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

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• What to look for in a home that's well-maintained but cosmetically outdated, and why that's actually the best deal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• 02:48 — Why a cosmetically outdated home is actually the best deal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

You've probably seen the headlines: home prices are shifting, interest rates have been bouncing around, and it feels like every article is telling you something different about whether now is the right time to buy. But unfortunately, most of that information is based on data that's already two months old, so it's not as accurate as we'd hope. In this episode, I'm breaking down the real numbers behind the 2026 housing market: what's happening with interest rates, where home prices actually stand, why media headlines are misleading, and what all of it means for you if you're a first-time homebuyer trying to figure out your next move.

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 happened when interest rates dropped below 6% in February, and why they rose again before spring

• Why most housing market headlines are based on outdated data and how the two-month sales lag works

• What mortgage purchase applications tell us about buyer demand right now (and what they don't)

• How current housing inventory compares to the 2008 crash, and why we're nowhere near those numbers

• Where home prices actually are in Q2 2026 and how they compare to inflation and wage growth

• Why the national market doesn't tell you much, and how regional markets like the Northeast vs. Florida are moving in opposite directions

• How to find an agent who knows your local market so you're not overpaying or underbidding

Resources mentioned:

• Connect with a FAME agent in your area (free)

• Free homebuying masterclass

• Freddie Mac Primary Mortgage Market Survey

• Redfin housing market data

Connect with me:

• Follow me on Instagram

• Visit my website

CHAPTERS:

• 00:00 — Why most housing market headlines are wrong

• 01:01 — Recap: what we predicted for 2026 at the start of the year

• 02:06 — How interest rates, home prices, and wages were expected to move together

• 05:33 — What actually happened: rates dropped below 6% in February

• 06:55 — The Iran conflict and the rate spike that followed

• 07:47 — Why we can't see real pricing data for two months

• 08:53 — What mortgage purchase applications tell us about demand

• 10:04 — Current housing inventory vs. the 2008 crash (70K vs. 400K listings)

• 11:28 — The spring market: where prices stand right now

• 12:34 — Why the national market doesn't matter — your local market does

• 14:05 — Regional breakdown: Northeast vs. Florida vs. Arizona

• 14:50 — How a FAME agent helps you navigate your local market

Buying a house doesn't come with an instruction manual, and most of us were never taught how to do this. So if you're feeling lost on where to start, that's not your fault. In this episode, I'm sharing the seven best pieces of advice I give every first-time homebuyer, based on helping hundreds of people through this process and buying three homes myself. Some of these tips are for when you're actively house hunting, some are for before you buy, and some are for after. All of them will help you avoid the expensive surprises that catch most first-time buyers off guard.

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:

• Why the age of the roof and HVAC system tells you more about a home than a renovated kitchen does

• How a fresh coat of paint is the most affordable upgrade (and how good staging can trick you into overpaying)

• Why you should never plan to move in right after closing, and how much overlap to budget for

• What to look for in a home inspector and why you should never shop for one based on price

• How to research a neighborhood before you tour a single home so you don't end up regretting your location

• Why talking to a mortgage lender is free, doesn't commit you to anything, and will answer 95% of your questions

• The timeline you actually need: when to connect with an agent and when to start touring homes

Resources mentioned:

• Connect with a FAME agent in your area (free)

• Free homebuying masterclass

• Episode 2: Red flags to look for with home inspector Vince Tecce

Connect with me:

• Follow me on Instagram

• Follow me on TikTok

• Visit my website

CHAPTERS:

• 00:00 — Buying a house doesn't come with an instruction manual

• 01:30 — Tip 7: Always ask about the roof and HVAC system

• 03:42 — Tip 6: Never underestimate a fresh coat of paint

• 05:05 — Tip 5: Don't try to move in right after closing

• 05:59 — Tip 4: Research your home inspector before hiring

• 07:37 — Tip 3: Research the neighborhood before you look at homes

• 09:45 — Tip 2: Talk to a mortgage lender (it's free)

• 12:18 — Tip 1: Start the process early

• 13:53 — Recap and final advice

Is it actually smarter to rent right now instead of buying a home? With higher interest rates at 6.5% and rising home prices, I sat down and ran the numbers, and what I found honestly surprised me. In this episode, I share what the data really says about renting vs. buying in today's market and the 3 questions you need to ask yourself before deciding whether to buy or rent, so you can choose what's right for your life. Get ready to decide if homeownership is worth it for you!

In This Episode, You Will Learn

• What the numbers say about renting vs. buying in 2026.

• The 3 questions to ask before deciding to buy or rent.

• What most people get wrong when comparing buying vs renting.

• The smartest strategy that combines both owning and investing.

• How homeownership fits into a bigger financial strategy over time.

Resources + Links

Get Your FREE Homebuying Masterclass HERE

Connect with a first-time homebuyer agent in your area HERE

Follow

Instagram: @iamstacierihl

Website: stacierihl.com

💌 Leave a review to help more first-time buyers find this show!

How do you actually choose the right mortgage lender when every option looks the same online? In this episode, I break down what matters when picking a lender so you don't end up with delays, bad communication, or worse, a denied loan right before closing. I share what to look for in a lender, the red flags you need to avoid, and exactly how to find someone who will actually help you get to the closing table. Tune in to learn how to choose a lender who will protect your deal and support you through the process.

In This Episode, You Will Learn

• Why not all mortgage lenders are created equal.

• What to look for in a lender beyond just interest rates and fees.

• How your lender impacts whether your offer gets accepted.

• How the right lender helps prevent delays and last-minute loan issues.

• The red flags to watch out for before choosing a lender.

• Why your agent is the best resource for finding trusted local lenders.

Resources + Links

Get Your FREE Homebuying Masterclass HERE

Connect with a first-time homebuyer agent in your area HERE

Follow

Instagram: @iamstacierihl

Website: stacierihl.com

💌 Leave a review to help more first-time buyers find this show!

Thinking about relocating and buying a house at the same time? In this episode, I break down the 3-step plan to help you navigate both without feeling rushed or making a decision you regret. I also share how to decide whether to buy or rent first, how to get set up financially in a new area, and how to approach house hunting when you're not local. Tune in to learn how to relocate and buy a home in a way that protects your budget and helps you avoid costly mistakes.

In This Episode, You Will Learn

• How to decide whether to buy right away or rent first when relocating.

• Why the location matters more than the house itself when you're moving.

• What you need to get pre-approved when relocating to a new state.

• Why your job location and income matter for loan approval.

• The best way to approach house hunting when you're not local.

• Why seeing a home in person can make a big difference before you buy.

Resources + Links

Get Your FREE Homebuying Masterclass HERE

Connect with a first-time homebuyer agent in your area HERE

Follow

Instagram: @iamstacierihl

Website: stacierihl.com

💌 Leave a review to help more first-time buyers find this show!

Trying to figure out the best time of year to buy a house? In this episode, I break down how the market changes throughout the year so you can understand when it's easier to buy, when it's more competitive, and how to use timing to your advantage. I talk about how each season impacts pricing, inventory, and how to time your search based on your lease and your flexibility. Tune in to learn how to time your home search strategically so you can buy with more confidence and less pressure.

In This Episode, You Will Learn:

• How to time your home search based on your lease and move-in goals.

• Why spring is the most competitive time to buy and often leads to overbidding.

• How summer slows down and gives buyers more leverage.

• Why fall can be a sweet spot with more inventory and less competition.

• How winter buyers often get the best negotiating opportunities.

• What actually happens to home prices throughout the year.

Resources + Links

Get Your FREE Homebuying Masterclass HERE

Connect with a first-time homebuyer agent in your area HERE

Follow

Instagram: @iamstacierihl

Website: stacierihl.com

💌 Leave a review to help more first-time buyers find this show!