You don't have to
have it all figured out.

There isn't one secret to making it work. Most first-time buyers piece it together in a few different ways.

• Two incomes can make the numbers work.

• Others have been saving for years.

• Family may help with the down payment or provide gift funds.

• Loan or down-payment assistance programs may be an option.

• And despite what you may have heard, most first-time buyers DON’T put 20% down. In 2025, the median down payment for a first-time buyer was 10%.

A lot of people also start smaller than they ultimately want.

That might mean a condo instead of a house, fewer bedrooms, an older home, or a different neighborhood.

They live there for a few years, continue saving and potentially build equity. When they're ready, they may sell and put what they've built toward their next home.

Some people do that once. Others move up a few times over the years.

Your first home doesn't have to check every box. It can simply be the home that gets you started.

For an $800,000 home with 5% down, a rough starting point might look like:

• Down payment: $40,000

• Closing costs + prepaid expenses: roughly $8,000–$16,000

• Inspection(s): plan to budget around $500–$1,200 depending on the property, condition, and inspections chosen.

• Moving costs: could be a few hundred dollars if you do most of it yourself, or considerably more if you hire movers. Don't forget supplies, utility setup, and immediate household expenses.

And don't forget the money you want left after you buy. I don't recommend planning to drain your savings just to get into the house. Think about the cushion you'd feel comfortable keeping for repairs, emergencies, and the expenses that inevitably come with a new home.

Gift funds, seller or lender credits, and assistance programs may also reduce what you need out of pocket.

The goal is to know what buying would require from you without leaving yourself financially stretched afterward.

Depending on the loan program and your qualifications, some buyers may be able to purchase with as little as 3% down, and FHA loans can allow 3.5% down for qualifying borrowers.

Putting less than 20% down may mean paying mortgage insurance and will affect your monthly payment, but keeping more money in savings can sometimes be the better choice.

The right down payment is the one that makes sense for your finances, monthly payment, and the amount you want to keep in reserve.

A lender can tell you how much you may be approved to borrow, but your actual budget should also account for the way you want to live after you buy.

Think about your monthly payment along with property taxes, insurance, HOA dues, Mello-Roos or special assessments, maintenance, debt payments, savings goals, travel, childcare, and everything else competing for your money.

The goal is a payment that works in your real life, not just one that works on paper.

It doesn't automatically mean you can't buy a home.

Different loan programs and lenders have different requirements, and some allow lower credit scores than buyers realize.

Your credit can affect which loans you qualify for, your interest rate, mortgage insurance, and ultimately how much the home costs you each month.

If your credit needs some work, finding that out early gives you time to understand what's affecting it and what may improve your financing options.

You don't need perfect credit to start figuring out what's possible.

That's actually a great time to start.

You don't need to be ready to buy to start looking. Think of it as real estate window shopping.

I can set up a home search so you can casually watch what's out there with absolutely no pressure to do anything.

Save homes you like. Rule out ones you don't. Explore different neighborhoods. See what things actually sell for and start getting a feel for how far your budget might go.

It's also a good time to work on your savings, credit, or anything else that could put you in a stronger position when you're ready.

By the time you are ready to buy, you won't be figuring everything out at once. You'll already have a better feel for the market, what you like, what you don't, and what your budget actually buys.

No. Seriously. This is my job.

You don't need to have everything figured out before you reach out, and you definitely don't need to apologize for asking questions.

• Send me the house you're curious about.

• Ask me how something works.

• Tell me you're probably a year away.

• Change your mind about where you want to live or what you're looking for.

That's all completely normal.

And if you want to go see a home because you're trying to understand what $800,000 actually looks like in person? We can go look.

You aren't wasting my time by learning. I'd much rather you ask questions, look around, and take the time you need than feel like you have to figure everything out on your own before you're “ready.”

You don't need to wait until you're ready to ask me questions. That's what I'm here for.