Your First Home: How To Buy a House For First-Time Home Buyers – Details, episodes & analysis

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

Stacie Rihl | First-Time Homebuying Expert

Education

Frequency: 1 episode/7d. Total Eps: 51

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.

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50. The Tax Benefits of Buying a House in 2026: What Homeownership Actually Saves You at Tax Time

Wednesday, September 9, 2026 • Duration 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.

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 two main categories of homeowner tax deductions: mortgage interest and property taxes
How discount points and home equity line of credit interest can also count as deductions
What changed with the 2026 SALT cap (property tax deduction limits went up under the "Big Beautiful Bill")
The difference between the standard deduction and itemizing — and how to know which one actually saves you money
Why your Form 1098 matters at tax time and where to find it
Why I don't recommend buying a home based on the tax benefits alone

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CHAPTERS:

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

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49. How Much Should You Have Saved Before You Start Looking to Buy Your First Home?

Wednesday, September 2, 2026 • Duration 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.

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 3% down doesn't mean you only need 3% of the purchase price saved to start looking
The real dollar breakdown of down payment plus closing costs on a $400,000 home
When a seller assist can let you finance closing costs instead of paying them upfront, and when it won't fly in a competitive market
Why a lower down payment means a higher monthly payment (and how that affects what you can actually afford)
How much to set aside after closing for repairs, updates, and a real emergency fund
The one question to answer before you ever calculate a down payment: what monthly payment you're actually comfortable with

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48. Buying a House in the Next 6-12 Months? Here's Exactly Where to Start.

Wednesday, August 26, 2026 • Duration 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.

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 most people who "just start looking" on Zillow end up wasting months chasing homes outside their budget
How to research neighborhoods and price ranges before you ever tour a house
The difference between must-haves, nice-to-haves, and deal breakers, and how to build your list before you start touring
When to actually connect with a realtor, and what to look for
Why getting pre-approved is a process, not a one-time conversation, and when to start it
The realistic timeline from finding a house to closing, including how your state affects it
How open houses can save you months of wasted time once you're seriously looking

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47. Home Inspection Red Flags Every First-Time Home Buyer Need to Know, with James Lee

Wednesday, August 19, 2026 • Duration 22:29

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)

46. Can You Buy a House With Student Loans? What First-Time Buyers Actually Need to Know

Wednesday, August 12, 2026 • Duration 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.

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:

45. How to Shop for a Mortgage Lender (And Save $60,000 on Your First Home)

Wednesday, August 5, 2026 • Duration 15:22

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:

44. How to Sell Your First Home and Buy Your Next One (3 Strategies Explained)

Wednesday, July 29, 2026 • Duration 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.

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:

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43. What Are the Requirements to Buy a House in 2026? A First-Time Homebuyer's Checklist

Wednesday, July 22, 2026 • Duration 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.

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:

42. Should You Talk to a Realtor or a Lender First? Where to Actually Start When Buying a House

Wednesday, July 15, 2026 • Duration 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.

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:

41. Market Update: Are Home Prices and Mortgage Rates Going to Drop in 2026?

Wednesday, July 8, 2026 • Duration 12:40

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