Explorez tous les épisodes du podcast Your First Home: How To Buy a House For First-Time Home Buyers
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Titre
Date
Durée
58. 14 Things No One Tells You Before Buying Your First Home
04 Nov 2026
00:19:54
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.
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
57. 10 Red Flags to Look for When Buying a House (That No One Ever Mentions)
28 Oct 2026
00:18:35
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.
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
56. How to Buy a House Solo in Your 20s, with Sarena Tseng
21 Oct 2026
00:34:39
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.
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
55. Where to Start to Buy a House: Step 4 - When to Start Looking
14 Oct 2026
00:18:01
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.
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
54. Where to Start to Buy a House: Step 3 - How to Get Pre-Approved
07 Oct 2026
00:16:30
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.
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
53. Where to Start to Buy a House: Step 2 - How to Find a Realtor
30 Sep 2026
00:14:42
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.
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
52. Where to Start to Buy a House: Step 1 - Getting Organized
23 Sep 2026
00:18:48
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.
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
51. How Do You Know If You're Ready to Buy a House? A Checklist of What You Need
16 Sep 2026
00:12:37
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.
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
50. The Tax Benefits of Buying a House in 2026: What Homeownership Actually Saves You at Tax Time
09 Sep 2026
00:11:35
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.
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
49. How Much Should You Have Saved Before You Start Looking to Buy Your First Home?
02 Sep 2026
00:11:06
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.
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
48. Buying a House in the Next 6-12 Months? Here's Exactly Where to Start.
26 Aug 2026
00:18:54
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.
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)
47. Home Inspection Red Flags Every First-Time Home Buyer Needs to Know, with James Lee
19 Aug 2026
00:22:28
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.
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
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
46. Can You Buy a House with Student Loans? What First-Time Buyers Actually Need to Know
12 Aug 2026
00:11:44
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.
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
45. How to Shop for a Mortgage Lender (And Save $60,000 on Your First Home)
05 Aug 2026
00:15:21
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.
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
44. How to Sell Your First Home and Buy Your Next One (3 Strategies Explained)
29 Jul 2026
00:13:46
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.
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
43. What Are the Requirements to Buy a House in 2026? A First-Time Homebuyer's Checklist
22 Jul 2026
00:11:18
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.
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
42. Should You Talk to a Realtor or a Lender First? Where to Actually Start When Buying a House
15 Jul 2026
00:12:19
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.
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
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)
41. Market Update: Are Home Prices and Mortgage Rates Going to Drop in 2026?
08 Jul 2026
00:12:39
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.
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
40. Buying a House Solo vs With a Partner: What First-Time Homebuyers Need to Know
01 Jul 2026
00:14:10
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.
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
39. 7 Signs You Should Wait to Buy a House (And What to Do Instead)
24 Jun 2026
00:13:36
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.
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
38. 3 Ways to Negotiate a Lower Interest Rate: How Do Buydowns Work for First-Time Homebuyers?
17 Jun 2026
00:13:35
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.
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
37. How Much Do You Really Need for a Down Payment As a First-Time Home Buyer? 3-5% Down vs. 20% Down
10 Jun 2026
00:20:55
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.
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
36. When to Start Looking for a House: The Step-by-Step Timeline for First-Time Homebuyers
03 Jun 2026
00:16:39
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.
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
35. How to Save Money Buying a House in 2026: 3 Strategies First-Time Buyers Need to Know
27 May 2026
00:17:45
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.
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
34. How Much of Your Income Should You Spend on a House? Budgeting Formulas for First-Time Buyers
20 May 2026
00:16:27
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.
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
33. How to Set a Realistic Budget for Your First Home (Without Going House Poor)
13 May 2026
00:20:17
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.
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
32. The Hidden Costs of Buying a House That No One Warns You About
06 May 2026
00:21:45
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.
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
31. Will the Housing Market Crash in 2026? What First-Time Buyers Actually Need to Know
29 Apr 2026
00:17:03
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.
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
30. 7 Best Pieces of Advice and Tips for First-Time Homebuyers
22 Apr 2026
00:14:37
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.
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
29. Is Buying a House Worth It in 2026? The Truth First-Time Buyers Need to Hear
15 Apr 2026
00:12:47
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!
28. The Best Mortgage Lenders for First-Time Homebuyers
08 Apr 2026
00:17:30
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.
27. Moving to a New State? How to Relocate and Buy a House in Another State
01 Apr 2026
00:18:56
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.
26. When Is the BEST and WORST Time to Buy a House?
25 Mar 2026
00:20:23
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.
25. Where to Start When Buying a House: 7 Things to Do Before You Start Looking
18 Mar 2026
00:18:08
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.
24. Should You Use a Physician Loan to Buy Your First Home?
11 Mar 2026
00:20:38
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.
23. What Are Closing Costs? How to Negotiate Them Before You Buy
04 Mar 2026
00:10:05
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.
22. 3 Things I Wish I Knew Before Buying My First Home
25 Feb 2026
00:15:46
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.
21. Buying a House with a VA Loan (Biggest Myths Busted!) with Lauren Davis + Todd Sevier
18 Feb 2026
00:29:59
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.
20. How Long Does It Take to Buy a House? Step-by-Step First-Time Home Buyer Timeline
11 Feb 2026
00:16:10
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.
19. Is an FHA Loan Right for You? What First-Time Buyers Need to Know
04 Feb 2026
00:22:04
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.
18. Can Your First Home Be an Investment? House Hacking, Equity and Renting It Out Later
28 Jan 2026
00:21:50
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.
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.
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.
15. Should You Wait to Buy a Home? 2026 Market Predictions Explained
07 Jan 2026
00:18:22
Home prices today can feel downright shocking, especially when you see what the same house sold for just a few years ago. In this episode, I talk about what's really happening behind those price jumps and what experts are actually forecasting for 2026. I also dive into why the last few years were anything but normal, why trying to time the market is risky, and what "normal" finally looks like again after the chaos of the COVID-era real estate. I break down predictions from Redfin, Realtor.com, and Zillow in plain English and explain how to use this information without letting it paralyze your decision-making. Get ready to stop overthinking the market and start making grounded, confident decisions.
14. First-Time Home Buyer Mistakes That Cost You Money (And How to Avoid Them)
31 Dec 2025
00:19:01
I still can't believe we were never taught how finances work or how to buy a house in school. In this episode, I break down the 3 most common mistakes I see first-time homebuyers make and how to avoid them before they turn into expensive regrets. I talk about why timeline matters more than people realize, how winging the process leads to rushed decisions, and why buying a home you can't truly afford is the fastest way to turn a dream into stress. Tune in to learn how to protect yourself, plan intentionally, and buy a home that supports your life instead of stretching it too thin.
13. How to Buy a House, Step by Step: The First-Time Home Buyer Process Explained
24 Dec 2025
00:17:59
When people first start thinking about buying a house, the most common question I hear is, "Where do I even begin?" In this episode, I break down the entire homebuying process, from the very first steps to getting your keys on closing day. I talk about when to bring in a realtor and lender, how to move from browsing online to serious house hunting, what really happens during offers and negotiations, and what to expect once you're under contract. Tune in to learn exactly what happens from your first showing to getting the keys.
12. How Much Money Do You Need to Close on a House? Down Payment, Closing Costs and Reserves
17 Dec 2025
00:17:01
How much money do you actually need saved to buy your first home? In this episode, I break down the "it depends" answer with a simple framework you can use to set a realistic savings goal for 2026, 2027, or whenever you're ready. You'll learn the three categories of money you need to plan for, what makes the number change based on your market and lifestyle, and how to think about your down payment in a way that supports your real life, not just a generic rule of thumb.
11. Mortgage Rate Buydowns Explained: Temporary vs. Permanent, and Are They Worth It?
10 Dec 2025
00:19:43
Interest rate buydowns are everywhere right now, but most first-time buyers don't actually understand what they are or how they work. In this episode, I break down the two types of buydowns, what they really cost, and how they impact your monthly payment and long-term finances. I share real numbers, compare negotiating a lower purchase price versus negotiating a buydown, and how to decide which option makes the most sense for your goals. Tune in to learn how to use buydowns strategically instead of letting them quietly work against you.
10. Where to Start as a First-Time Home Buyer: Your 6-Step Action Plan
03 Dec 2025
00:23:32
Home buying has its own timeline, and the biggest mistakes happen when buyers wait too long, or get emotional too early. In this episode, I break down the six steps that will set you up for a smooth, confident homebuying journey next year. I also talk about how "home-buying time" works towards building your wishlist, choosing your F.A.M.E. agent, and knowing exactly when to bring in a lender. Tune in if you want to avoid surprises, stay in control of your budget, and make 2026 the year you buy the right home, not just any home.
9. The Mortgage Secrets No One Tells First-Time Buyers (But Could Save You Thousands)
26 Nov 2025
00:23:11
Most first-time buyers worry about getting a "good deal" on a house, but the real place people lose money is on their mortgage. In this episode, I break down how interest actually works, why amortization is so misunderstood, and how a normal 7% rate on a $400,000 loan quietly turns into almost a million dollars over 30 years. I share the questions lenders hope you don't ask, the numbers to run before you buy, and the steps that help you get a better rate and keep more of your money long-term. Tune in to learn how to avoid the most expensive mistakes buyers make.