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

Wondering what you should actually do before you start touring homes? In this episode, I share the 7 steps my husband and I took before buying our home and why doing this prep work ahead of time made the entire process smoother and less stressful. When we bought our first home, we made a lot of mistakes. The second time, we approached the process very differently. We started planning about a year in advance, set a clear budget, researched neighborhoods, and got realistic about what we could actually afford in a high-cost market. Tune in to learn the exact steps we followed so you can prepare ahead of time and avoid common mistakes.

In This Episode, You Will Learn

• How calculating your debt-to-income ratio helps estimate your price range.

• Why testing your future mortgage payment helps you set a realistic budget.

• How setting a savings goal early can make buying a home much easier.

• How to use Zillow as a research tool before you start seriously looking.

• Why visiting open houses early can reset your expectations about price and location.

• How creating a list of must-haves, nice-to-haves, and deal breakers speeds up your search.

• When to connect with a real estate agent and lender so you're ready when it's time to 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

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Thinking about using a physician loan to buy your first home? In this episode, I'm breaking down how physician loans actually work, what you can typically expect, and the pros and cons you need to understand before choosing this option. If you're in residency, starting fellowship, or about to begin your first attending job, you've probably heard that physician loans let you buy with little to no money down and don't always count your student loans the same way. Tune in to learn how to evaluate physician loans wisely to protect your long-term financial stability and avoid becoming house-poor.

In This Episode, You Will Learn

• What a physician loan is and how it differs from conventional loans.

• How 0–5% down payment options actually work.

• Why some lenders exclude student loans from your approval.

• The trade-off between higher rates and lower upfront cash.

• How physician loans can affect your offer strength.

• Where to find lenders that offer physician programs.

• When it makes sense to buy during training and when it doesn't.

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

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Wondering how much cash you actually need to buy a home beyond your down payment? In this episode, I'm breaking down what closing costs are, why they're required, and how you can prepare for them long before you reach the closing table. I talk about where costs come from, why lenders collect taxes and insurance upfront, and the strategies buyers use to reduce out-of-pocket expenses through negotiation. Tune in to learn how to protect your budget and avoid one of the most common surprises first-time buyers face when purchasing their first home.

In This Episode, You Will Learn

• What counts as closing costs and why they're separate from your down payment.

• Why prepaid taxes and insurance make closing costs feel higher.

• Which lender fees you may be able to negotiate.

• How seller concessions can help reduce upfront cash needs.

• When negotiating closing costs works and when it doesn't.

• How much extra savings buyers should plan for before closing day.

Resources + Links

Get Your FREE Homebuying Masterclass HERE

Send me a question using THIS LINK

Follow

Instagram: @iamstacierihl

Website: stacierihl.com

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

When I bought my first home, I had already been a real estate agent for 4 years. I had walked dozens of clients through the process and thought I knew exactly what to expect, but the reality of being the buyer was a total shock. In this episode, I share the 3 lessons I learned from buying my own home for the first time, what surprised me most, and what I wish more people were talking about when it comes to buying a home. Tune in to prepare your mindset and your money so you can buy your first home without second-guessing.

In This Episode, You Will Learn

• Why buying a home is one of the most emotional financial decisions you'll ever make.

• How setting your budget and non-negotiables before touring protects you from overbidding or second-guessing.

• What we did differently the second time that made the process smoother.

• Why an emergency fund is non-negotiable for homeowners.

• The unexpected emotional reward of homeownership that no one talks about.

Resources + Links

Get Your FREE Homebuying Masterclass HERE

Send me a question using THIS LINK

Follow

Instagram: @iamstacierihl

Website: stacierihl.com

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

There are so many misconceptions about VA loans. I still hear listing agents call them "weak offers." I still hear buyers say, "I already used my VA loan once, so I can't use it again." And I constantly get asked whether putting 0% down is actually smart.

So today, we're setting the record straight. I'm joined by Air Force combat veteran and real estate agent Lauren Davis, along with senior loan officer Todd Sevier, to break down exactly how VA loans work; the benefits, the myths, the funding fee, refinancing, using it more than once, and how to make your VA offer competitive in a multiple-offer situation.

In This Episode, You Will Learn

• Why VA loans are actually some of the strongest loans on the market.

• Whether putting 0% down makes sense for you.

• How disabled veterans can have their funding fee waived.

• How to use your VA loan again (even if you already have!)

• How to protect yourself from sketchy refinance solicitations.

Resources + Links

Get Your FREE Homebuying Masterclass HERE

Send me a question using THIS LINK

Follow

Instagram: @iamstacierihl

Website: stacierihl.com

Connect with today's guests

Lauren Davis: website & instagram

Todd Severe - website & instagram

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Buying your first home is a big decision, and no one really explains how the timeline works or what happens before you ever step foot into a showing. In this episode, I break down the full timeline from house hunting to closing so you can stop guessing and start planning with confidence. I talk about how long it really takes to find the right home, what happens after your offer is accepted, and how to time everything around your lease so you're not rushed into a decision you regret. Tune in to learn how to give yourself enough runway to buy wisely and move into your first home without scrambling at the last minute.

In This Episode, You Will Learn

• How long it actually takes to close on a home after your offer is accepted.

• What determines whether your closing timeline is 30, 45, or 60+ days.

• How long the house hunting process typically takes (and why it shouldn't take years).

• When to start touring homes based on your ideal move-in date.

• How to time your lease so you're not forced into a rushed decision.

• What happens if you find a home "too early" in the process.

• Why giving yourself extra time protects your budget and your peace of mind.

• When to connect with an agent so you feel confident instead of overwhelmed.

Resources + Links

Get Your FREE Homebuying Masterclass HERE

Send me a question using THIS LINK

Listen to The Step-by-Step Guide to Buying a House on Apple Podcasts HERE

Follow

Instagram: @iamstacierihl

Website: stacierihl.com

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A lot of buyers hear "FHA loan" and assume it's automatically the best option for first-time homebuyers, but that's not always true. In this episode, I break down what FHA loans actually are, who they're designed for, and the biggest myths that cause buyers to make the wrong choice. I share why FHA loans aren't just for first-time buyers, how they really compare to conventional loans, and why a lower interest rate doesn't always mean a lower monthly payment. Plus, I also talk about credit score flexibility, mortgage insurance, and why FHA offers can be harder to get accepted in competitive markets. Get ready to learn whether FHA is helping or hurting your buying power.

In This Episode, You Will Learn

• The role FHA loans play in today's housing market.

• Why FHA loans are not just for first-time homebuyers.

• The hidden trade-off behind FHA's lower interest rates.

• Why FHA mortgage insurance sticks around longer than most buyers expect.

• The specific credit and debt situations where FHA actually works best.

• How FHA loans can impact your leverage when you're competing for a home.

Resources + Links

Get Your FREE Homebuying Masterclass HERE

Send me a question using THIS LINK

Follow

Instagram: @iamstacierihl

Website: stacierihl.com

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

A lot of people buy their first home thinking, "Maybe I'll rent this out someday." But then a few years later, they realize the numbers don't work, the location isn't right, or the property just isn't built for renting. In this episode, I share how Hoang and I intentionally bought our first home with the plan to turn it into a rental and what that decision taught us about money, stability, and long-term wealth. I give tips on how we chose the right neighborhood, how we ran the rent-versus-mortgage numbers, why living in the home first gave us a huge advantage, and the pros and cons of becoming a landlord. Get ready to rethink what your first home can do for you, not just today, but for your future.

In This Episode, You Will Learn

• Why buying with a future rental plan has to start before you ever make an offer.

• How to evaluate whether the rent in an area can realistically beat your mortgage.

• The trade-off between living where you want vs. where the numbers actually work.

• Why living in the home first makes becoming a landlord easier and less risky.

• The financial advantages of owner-occupied loans compared to investor loans.

• What it's really like to find tenants and manage a rental.

• The pros and cons of being a landlord.

• How to know if buying to rent later fits your lifestyle and future goals.

Resources + Links

Get Your FREE Homebuying Masterclass HERE

Follow

Instagram: @iamstacierihl

Website: stacierihl.com

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

So many future homeowners tell me, "I'm scared to buy a house because I don't want to end up house poor." And honestly? That fear is a good thing. It means you're thinking ahead and doing this the right way. In this episode, I break down what to do before, during, and after buying a home so you can protect your finances and still enjoy your life. I talk about how to practice your future mortgage payment, how much cash you really need saved (hint: it's more than just your down payment), what to look for in a home so surprise repairs don't derail you, and why you should slow down on decorating after you move in. Get ready to buy a home you love without becoming house poor.

In This Episode, You Will Learn

• How to "practice" your future mortgage before you ever buy.

• Why total cash-to-close matters more than just your down payment.

• The hidden costs first-time buyers forget to plan for.

• How to spot homes that could drain your savings fast.

• What to ask about roofs, systems, and property taxes before you fall in love.

• Why waiting 2–3 months to decorate can save your sanity and your bank account.

• How to build a real safety net with an emergency fund that works for homeowners.

Resources + Links

Get Your FREE Homebuying Masterclass HERE

Follow

Instagram: @iamstacierihl

Website: stacierihl.com

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

One of the biggest questions first-time buyers ask me is, "How much money do I really need before I buy?" And honestly, the answer isn't a one-size-fits-all number. In this episode, I'm breaking down why the old 20% rule no longer works for today's market, how waiting too long can actually hurt you financially, and what matters way more than your exact down payment percentage. I also talk about monthly affordability, emergency funds, and how to know when you're truly ready to leap into homeownership. Get ready to stop second-guessing and feel confident about when your time to buy really is.

In This Episode, You Will Learn

• Why the 20% down payment rule isn't always true.

• How rising home prices impact the cost of waiting.

• The difference between minimum down payment vs. smart down payment.

• How PMI really works and when it actually matters.

• How different down payments affect your monthly payment.

• Why your down payment can impact your offer strength.

• How to know if you can truly handle homeownership financially.

• The mindset shift that makes buying feel less scary.

Resources + Links

Connect with a first-time buyer agent in your area HERE!

Check out this Mortgage Calculator!

Get Your FREE Homebuying Masterclass HERE

Follow

Instagram: @iamstacierihl

Website: stacierihl.com

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