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

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