Explorez tous les épisodes du podcast Your First Home: How To Buy a House For First-Time Home Buyers

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.

In This Episode, You Will Learn

• A clear framework to calculate your personal homebuying savings target.

• The 3 categories you need to save for (and why most buyers only plan for one.)

• How to decide what down payment amount makes sense for your goals and season of life.

• What influences closing costs and why location can change the number dramatically.

• What "cash to close" really means so you can plan with confidence.

• The often-forgotten post-closing expenses that can surprise new homeowners.

• How to set a savings goal based on timeline, lifestyle, and monthly payment comfort.

• What to consider if you want to explore down payment assistance in your area.

• A sanity-check baseline estimate to help you stop guessing and start planning.

Resources + Links

Check out this Mortgage Calculator!

Check out the Average Closing Costs by State (use percentage, NOT dollar amount) 

Get Your FREE Homebuying Masterclass HERE

Follow 

Instagram: @iamstacierihl

Website: stacierihl.com

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

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.

In This Episode, You Will Learn

• The difference between temporary and permanent interest rate buydowns.

• How a 2-1 buydown works and why it's so popular right now.

• Examples showing how much a buydown can lower your monthly payment.

• Why lower payments today can turn into much higher payments later.

• The biggest mistake buyers make when assuming they'll just refinance.

• How permanent buydowns work and when they actually make sense.

• How to calculate your break-even point before paying for a lower rate.

• What questions to ask your lender so you can compare all options clearly.

Resources + Links

Learn more about Mortgage Amortization Calculator (NerdWallet) HERE

Check Today's Average Mortgage Rates HERE

Connect With a FAME Agent (Free) HERE

Get Your FREE Homebuying Masterclass HERE

Follow 

Instagram: @iamstacierihl

Website: stacierihl.com

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

If you've ever wondered what to really look for during a home tour, or what red flags could cost you thousands after closing, this episode is for you. I'm joined by home inspector Vince Tecce. He inspected both of my own homes and countless client properties, and today he's sharing insider advice that every first-time buyer should hear before making an offer. From spotting hidden water damage and understanding roof issues to knowing when to walk away after an inspection, this episode gives you the tools and confidence to make informed decisions without second guessing yourself.

In this episode, you'll learn:

• The top red flags to look for when touring a home.

• How to choose a qualified, trustworthy home inspector.

• What "new construction" doesn't always mean (and why newer isn't always better.)

• The most common, and expensive, issues first-time buyers overlook.

• When to request a mold test and when to skip it.

• The biggest mistakes new homeowners make after closing.

• Simple ways to prevent water intrusion, foundation problems, and future headaches.

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!

How do you actually know if you're ready to buy your first home? In this kickoff episode of Your First Home Podcast, I'll walk you through six must-check boxes that every future homeowner needs to confidently say "I'm ready." From understanding your "why" behind buying a home to evaluating your finances, credit, debt, and income stability, you'll learn what it really takes to make one of the biggest financial moves of your life without the overwhelm. If you've ever wondered whether now is the right time to buy, or how to know when you're truly ready, this episode is your roadmap to clarity and confidence. 

In this episode, you'll learn:

• The six key signs you're ready to buy a home.

• Why your "why" matters more than your timeline.

• How to calculate what you actually need saved.

• What lenders really look for in your credit and income.

• The truth about equity, down payments, and long-term planning.

• Why it's normal to never feel 100% ready (and what to do anyway.)

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!

Welcome to Your First Home Podcast - I'm your host and homebuying expert Stacie Rihl and I've spent the last 8 years helping first-time homebuyers like you make their dreams of owning a home reality. 

Buckle up, because we're about to demystify the process and learn everything we should have been taught in school about the biggest and most exciting purchase you'll ever make.

Your first home. 

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.

In This Episode, You Will Learn

• Why it's already "2026" in home-buying time.

• The very first step every future buyer should take (before looking at a single house).

• How to define your "maximum monthly payment" so emotions don't take over.

• The must-have vs nice-to-have list for every first-time buyer.

• How to tell if your wishlist is realistic for your local market.

• Why the right real estate agent matters more than ever for first-time buyers.

• Why your lender needs to be local (and how it impacts your offer).

• When to actually start touring homes based on your move timeline.

Resources + Links

Connect With a FAME agent here (free)

Get Your FREE Homebuying Masterclass HERE

Follow 

Instagram: @iamstacierihl

Website: stacierihl.com

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

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.

In This Episode, You Will Learn

• Why most people misunderstand mortgage interest rates.

• How amortization quietly shifts most of your early payments straight to interest.

• Why your mortgage barely goes down in the first few years (and why that's normal).

• How to use an amortization calculator to see your true long-term costs.

• How a quarter-point difference in your rate can save tens of thousands of dollars.

• The credit score ranges that unlock the best mortgage pricing.

• Why you should always get quotes from multiple lenders.

• Post-closing strategies that reduce your total interest.

Resources + Links

Learn more about Mortgage Amortization Calculator (NerdWallet) HERE

Check Today's Average Mortgage Rates HERE

Check Your Credit Free HERE

Get Your FREE Homebuying Masterclass HERE

Follow 

Instagram: @iamstacierihl

Website: stacierihl.com

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

What does it really take to save for your first home, especially when it means paying off debt, saying no to short-term temptations, and making a major life move? In this episode, I'm joined by first-time homebuyer and money coach Nick Loera, who spent nearly five years paying off debt, building savings, relocating from California to Texas, and renovating his new home almost entirely by hand. Nick shares the financial habits that help you stay consistent, the conversations couples need to have before buying together, and why saving is as much about mindset as it is about math. Get ready to feel prepared and motivated to create your own roadmap to homeownership.

In This Episode, You Will Learn

• Why long-term saving is normal and how to stay focused when progress feels slow.

• The money habits that help you pay off debt and build savings at the same time.

• What renovating a home really requires.

• How to decide whether buying or renting makes sense in your current season of life.

• Exercise to align with your partner on wants, needs, and deal-breakers.

• How to avoid comparison and second-guessing once you're under contract.

• How to choose your ideal down payment.

Resources + Links

Listen to Just Another Money Podcast HERE

Get Your FREE Homebuying Masterclass HERE

Follow 

Instagram: @iamstacierihl

Website: stacierihl.com

Nick: @habitfinances

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

Saving for your first home doesn't just depend on how much you earn, it's about how intentionally you spend. In this episode, I'm joined by money coach and Overcoming Overspending founder Paige Pritchard to talk about the mindset and emotional habits that quietly keep you from saving that down payment. Paige shares the "money map" strategy, how to make budgeting feel empowering instead of restrictive, and why overspending often has more to do with dopamine and social media than math. Get ready to take control of your spending and build momentum toward your savings goals.

In This Episode, You Will Learn

• Sneaky spending leaks most buyers underestimate.

• The #1 red flag of overspending.

• How to spot "silent overspending" even if you're debt-free.

• Paige's "money map" method for saving first and spending second.

• Why dopamine, emotions, and social media fuel impulse buying.

• How to make saving feel satisfying with visual progress trackers.

Resources + Links

Get Your FREE Homebuying Masterclass HERE

Follow 

Instagram: @iamstacierihl

Website: stacierihl.com

Follow Paige: @overcoming_overspending

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

Say goodbye to mortgage mystery and "I wish I'd known" mistakes. In this episode, I'm joined by Theoni Rappo (aka Not Your Daddy's Lender) to simplify what first-time buyers actually need to know: we're talking realistic down payments, when (and how) to tap a 401(k), what underwriters look for on bank statements, how gift funds really work, job-change do's and don'ts, and the fastest ways to build credit if you didn't start early. You'll leave with a step-by-step pre-approval plan, the exact prompt to estimate your debt to income ratio, and a simple money setup that makes saving for your first home almost automatic. 

In This Episode, You Will Learn

• Realistic first-time down payments (3%–3.5%, NOT 20%.)

• When using a 401(k) loan makes sense.

• What underwriters scrutinize on bank statements and deposits.

• How to receive gift funds without documentation headaches.

• Job-change rules: offer letters, first pay stub requirements.

• How student loans count toward your monthly debt.

• Pre-approval basics: what expires after 90 days.

• Options to quality if you're self-employed.

Resources + Links

Get Your FREE Homebuying Masterclass HERE

Follow 

Instagram: @iamstacierihl

Website: stacierihl.com

Theoni: @theonithelender

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

Let's demystify building a new home vs. purchasing resale (without the surprises, costly upgrades, or "wish we'd known" regrets) with today's guest and Houston new construction expert, Andrea Ruiz. If you're deciding between building from dirt or moving into something that's already finished, this episode walks you through everything from timelines, inspections, warranties, financing incentives, taxes, HOAs, and the subtle red flags most first-time buyers miss. You'll leave knowing exactly how to compare builders, when a "deal" isn't a deal, and how to protect your budget (and your equity) from day one.

In This Episode, You Will Learn

• A step-by-step look at the new-build timeline (from lot pick to closing).

• The three phase inspections you shouldn't skip, plus the fourth party you need to hire.

• Red flags with sales reps, contracts, and why you still need your own agent.

• When new construction is more cost effective and when resale wins.

• How to read area growth signals so your equity has room to run.

• The smart 9-12 month game plan to research builders, neighborhoods, and budgets.

• The real "hidden costs": HOAs, maintenance, utilities, and design-center traps.

• How to negotiate now (while competition is lower) for price, rate buydowns, and repairs.

Resources + Links

Get Your FREE Homebuying Masterclass HERE

Follow 

Stacie: @iamstacierihl

Website: stacierihl.com

Andrea: @AndreaRuizTXRealtor

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

My husband is here to talk all things homebuying with your partner without the drama, second-guessing, or costly missteps. In this candid episode, Huang and I unpack the real lessons we learned across three home purchases, what went sideways, what we'd never do again, and what actually set us up to win the next time. If you want fewer fights, clearer decisions, and offers you can feel great about, this conversation will help you align your priorities, filter out bad advice, and move from "overwhelmed" to "on the same page." 

In This Episode, You Will Learn

• A simple way to get on the same page before you start touring.

• How to separate love-at-first-sight emotions from smart, long-term choices.

• The must-have vs. nice-to-have filter that makes decisions 10x easier.

• When family and friend "advice" helps and when it quietly derails you.

• Why one trusted agent beats ten Zillow callbacks every time.

• A practical approach to setting a realistic budget you both feel good about.

• How to turn a stressful first purchase into a confident next purchase.

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!

Buying a home solo comes with unique questions, especially around what you can truly afford. In this episode, I sit down with Portland agent and two-time solo homeowner Lily Wyss to break down the real-life steps she used to buy her first condo at 23, build equity, and level up into a home she loves, without feeling house poor. We get practical about monthly payments, lender consults, emergency funds, and how to choose the right first property (even if it's a stepping-stone).

In This Episode, You Will Learn

• Tell the difference between what you're qualified for vs. what you can comfortably afford

• The quiet money habit that makes your payment feel easy.

• The one conversation to have early that prevents last-minute deal drama.

• How to choose a first home that supports your life now and later.

• A smarter way to think about "affordability" than just a pre-approval.

• The mindset shift that keeps solo buyers from feeling house poor.

• The shortcut to more confidence on a single income.

Resources + Links

Get Your FREE Homebuying Masterclass HERE

Follow 

Instagram: @iamstacierihl

Website: stacierihl.com

Follow Lily: @lilyrayresidential

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

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.

In This Episode, You Will Learn

• The risk of buying a home without thinking through how long you'll live there.

• Why selling too soon can cost you money instead of building equity.

• Why browsing homes without a plan creates emotional pressure.

• How being matched with the wrong agent can impact your entire experience.

• Why focusing on your monthly payment matters more than the purchase price.

• How to buy a home without sacrificing peace, stability, or your future goals.

Resources + Links

Listen to the "Your 6 Step Action Plan for Buying a House in 2026" Episode HERE

Check out this Mortgage Calculator!

Get Your FREE Homebuying Masterclass HERE

Connect With a FAME Agent (Free) HERE

Follow 

Instagram: @iamstacierihl

Website: stacierihl.com

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

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.

In This Episode, You Will Learn

• Where to start when buying your first home.

• When to begin touring homes based on your move timeline.

• How offers, counteroffers, and negotiations work.

• What it means to be under contract and what protections you have.

• How earnest money fits into your down payment.

• What happens during inspections and post-inspection negotiations.

• How the mortgage approval and appraisal process works.

• What to expect on closing day and when you officially get your keys.

Resources + Links

Listen to the "6-Step Action Plan for Buying a House in 2026" Episode HERE

Get Your FREE Homebuying Masterclass HERE

Connect With a FAME Agent (Free) HERE

Follow 

Instagram: @iamstacierihl

Website: stacierihl.com

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

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.

In This Episode, You Will Learn

• Why today's prices feel so different from pre-2020 homes.

• What experts really mean by a "housing market reset".

• How interest rates are expected to behave in 2026.

• How wage growth changes the affordability conversation.

• Why national headlines don't tell the full story.

• How to buy smart without waiting for a perfect market.

Resources + Links

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

Get Your FREE Homebuying Masterclass HERE

Connect With a FAME Agent (Free) 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!

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

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

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

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

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!

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!

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

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

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

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

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!

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

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

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

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

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

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.

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:

• Whether student loan debt actually disqualifies you from buying a home (33% of 2025 first-time buyers had it and still closed)

• How lenders calculate your student loan payment for pre-approval, even if you're on an income-based repayment plan, in deferment, or in forbearance

• The exact debt-to-income ratio math lenders use, with a real dollar example you can run with your own numbers

• Why low down payment options like 3% down for first-time buyers matter even more when student debt is part of the picture

• How to decide whether to pay off your student loans first or put that money toward a down payment instead

• The interest rate comparison that tells you which option actually saves you more money

• Why a free conversation with a local lender is the fastest way to get a real answer

RESOURCES MENTIONED:

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

• Free homebuying masterclass

• Episode 34: How Much of Your Income Should You Spend on a House? Budgeting Formulas for First-Time Buyers

• Zillow mortgage payment calculator

CONNECT WITH ME:

• Follow me on Instagram

• Visit my website

CHAPTERS:

• 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

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.

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 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

RESOURCES MENTIONED:

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

• Free homebuying masterclass

• Episode 30: 7 Best Pieces of Advice and Tips for First-Time Homebuyers

• James Lee / GBG Inspection: Instagram (@homeinspectorjams) | Website

CONNECT WITH ME:

• Follow me on Instagram

• Visit my website

CHAPTERS:

• 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