling and buying at the same time brings a whole new set of decisions, and the order you do things in matters more than most people realize. In this episode, I walk through the three main strategies for making the move: buying first then selling, selling first then buying, and doing both at the same time. I also break down the one financial question that determines your entire game plan, how to calculate what you'll actually walk away with when you sell, and the timeline to keep in mind so you're not scrambling. Ready to take the first step of finding your first home? Connect with a FAME agent in your area (it's free!) WHAT YOU'LL LEARN TODAY: The three strategies for buying your next home and selling your current one, and the tradeoffs of each Why buying first is the easiest option but comes with the risk of carrying two mortgage payments How a sale contingency works and why it depends on your local market conditions The one question to ask a lender before you do anything: can you qualify to carry both mortgages? How to calculate your home equity after closing costs (and why seller costs are higher than you think) What your agent will walk through with you to get your home ready to sell for the highest price Why starting 6–12 months before your ideal move date gives you the most flexibility RESOURCES MENTIONED: Connect with a FAME agent in your area (free) Free homebuying masterclass CONNECT WITH ME: Follow me on Instagram Visit my website CHAPTERS: 00:00 — What happens when you're ready to buy your second home 01:07 — The three strategies: buy first, sell first, or do both at once 02:40 — Strategy 2: Sell first and rent or stay with family temporarily 02:58 — Strategy 3: Close on both the same day with a sale contingency 04:31 — The first question to answer: do you need to sell in order to afford the next home? 06:40 — How to calculate what you'll actually walk away with after selling 09:02 — What the selling timeline looks like from listing to closing 12:26 — Why starting early gives you the most options

If you've been wondering whether you're actually in a position to buy a house, this episode will make it clear. There are four main things lenders look at when you apply for a mortgage (your savings, your income, your debt-to-income ratio, and your credit score) and most first-time homebuyers overestimate how much they need for each one. Stacie walks through the real numbers for a conventional loan, including where your down payment and closing costs can come from, what lenders consider "consistent income," and the credit score thresholds that affect your interest rate. Ready to take the first step of finding your first home? Connect with a FAME agent in your area (it's free!) WHAT YOU'LL LEARN TODAY: The minimum down payment for a conventional loan as a first-time buyer, and how closing costs add to what you'll need saved How seller's assists work and when you might be able to negotiate closing costs into the purchase price Four places your down payment can come from, and the documentation lenders require for each What "consistent income" actually means to a lender, whether you're salaried, hourly, commission-based, or self-employed How your debt-to-income ratio determines your price range and why lenders care about your monthly payments more than your total balances The credit score you need for a conventional loan, the score that unlocks the best interest rate, and what happens if yours falls short The documents lenders ask for during pre-approval, and what they're actually verifying with each one RESOURCES MENTIONED: Connect with a FAME agent in your area (free) Free homebuying masterclass Closing costs calculator (Fannie Mae) Episode 2: Don't Buy a House Until You Know About These Red Flags with Home Inspector Vince Tecce Episode 19: Is an FHA Loan Right for You? What First-Time Buyers Need to Know Episode 33: How to Set a Realistic Budget for Your First Home (Without Going House Poor) Episode 34: How Much of Your Income Should You Spend on a House? Budgeting Formulas for First-Time Buyers CONNECT WITH ME: Follow me on Instagram Visit my website CHAPTERS: 00:00 — What are the actual requirements to buy a house in 2026? 00:50 — Conventional loans: 3% minimum down payment for first-time buyers 02:15 — Closing costs, seller's assists, and the real minimum you need saved 03:44 — Four places your down payment and closing costs can come from 05:16 — What lenders mean by "consistent income" (salaried, hourly, self-employed) 06:28 — Debt-to-income ratio: the number that determines your price range 08:08 — Credit score requirements and the threshold for the best interest rate 08:45 — The documents lenders need during pre-approval 09:26 — Your next steps if you meet the requirements

One of the most common questions first-time homebuyers have is where to actually begin. Do you call a lender first to find out what you can afford, or do you find a realtor first to start looking at homes? The order matters more than most people realize, and getting it wrong can cost you time, money, and a lot of unnecessary stress. In this episode, Stacie breaks down the exact roles of your realtor and your lender, explains why finding the right agent first unlocks the rest of the process, and walks through the timeline so you know when to take each step based on how far out you are from buying. Ready to take the first step of finding your first home? Connect with a FAME agent in your area (it's free!) WHAT YOU'LL LEARN TODAY: What your realtor actually does for you from your first call all the way through closing day, and why their experience in your local market matters more than you think What your lender handles, and when to bring them into the process Why finding a realtor first helps you get connected with the best local lenders instead of going in blind How working with the wrong lender can cause your mortgage to fall through at the last minute, and why sellers pay attention to who pre-approved you Why an online lender's pre-approval letter can actually hurt your offer in a competitive market The difference between a casual lender conversation and a full pre-approval with a credit check When to connect with a realtor based on your timeline, and why starting 6–12 months early takes the pressure off RESOURCES MENTIONED: Connect with a FAME agent in your area (free) Free homebuying masterclass CONNECT WITH ME: Follow me on Instagram Visit my website CHAPTERS: 00:00 — Should you talk to a realtor or a lender first? 00:47 — What your realtor does: from your first call through closing day 02:14 — How your agent helps you write and negotiate an offer 03:49 — What your lender does: pre-approval, loan programs, and the money side 05:03 — The plumber analogy: why realtors and lenders stay in their lanes 06:08 — Why you should find a realtor first (and how they connect you to the right lender) 07:39 — Why sellers care who pre-approved you — and how the wrong lender can kill your offer 09:22 — When to take each step based on your timeline (6–12 months out vs. ready to tour)

If you've been watching the housing market and wondering whether you should hold off on buying, you're not alone. Home prices just hit an all-time high, mortgage rates are hovering above 6.5%, and the headlines make it feel like the worst possible time to buy your first home. In this episode, I break down exactly what's happening with home prices and mortgage rates right now, what the data is actually telling us about where things are headed, and why waiting for the "perfect time" could mean waiting forever. Ready to take the first step of finding your first home? Connect with a FAME agent in your area (it's free!) WHAT YOU'LL LEARN TODAY: Why home prices hitting a record high in spring 2026 is actually normal, and what the 2.5% year-over-year increase tells you about market health How housing inventory is shifting differently by region (Northeast and Midwest up, South and West down) and what that means for your local market Why the lock-in effect from pandemic-era interest rates below 3% is still keeping inventory low six years later What the current mortgage rate of 6.52% means compared to this time last year, and why rates probably won't drop anytime soon How inflation, unemployment, and the Federal Reserve's decisions all factor into where mortgage rates are headed Why basing your home buying budget on today's rates and prices (not predictions) is the smartest move you can make right now RESOURCES MENTIONED: Connect with a FAME agent in your area (free) Free homebuying masterclass Redfin Housing Market Data Mortgage News Daily — Current Rates CONNECT WITH ME: Follow me on Instagram Visit my website CHAPTERS: 00:00 — Home prices and interest rates: what's actually happening right now 00:43 — Disclosure: this data reflects conditions as of late June 2026 01:22 — Why home prices peak every spring and what the $408K median means 02:59 — The 2.5% price increase is exactly what was predicted — and it's actually healthy 04:17 — Housing inventory: why it matters and how the lock-in effect is keeping supply low 05:30 — Regional breakdown: inventory rising in the Northeast and Midwest, dropping in the South and West 06:53 — Mortgage rates right now: 6.52% and why that's lower than last year 07:28 — How inflation, employment, and the Fed influence where rates go next 10:30 — The bottom line: rates are likely staying put, and waiting probably won't help 11:23 — How to connect with a FAME agent if you're ready to start the process

If you're buying your first home, one of the earliest decisions you'll face is whether you're doing it alone or with a partner. And if you're buying together, whether being married actually changes anything. It does, more than most people expect. Stacie breaks down how lenders evaluate your income and credit differently depending on whether you apply solo or jointly, the financial risks of buying a house with someone you're not married to, and the legal protections (or lack thereof) that you need to understand before you sign anything. Ready to take the first step of finding your first home? Connect with a FAME agent in your area (it's free!) What you'll learn today: How buying solo changes what you qualify for, and why your income-to-debt ratio matters even more without a second earner Why lenders use the lowest middle credit score when two people apply together, and how that can raise your interest rate The workaround that lets one partner stay off the mortgage but still own the home, and the financial risk that comes with it What community property states (like Texas, California, and Arizona) mean for married buyers, even if only one spouse is on the mortgage Why buying a house with someone you're not married to is essentially a financial marriage, and what a cohabitation agreement protects you from When it makes more sense to have one person buy and the other pay rent, even if you're in a committed relationship Resources mentioned: Connect with a FAME agent in your area (free) Free homebuying masterclass Episode 3: Can you realistically buy a house solo? With Lily Wyss "How much house can you afford" guide Connect with me: Follow me on Instagram Visit my website CHAPTERS: 00:00 — Solo vs. partner: does it change how you buy a house? 00:50 — Solo female homeownership just hit a record 20 million 01:26 — How lenders evaluate your income when you buy alone 02:53 — How both incomes and both debts get combined when you buy together 03:47 — Why lenders use the lowest middle credit score on a joint application 05:26 — The workaround: one person on the mortgage, both on the deed 06:38 — The financial risk of being on the deed but not the loan 08:49 — What community property states mean for married buyers 09:27 — Buying married vs. not married: same process, very different legal protections 10:42 — Why buying a house together without marriage is a financial commitment you can't easily undo 11:47 — What a cohabitation agreement covers and why you might need one 12:44 — When having one person buy and the other pay rent is actually the smarter move

Not every first-time homebuyer who wants to buy should buy right now, and knowing the difference between "not yet" and "let's go" can save you from a really expensive mistake. Stacie walks through seven signs that you should pump the brakes on buying a house, from financial red flags like credit card debt and unstable income to less obvious ones like not knowing your neighborhood well enough or not having a strong reason to own in the first place. And if none of these apply to you? She tells you exactly what to do next. Ready to take the first step of finding your first home? Connect with a FAME agent in your area (it's free!) What you'll learn today: Why not being tied to a specific location is one of the biggest reasons to hold off, and the real cost of buying before you're settled How struggling to save the minimum 3% down payment is a signal about more than just your savings balance What to research about a neighborhood before you even consider making an offer (including the Reddit and Facebook deep dive trick) Why carrying $10,000+ in credit card debt at 25% interest changes the math on homeownership How to think about income stability when you're buying solo vs. buying as a couple The difference between "I can't comfortably afford it" and "I just wish it were cheaper," and why that distinction matters Why "buying is better than renting" isn't actually a good enough reason to buy a house Resources mentioned: Connect with a FAME agent in your area (free) Free homebuying masterclass Episode 33: How To Set a Realistic Budget for Your First Home (Without Going House Poor) Episode 29: Is Buying a House Worth It in 2026? The Truth First-Time Buyers Need to Hear Connect with me: Follow me on Instagram Visit my website CHAPTERS: 00:00 — What are the signs you should actually wait? 01:20 — Sign 1: You're not tied to a specific location yet 02:52 — Sign 2: You're struggling to save the minimum down payment 04:25 — Sign 3: You haven't researched the area you're looking in 07:18 — Sign 4: You have significant credit card debt 08:11 — Sign 5: Your income isn't stable enough yet 09:12 — Sign 6: The monthly payment would put you in financial distress 10:03 — Sign 7: You're buying for the wrong reasons

Interest rates have been above 6% for most of 2026, and if you're a first-time homebuyer, that number can feel like a dealbreaker. But here's what most people don't realize: almost half of recent buyers locked in rates well below what the market was offering. In this episode, I show you three proven strategies to negotiate a lower mortgage interest rate, including how to shop lenders the right way, what permanent and temporary buy downs actually cost you, and when each one makes sense based on your timeline and financial situation. Ready to take the first step of finding your first home? Connect with a FAME agent in your area (it's free!) What you'll learn today: How to shop lenders within a 14-day window and use competing quotes to negotiate your rate down Why even an eighth of a percent lower on your interest rate can save you tens of thousands over a 30-year mortgage What a permanent buy down (paying points) actually costs and when it makes financial sense The break-even math on a permanent buy down and why it only works if you're staying long-term How a 2-1 temporary buy down works, what it costs upfront, and why most buyers use seller concessions to pay for it The biggest risk of a temporary buy down and how to make sure you can afford the payment when the rate adjusts Resources mentioned: Connect with a FAME agent in your area (free) Free homebuying masterclass Connect with me: Follow me on Instagram Visit my website CHAPTERS: 00:00 — Interest rates are above 6% — here's how to work the system 01:04 — 45% of buyers got rates under 5% — how they did it 01:46 — Strategy 1: Shop lenders and negotiate your rate directly 03:24 — Strategy 2: Permanent buy downs — paying points for a lower rate 05:08 — The break-even math: when paying points actually saves you money 08:41 — Strategy 3: The 2-1 temporary buy down explained 10:26 — The risks of a temporary buy down 12:44 — How to connect with a FAME agent for free

You've probably heard that you need 20% down to buy a house. And if you've done the math on what that actually looks like in 2026, it might feel impossible. The truth is, the 20% rule comes from a time when home prices were a fraction of what they are today — and most first-time homebuyers are putting down far less. In this episode, I break down the real pros and cons of a larger versus smaller down payment, explain how mortgage insurance actually works (and what it costs), and walk you through how to decide what the right amount is for your situation. Ready to take the first step of finding your first home? Connect with a FAME agent in your area (it's free!) What you'll learn today: Why the 20% down payment rule is outdated, and the 1980 vs. 2026 math that proves it The three real benefits of putting 20% down (lower payment, negotiating power, and home equity) and who they matter most for Why a small down payment can be a financial risk if you need to sell your home quickly How mortgage insurance (PMI) works, what it actually costs, and when you can cancel it Why putting 10% down instead of 3% can cut your PMI from $350/month to $132/month How to use a mortgage calculator to figure out what monthly payment you're actually comfortable with When it makes sense to buy with a smaller down payment instead of waiting years to save more Resources mentioned: Connect with a FAME agent in your area (free) Free homebuying masterclass Fannie Mae mortgage calculator Episode 33: How to Set a Realistic Budget for Your First Home (Without Going House Poor) Connect with me: Follow me on Instagram Visit my website CHAPTERS: 00:00 — How much do you really need for a down payment as a first-time buyer? 01:01 — The great debate: save 20% or buy with 3–5% down? 01:48 — Why the 20% rule is outdated (1980 vs. 2026 math) 04:12 — Benefit #1: Lower monthly payment with no mortgage insurance 04:43 — Benefit #2: Negotiating power in competitive markets 06:44 — Benefit #3: Home equity and why low equity is a financial risk 08:29 — The biggest drawback of waiting to save 20% down 09:35 — Opportunity cost: could your money be working harder elsewhere? 10:16 — Why draining your savings for a bigger down payment can backfire 11:15 — What if you don't have 20% saved? Start here 13:48 — What mortgage insurance (PMI) actually is and how it works 15:10 — How much PMI costs (it's probably less than your streaming subscriptions) 17:42 — When and how you can cancel mortgage insurance 18:31 — How to decide what down payment amount is right for you 19:40 — Your next step: connecting with a first-time homebuyer agent

How far in advance should you actually start the home buying process? If you're someone who likes to have a plan before making a big decision, this episode maps out the full timeline: what to do more than a year out, when to connect with an agent, when to talk to a lender, and exactly when to start seriously touring homes. I also explain why jumping straight to scheduling tours on Zillow can actually set you back, and how the way mortgage payments are structured gives you more flexibility than you might think. Ready to take the first step of finding your first home? Connect with a FAME agent in your area (it's free!) What you'll learn today: How long it actually takes from finding a home to getting your keys (and why it's shorter than most people think) Why three to four months before your lease is up is the sweet spot to start seriously house hunting How your first mortgage payment skips a month and why that gives you more flexibility than you'd expect Why connecting with a trusted agent six to twelve months out sets you up to make confident decisions fast The reason scheduling tours on Zillow too early can leave you panicking when it's time to make an offer Why knowing the home buying process before you start looking is the single biggest thing you can do to feel ready When to talk to a lender and why online mortgage calculators aren't enough once you're seriously looking What to focus on if you're more than a year out from buying: credit, savings, and browsing without pressure Resources mentioned: Connect with a FAME agent in your area (free) Free homebuying masterclass Episode 33: How to Set a Budget Before Buying a House Episode 34: How Much of Your Income Should You Spend on a House? Connect with me: Follow me on Instagram Visit my website CHAPTERS: 00:00 — How early is too early to start buying a house? 01:05 — From accepted offer to keys: the one-to-two month closing timeline 01:51 — Why you should start seriously house hunting three to four months before your lease is up 02:25 — How competitive vs. buyer's markets affect your timeline 03:21 — Why your first mortgage payment skips a month (and what that means for your budget) 05:04 — How your closing timeframe is negotiable with sellers 06:23 — Why starting early beats rushing — even if it means dragging out your timeline 06:43 — What "seriously looking" actually means and why offers are a big deal 08:12 — The three things you need before you start touring homes 08:46 — Step 1: Learn the home buying process before you start looking 10:12 — Why scheduling tours on Zillow without preparation can backfire 11:28 — Step 2: Connect with a trusted agent six to twelve months out 13:51 — Step 3: Know your numbers by talking to a local lender 15:09 — What to do if you're more than a year out from buying

Buying a home is expensive, but it doesn't have to be as expensive as you think. In this episode, I'm breaking down three proven strategies to save money while buying a house, from being flexible on what you're looking at, to timing your search in the off season, to negotiating your mortgage rate and fees. I've used all three of these strategies myself across three home purchases, including an investment property where every dollar counted. If you're a first-time homebuyer trying to stretch your budget further, these are the moves that actually make a difference. Ready to take the first step of finding your first home? Connect with a FAME agent in your area (it's free!) What you'll learn today: Why your must-have list should be short and how flexibility on everything else can save you thousands What to look for in a home that's well-maintained but cosmetically outdated, and why that's actually the best deal How staging and good photos trick buyers into overpaying and what to look for instead Why days on market matters and how homes listed for 14+ days give you more negotiating power How exploring less popular neighborhoods can get you a better home at a lower price Why shopping for a home in winter instead of spring can save you $20,000–$30,000 How to negotiate your mortgage interest rate by getting competing lender quotes within 14 days Why even a quarter-point difference in your interest rate can save you $50,000+ over the life of your loan Resources mentioned: Connect with a FAME agent in your area (free) Free homebuying masterclass Episode 26: When is the BEST and WORST time to buy a house? Connect with me: Follow me on Instagram Visit my website CHAPTERS: 00:00 — Three strategies to save money buying a house 01:17 — Strategy 1: Get crystal clear on your must-haves and be flexible on everything else 02:48 — Why a cosmetically outdated home is actually the best deal 04:18 — If it meets your must-haves, go look at it even if the photos are bad 06:15 — How staging tricks buyers into paying more 09:00 — Why "cute" houses cost more and what to look for instead 09:13 — Days on market: why 14+ days means negotiating power 10:09 — Being flexible on location and exploring less popular neighborhoods 12:38 — Strategy 2: Shop for a home in the off season 13:18 — Start looking in winter even if your lease isn't up until spring 14:46 — Strategy 3: Negotiate your interest rate and fees with lenders 15:58 — The 14-day credit shopping window and why you should get three quotes 16:38 — Recap: three ways to save money when buying a house

Setting a budget is one of the most confusing parts of buying your first home, especially when the advice you're hearing was written for a completely different housing market. In this episode, I break down the three most common budgeting formulas for how much of your income should go toward your mortgage (what lenders will pre-approve you for, the 28% rule, and the 25% rule) so you can figure out what actually makes sense for your income, your lifestyle, and where you live. I also share what my husband and I were pre-approved for versus what we were actually comfortable spending, and why the "right" number is different for everyone. Ready to take the first step of finding your first home? Connect with a FAME agent in your area (it's free!) What you'll learn today: What lenders will actually pre-approve you for and why that number is almost always higher than what you should spend The 28/36 rule: how to calculate 28% of your gross income as a mortgage ceiling and why financial experts recommend it Why Ramit Sethi's version of the 28% rule includes maintenance and utilities, and how to estimate those costs The 25% rule: a more conservative formula using your take-home pay instead of gross income, and when it's realistic How the average home price, interest rates, and cost of living affect which formula actually works for you Why high earners, salaried workers, and business owners may each land on a different comfortable percentage How to find the sweet spot between what the formulas say and what you can actually sustain month to month Resources mentioned: Connect with a FAME agent in your area (free) Free homebuying masterclass I Will Teach You To Be Rich, by Ramit Sethi Connect with me: Follow me on Instagram Visit my website CHAPTERS: 00:00 — How much of your income should you spend on a house? 00:54 — Why a lot of housing affordability advice is outdated 02:48 — What lenders will pre-approve you for (and why it's too high) 04:00 — Our pre-approval was more than my husband's entire paycheck 05:24 — The 28/36 rule: 28% of gross income for your mortgage 06:11 — Ramit Sethi's recommendation and how total housing costs factor in 07:24 — Why these formulas use gross income instead of take-home pay 08:13 — Why some people think 28% is still too high 08:45 — HUD's 30% guideline for housing affordability 09:19 — The 25% rule: a more conservative formula using take-home pay 10:58 — Why the 25% rule isn't realistic in many markets today 11:37 — What I personally spend and why I land between 25–28% of gross 13:13 — How income type, cost of living, and earnings level change the math 14:23 — Finding the sweet spot: what are you actually comfortable with? 15:19 — Connect with a FAME agent in your area

How do you actually set a budget for buying a house: one that works for your real life and not just what a lender says you qualify for? In this episode, I'm walking you through the exact process I recommend to every first-time homebuyer. We're looking at your take-home pay, your fixed and variable expenses, your goals for after you buy, and what you're currently paying in rent. I also share the practice mortgage payment method that helped me and my husband figure out what we could actually afford when our payments doubled, and how you can use it to test your budget before you ever commit. Ready to take the first step of finding your first home? Connect with a FAME agent in your area (it's free!) What you'll learn today: Why your pre-approval amount and what you can actually afford are two completely different numbers How to figure out the highest mortgage payment you could realistically handle based on your take-home pay and fixed expenses How to have the priorities talk with your partner about what matters more: a bigger house or more lifestyle flexibility The practice mortgage payment method: how to simulate your future payment before you buy so you know what it actually feels like What to think about five to ten years out: kids, career changes, and how your needs in a home might shift How to use a mortgage calculator to work backwards from the monthly payment you're comfortable with to a home price Resources mentioned: Connect with a FAME agent in your area (free) Free homebuying masterclass Free guide: How much house can you afford? Fannie Mae mortgage calculator Connect with me: Follow me on Instagram Visit my website CHAPTERS: 00:00 — How do you know how much house you can actually afford? 00:55 — The free guide that started it all 02:31 — The goal: a house that fits your life, not one that takes it over 04:18 — Start with your take-home pay and fixed expenses 06:27 — Variable expenses and the priorities conversation 09:57 — Your goals for after you buy 11:07 — What are you paying in rent, and how does it feel? 11:49 — Practice mortgage payments: test your budget before you commit 14:14 — How your life and finances might change in 5–10 years 15:00 — The ultimate question: what monthly payment are you comfortable with? 16:34 — Using a mortgage calculator to find your price range 19:13 — How to connect with a FAME agent

Buying a house is one of the most exciting things you'll ever do, but it comes with costs that most first-time buyers don't see coming. And when your bank account is already feeling light from the down payment, an unexpected $1,200 Target run can feel like a gut punch. In this episode, I break down every hidden cost of buying a house in chronological order: what you'll pay before closing, what hits right after you get the keys, and the ongoing costs that come with homeownership so you can plan for all of it and actually enjoy your new home without the financial stress. Ready to take the first step of finding your first home? Connect with a FAME agent in your area — it's free. What you'll learn today: How much to budget for home inspections and appraisals before you even close (and why they're usually non-refundable) What earnest money is, how much it costs, and how it folds into your closing costs The post-closing expenses that catch almost every first-time buyer off guard, from tools to deep cleaning to window treatments Why most of your mortgage payment goes toward interest instead of paying down your loan, and what you can do about it How property taxes and homeowner's insurance can raise your monthly payment over time, even after your mortgage is paid off The 1% rule for home maintenance and why a six-month emergency fund gives you more peace of mind than a strict savings target Resources mentioned: Connect with a FAME agent in your area (free) Free homebuying masterclass Closing costs calculator (Fannie Mae) Mortgage amortization calculator Connect with me: Follow me on Instagram Visit my website CHAPTERS: 00:00 — What are the hidden costs of buying a house? 01:24 — Welcome to Your First Home 03:43 — Hidden cost #1: Home inspections and the appraisal 07:03 — Why inspections and appraisals are usually non-refundable 07:32 — Hidden cost #2: The rest of your closing costs 09:42 — Hidden cost #3: Post-closing expenses (the costs no one talks about) 13:27 — Hidden cost #4: Mortgage interest and how your payment is really broken down 15:50 — Hidden cost #5: Property taxes and homeowner's insurance 16:40 — Hidden cost #6: Home maintenance and the 1% rule 18:03 — Why a six-month emergency fund changes everything 20:03 — Recap: every hidden cost in order 21:02 — How to connect with a FAME agent for free