Buy
Buying a home, without the parts nobody explains
Five stages, a realistic view of the costs, and the specific places where buyers lose money. Read this before you tour anything.
The process
How it goes
Get pre-approved
Know your number before you fall in love with a house. It also makes your offer credible on day one.
Define the search
Save a search here and you are alerted the moment matching listings hit the MLS — usually before the portals refresh.
Tour
In person or on video. We tell you what is wrong with a house, not just what is right with it.
Offer and negotiate
Terms structured around what the seller actually wants, informed by a call to the listing agent before we write.
Inspect and close
Independent inspectors, real repair negotiation, and a clean path to the closing table.
Affordability
What the payment really is
Principal and interest is the number people quote. Taxes, insurance and HOA are the ones that decide whether you are comfortable. Put your own assumptions in — we are not quoting you a rate.
Costs buyers forget
- Closing costs, typically 2–5% of the purchase price on top of your down payment
- Mortgage insurance if you put down less than 20%, which this calculator does not include
- The escrow shortfall in year one, when the tax bill lands higher than the estimate
- Inspection, appraisal and survey fees, paid before you own anything
- Immediate repairs — the ones you accept to get the deal done
Estimated monthly
$3,153
$400,000 loan
20% down
Questions