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

How to buy a house should be taught in school, but it isn’t, so most first-time homebuyers go in without knowing what to expect. I’m sharing 14 things no one tells you before you buy your first home, from how long it really takes to save and why your lender’s credit score won’t match Credit Karma to why your monthly payment can go up after closing. I also get into the money you’ll spend after you get the keys, why refinancing isn’t the safety net people make it out to be, and why setting your budget is your job, not your lender’s. ➞ Buying in the next 12 months? Get matched with a first-time homebuyer friendly FAME agent in your area. It's free and takes about 2 minutes. WHAT YOU’LL LEARN TODAY: Why it takes the average American seven years to save for a house, and why that timeline is completely normal Why your first home doesn’t need to be perfect, and why most buyers are purchasing older homes built in the ’90s How to think about resale value when house hunting, even if you plan to stay for years Why your credit score might be 20 points higher or lower when a mortgage lender pulls it The real cost of refinancing, and why you should never buy a house counting on rates to drop How property tax reassessments can raise your monthly mortgage payment after you move in Why interest rates can change after pre-approval, and when to ask your lender for an updated quote How much to set aside for post-closing expenses, and why you should wait to buy furniture and move in MENTIONED IN THIS EPISODE: Mortgage News Daily (daily rate updates and email alerts) RELATED EPISODES: Episode 30: 7 Best Pieces of Advice and Tips for First-Time Homebuyers Episode 32: The Hidden Costs of Buying a House That No One Warns You About Episode 33: How to Set a Realistic Budget for Your First Home (Without Going House Poor) START HERE: Get matched with a FAME agent in your area (free) Not ready for an agent yet? Take my free Home Buying 101 class Figure out how much house you can afford with my workbook CONNECT WITH ME: Instagram: @iamstacierihl Visit my website CHAPTERS: 00:00 — Why nobody teaches you how to buy a house 01:04 — #1: It takes 7 years on average to save for a house 02:24 — #2–3: Your first home won’t be perfect (and it’ll probably be older) 04:35 — #4–5: Resale value and why finding the right home takes time 06:41 — #6: Why your lender’s credit score won’t match Credit Karma 08:39 — #7: Refinancing isn’t free or guaranteed 10:05 — #8: Why your monthly payment can go up after closing 11:53 — #9–10: Mortgage interest and rate changes after pre-approval 14:13 — #11–12: Post-closing expenses and why to wait on furniture 16:45 — #13: Don’t move in the day after closing 17:27 — #14: Your budget is your job, not your lender’s 18:31 — Your next step: connect with a first-time homebuyer agent

When you’re touring homes, it’s easy to fall for the staging and miss the warning signs that could cost you tens of thousands of dollars. I’m walking you through the red flags I personally look for when I tour a house, and every one of them is something you can spot without being a home inspector. You’ll learn where to look first, what the basement and electric panel can tell you, how to spot foundation and water issues, and the exterior red flags that can turn a dream home into a money pit. ➞ Buying in the next 12 months? Get matched with a first-time homebuyer friendly FAME agent in your area. It's free and takes about 2 minutes. WHAT YOU’LL LEARN TODAY: Why professional staging is a sales tactic, and how to see a house for what it actually is on your first walkthrough The “look up, look around, look down” method for spotting ceiling stains, drywall cracks, and sloping floors What a seller’s basement storage habits reveal about flooding and water issues How to tell if the electrical is outdated, including what two-prong outlets and missing GFCI outlets mean How to estimate the age of the water heater and HVAC system, and why house flips often skip these upgrades The foundation cracks that are a dealbreaker Why cracked or stained stucco can be an $80,000+ problem, and how to estimate roof replacement costs How yard slope and tree placement can cause water and foundation damage RELATED EPISODES: Episode 47: Home Inspection Red Flags Every First-Time Home Buyer Needs to Know, with James Lee Episode 2: Don't Buy a House Until You Know About These Red Flags with Home Inspector Vince Tecce START HERE: Get matched with a FAME agent in your area (free) Not ready for an agent yet? Take my free Home Buying 101 class Figure out how much house you can afford with my workbook CONNECT WITH ME: Instagram: @iamstacierihl Visit my website CHAPTERS: 00:00 — The red flags no one tells you to look for 00:53 — What you can spot without being a home inspector 02:17 — Your first lap: ignore the staging and ask if you even like the house 05:10 — Look up: ceiling stains, light fixtures, and ceiling height 06:46 — Look around and down: drywall cracks and sloping floors 08:04 — The basement: storage clues, water lines, and that damp smell 09:43 — Electrical red flags: old panels, two-prong outlets, and GFCI 11:47 — Water heater and HVAC age (and what flippers skip) 13:22 — Foundation cracks and checking the closets 14:17 — Outside: brick, siding, stucco, and the roof 16:20 — Yard slope, trees, and what it takes to maintain the yard

Can you actually buy a house on your own in your 20s in this market? My guest Sarena Tseng did it at 26, buying in the Austin area in 2025 as a solo first-time homebuyer. She's sharing the real numbers with us: how much she had saved, why she put just 3% down and happily pays PMI, how house hacking with roommates makes her mortgage work, and the $12,000 kitchen refresh that turned an outdated house into one she loves. We also get into the costs nobody warned her about and what owning a home alone looks like once you have the keys. ➞ Buying in the next 12 months? Get matched with a first-time homebuyer friendly FAME agent in your area. It's free and takes about 2 minutes. WHAT YOU'LL LEARN TODAY: How much a solo first-time homebuyer actually had saved before buying, and why you want liquid cash instead of pulling from investments Why she chose a 3% down conventional loan through a Fannie Mae first-time homebuyer program, and what her PMI really costs each month The closing costs and ongoing expenses that caught her off guard, including lender's title insurance, prepaid HOA dues, and homeowners insurance How house hacking with roommates made a mortgage affordable on a single income Why mortgage calculators on Zillow tend to underestimate your real monthly payment How she turned an older, "technically turnkey" home into her dream space with a $12,000 kitchen update Why the house she bought wasn't her favorite online, and how a must-have list kept her open-minded What life looks like after closing as a solo homeowner, from furnishing on a budget to window treatments MENTIONED IN THIS EPISODE: Follow Sarena on Instagram and TikTok RELATED EPISODES: Episode 40: Buying a House Solo vs With a Partner: What First-Time Homebuyers Need to Know Episode 3: Can You Realistically Buy a House Solo? With Lily Wyss START HERE: Get matched with a FAME agent in your area (free) Not ready for an agent yet? Take my free Home Buying 101 class Figure out how much house you can afford with my workbook CONNECT WITH ME: Instagram: @iamstacierihl Visit my website CHAPTERS: 00:00 — Is it possible to buy a house solo? 01:29 — Sarena's story: buying solo near Austin at 26 02:44 — How she knew she was financially ready 04:22 — How much she had saved before buying ($50K) 05:39 — Surprise costs: closing costs, HOA, and homeowners insurance 08:53 — Why she put 3% down (and her honest take on PMI) 12:36 — Setting a realistic budget with house hacking 15:25 — Buying an older home and a $12K kitchen refresh 20:55 — What surprised her: listing photos, fast timelines, and phone calls 25:47 — Nerves, research, and whether she's glad she bought 29:32 — Advice for solo buyers: build your team and know your must-haves 32:08 — Life after closing: furniture, mail keys, and window treatments

You've set your budget, found your agent, and gotten pre-approved. Now comes the part you've been waiting for: actually looking at houses. I walk you through how house hunting works for first-time homebuyers, from searching listings on the MLS to knowing when to start touring homes in person. Then I cover exactly how to make an offer on a house once you find one you love. I'll also share how a "maybe" became a "heck yes" on two of the three homes we bought, and why your must-have list matters more than a pretty kitchen. ➞ Buying in the next 12 months? Get matched with a first-time homebuyer friendly FAME agent in your area. It's free and takes about 2 minutes. WHAT YOU'LL LEARN TODAY: What the MLS is, how listings travel from the MLS to Zillow and Redfin, and why searching the MLS gives you the most accurate, up-to-date information Why you should start touring homes about four months before you want to move, and how state timelines like attorney review periods change that Why touring homes before you're ready can backfire and leave you comparing every house to the one you couldn't buy How to use your must-have and nice-to-have list to turn a "maybe" into a confident yes without settling How quickly you need to make an offer based on days on market and competition from other buyers What goes into a written offer contract: price, closing date, home inspection, loan type, and lender How much your first deposit typically is, and when it's due How long it takes to close after your offer is accepted Why it can take more than one offer to win a home in a hot market, and why starting early gives you room to try again START HERE: Get matched with a FAME agent in your area (free) Not ready for an agent yet? Take my free Home Buying 101 class Figure out how much house you can afford with my workbook CONNECT WITH ME: Instagram: @iamstacierihl Visit my website CHAPTERS: 00:00 — The Getting Started Series, Part 4: house hunting and making an offer 00:47 — Quick recap: get organized, find your agent, get pre-approved 02:26 — How the MLS works (and why it beats Zillow and Redfin) 04:23 — When to start touring homes: the four-month rule 06:08 — Comparing homes with your must-have and nice-to-have list 07:32 — When a maybe becomes a yes: my three home searches 10:23 — How fast to make an offer and what goes into the contract 13:52 — Under contract: attorneys, your first deposit, and next steps 15:50 — Why it can take a few offers and why to start early

Once you've had your planning meeting and found your realtor, the next step is getting pre-approved. But there's a real difference between pre-qualified and pre-approved, and most first-time buyers don't know it until it costs them the house. I'm walking through how to choose a trustworthy lender, exactly what documents they'll ask for, and the difference between a quick pre-qualification and a full pre-approval, so you're ready the moment the right home hits the market. ➞ Buying in the next 12 months? Get matched with a first-time homebuyer friendly FAME agent in your area. It's free and takes about 2 minutes. WHAT YOU'LL LEARN TODAY: Why getting pre-approved is step three, not step one, and why the order actually matters How to find a trustworthy lender The real difference between a pre-qualification and a full pre-approval Exactly what documents your lender will ask for: bank statements, pay stubs, W-2s, and more How gift funds from family work in the pre-approval process Why you should tell your lender your actual monthly budget, not just take the number they approve you for How long your pre-approval lasts and how rate shopping with multiple lenders actually works START HERE: Get matched with a FAME agent in your area (free) Not ready for an agent yet? Take my free Home Buying 101 class Figure out how much house you can afford with my workbook CONNECT WITH ME: Instagram: @iamstacierihl Visit my website CHAPTERS: 00:02 — Step three: finding a lender and getting pre-approved 02:11 — Why you need a lender referral (not just a Google search) 06:47 — Informal conversation vs. official pre-approval: your two options 07:56 — What documents your lender will actually ask for 09:44 — Pre-qualified vs. pre-approved: what's the real difference 11:24 — What you get back: your approval letter and closing cost estimate 12:56 — How long your pre-approval lasts (and when you'll need to redo it) 14:23 — When to start, and how to shop multiple lenders without hurting your credit

Once you've had your planning meeting, the next step is finding the right realtor, but not just any realtor will do. I'm breaking down the FAME framework I use to vet realtors for first-time buyers: first-time homebuyer friendly, available, market knowledge, and experience. You'll learn exactly when to reach out, what questions to ask, and how realtor compensation actually works so nothing catches you off guard. ➞ Buying in the next 12 months? Get matched with a first-time homebuyer friendly FAME agent in your area. It's free and takes about 2 minutes. WHAT YOU'LL LEARN TODAY: Why you should connect with a realtor 6 to 12 months before you want to move (and the math behind that timeline) The FAME framework for vetting a realtor: first-time homebuyer friendly, available, market knowledge, and experienced The exact numbers to ask about: years of experience, total sales, and how many are with first-time buyers Why the busiest realtor in town might not be the right realtor for you How realtor compensation actually works, and why it usually doesn't cost you anything out of pocket What happens on your first call with a realtor and what they'll ask you START HERE: Get matched with a FAME agent in your area (free) Not ready for an agent yet? Take my free Home Buying 101 class Figure out how much house you can afford with my workbook CONNECT WITH ME: Instagram: @iamstacierihl Visit my website CHAPTERS: 00:00 — Step two: finding the right realtor 01:22 — When to reach out to a realtor (and the math behind the timeline) 04:47 — The FAME framework: how to vet a realtor as a first-time buyer 08:17 — The exact questions to ask a realtor before you commit 09:34 — What happens on your first call with a realtor 11:02 — How realtor compensation actually works 12:46 — Why having a FAME realtor changes the whole process

Where do you actually start when you want to buy a house? Before you talk to a realtor or a lender, there's one conversation you need to have first, and skipping it is why so many buyers panic or overspend the moment the right house hits the market. This is the first episode in a new series walking through exactly where to start, and today it's your planning meeting: your finances, your location, and your must-haves, so you can move fast and with confidence when the time comes. ➞ Buying in the next 12 months? Get matched with a first-time homebuyer friendly FAME agent in your area. It's free and takes about 2 minutes. WHAT YOU'LL LEARN TODAY: Why you have to make your big decisions before you start looking, not while you're standing in the house you love The two money questions to answer first: how much you can spend upfront, and how much you're comfortable spending monthly How to set a "flex number" above your budget for the exact right home, before emotions are involved How to narrow down your top neighborhoods and search radius before you start touring How to build a must-haves, nice-to-haves, and deal breakers list, and why doing it separately from your partner first matters Why taking your time means doing the prep work early, not looking at 60 houses before deciding RELATED EPISODES: Episode 33: How to Set a Realistic Budget for Your First Home (Without Going House Poor) START HERE: Get matched with a FAME agent in your area (free) Not ready for an agent yet? Take my free Home Buying 101 class Figure out how much house you can afford with my workbook CONNECT WITH ME: Instagram: @iamstacierihl Visit my website CHAPTERS: 00:00 — Where do you actually start when you want to buy a house? 02:35 — Step zero: the home buying planning meeting nobody tells you to have 03:59 — Why you have to decide everything in advance (the market moves fast) 07:44 — How to actually set up your planning meeting 08:18 — The money conversation: upfront cash and your monthly budget 11:43 — Deciding on your top locations 12:49 — Building your must-haves, nice-to-haves, and deal breakers list 16:34 — What's next: finding a realtor and testing your criteria online

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. ➞ Buying in the next 12 months? Get matched with a first-time homebuyer friendly FAME agent in your area. It's free and takes about 2 minutes. 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 RELATED EPISODES: Episode 1: How Do You Know If You're REALLY Ready to Buy a House? Episode 18: Can Your First Home Be an Investment? House Hacking, Equity and Renting It Out Later Episode 29: Is Buying a House Worth It in 2026? The Truth First-Time Buyers Need to Hear Episode 49: How Much Should You Have Saved Before You Start Looking to Buy Your First Home? START HERE: Get matched with a FAME agent in your area (free) Not ready for an agent yet? Take my free Home Buying 101 class Figure out how much house you can afford with my workbook CONNECT WITH ME: Instagram: @iamstacierihl 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. ➞ Buying in the next 12 months? Get matched with a first-time homebuyer friendly FAME agent in your area. It's free and takes about 2 minutes. 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 START HERE: Get matched with a FAME agent in your area (free) Not ready for an agent yet? Take my free Home Buying 101 class Figure out how much house you can afford with my workbook CONNECT WITH ME: Instagram: @iamstacierihl 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. ➞ Buying in the next 12 months? Get matched with a first-time homebuyer friendly FAME agent in your area. It's free and takes about 2 minutes. 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 MENTIONED IN THIS EPISODE: Fannie Mae closing costs calculator Zillow mortgage payment calculator START HERE: Get matched with a FAME agent in your area (free) Not ready for an agent yet? Take my free Home Buying 101 class Figure out how much house you can afford with my workbook CONNECT WITH ME: Instagram: @iamstacierihl 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. ➞ Buying in the next 12 months? Get matched with a first-time homebuyer friendly FAME agent in your area. It's free and takes about 2 minutes. NEW HERE? LISTEN NEXT: How Do You Know If You're Ready to Buy a House? (Episode 51) The “Where to Start” series, step by step: Step 1: Getting Organized (Episode 52) Step 2: How to Find a Realtor (Episode 53) Step 3: How to Get Pre-Approved (Episode 54) Step 4: When to Start Looking (Episode 55) 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 RELATED EPISODES: Episode 33: How to Set a Realistic Budget for Your First Home (Without Going House Poor) START HERE: Get matched with a FAME agent in your area (free) Not ready for an agent yet? Take my free Home Buying 101 class Figure out how much house you can afford with my workbook CONNECT WITH ME: Instagram: @iamstacierihl 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. ➞ Buying in the next 12 months? Get matched with a first-time homebuyer friendly FAME agent in your area. It's free and takes about 2 minutes. 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 MENTIONED IN THIS EPISODE: James Lee / GBG Inspection: Instagram (@homeinspectorjams) | Website RELATED EPISODES: Episode 30: 7 Best Pieces of Advice and Tips for First-Time Homebuyers START HERE: Get matched with a FAME agent in your area (free) Not ready for an agent yet? Take my free Home Buying 101 class Figure out how much house you can afford with my workbook CONNECT WITH ME: Instagram: @iamstacierihl 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. ➞ Buying in the next 12 months? Get matched with a first-time homebuyer friendly FAME agent in your area. It's free and takes about 2 minutes. 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 MENTIONED IN THIS EPISODE: Zillow mortgage payment calculator RELATED EPISODES: Episode 34: How Much of Your Income Should You Spend on a House? Budgeting Formulas for First-Time Buyers START HERE: Get matched with a FAME agent in your area (free) Not ready for an agent yet? Take my free Home Buying 101 class Figure out how much house you can afford with my workbook CONNECT WITH ME: Instagram: @iamstacierihl 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. ➞ Buying in the next 12 months? Get matched with a first-time homebuyer friendly FAME agent in your area. It's free and takes about 2 minutes. 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 MENTIONED IN THIS EPISODE: Mortgage News Daily — current mortgage rates START HERE: Get matched with a FAME agent in your area (free) Not ready for an agent yet? Take my free Home Buying 101 class Figure out how much house you can afford with my workbook CONNECT WITH ME: Instagram: @iamstacierihl 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. ➞ Buying in the next 12 months? Get matched with a first-time homebuyer friendly FAME agent in your area. It's free and takes about 2 minutes. 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 START HERE: Get matched with a FAME agent in your area (free) Not ready for an agent yet? Take my free Home Buying 101 class Figure out how much house you can afford with my workbook CONNECT WITH ME: Instagram: @iamstacierihl 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. ➞ Buying in the next 12 months? Get matched with a first-time homebuyer friendly FAME agent in your area. It's free and takes about 2 minutes. 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 MENTIONED IN THIS EPISODE: Closing costs calculator (Fannie Mae) RELATED EPISODES: 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 START HERE: Get matched with a FAME agent in your area (free) Not ready for an agent yet? Take my free Home Buying 101 class Figure out how much house you can afford with my workbook CONNECT WITH ME: Instagram: @iamstacierihl 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. ➞ Buying in the next 12 months? Get matched with a first-time homebuyer friendly FAME agent in your area. It's free and takes about 2 minutes. 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 START HERE: Get matched with a FAME agent in your area (free) Not ready for an agent yet? Take my free Home Buying 101 class Figure out how much house you can afford with my workbook CONNECT WITH ME: Instagram: @iamstacierihl 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. ➞ Buying in the next 12 months? Get matched with a first-time homebuyer friendly FAME agent in your area. It's free and takes about 2 minutes. 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 MENTIONED IN THIS EPISODE: Redfin Housing Market Data Mortgage News Daily — Current Rates START HERE: Get matched with a FAME agent in your area (free) Not ready for an agent yet? Take my free Home Buying 101 class Figure out how much house you can afford with my workbook CONNECT WITH ME: Instagram: @iamstacierihl 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. ➞ Buying in the next 12 months? Get matched with a first-time homebuyer friendly FAME agent in your area. It's free and takes about 2 minutes. 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 RELATED EPISODES: Episode 3: Can You Realistically Buy a House Solo? With Lily Wyss START HERE: Get matched with a FAME agent in your area (free) Not ready for an agent yet? Take my free Home Buying 101 class Figure out how much house you can afford with my workbook CONNECT WITH ME: Instagram: @iamstacierihl 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. ➞ Buying in the next 12 months? Get matched with a first-time homebuyer friendly FAME agent in your area. It's free and takes about 2 minutes. 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 RELATED EPISODES: Episode 29: Is Buying a House Worth It in 2026? The Truth First-Time Buyers Need to Hear Episode 33: How to Set a Realistic Budget for Your First Home (Without Going House Poor) START HERE: Get matched with a FAME agent in your area (free) Not ready for an agent yet? Take my free Home Buying 101 class Figure out how much house you can afford with my workbook CONNECT WITH ME: Instagram: @iamstacierihl 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