The First-Time Buyer's Guide: Buying a Home in North Texas, Step by Step

Before you look at a single home, get clear on what you want your life to look like: your commute, the space you need, how long you plan to stay, and what you want close by. Write it down. It becomes the filter for the whole search.

Then choose your agent on purpose. Ask how many buyers they guide each year, how they communicate, who will actually show you homes and write your offer, and what training they have beyond the license. Who you hire truly matters, because this person will sit beside you for the biggest purchase most people make.

You may have read headlines about the National Association of REALTORS® settlement. Here is the short version for a home buyer.

• The case behind it, Sitzer/Burnett, was a class action filed in Missouri federal court by home sellers against NAR and several large brokerages.
• The settlement took effect on August 17, 2024.
• Real estate compensation is not set by law and is fully negotiable.
• Offers of compensation to a buyer's agent are no longer shown in the MLS. Any such terms are agreed in the contract negotiation.
• Buyers working with MLS-member agents sign a written agreement before touring homes.

How this works for your own purchase is something I explain one on one during your consultation, because it depends on your situation. For the latest national information, you can visit NAR's Facts page at facts.realtor.

The two sound alike, and they are not the same. A pre-qualification is a quick estimate. A lender looks at your income, debts, and assets and tells you roughly what you might be able to borrow. It does not include a deep look at your credit and is not underwritten.

A pre-approval is the one that counts. The lender has reviewed your finances and issues a letter saying they are tentatively willing to lend to you. It tells sellers you are serious, and it tells you what you can comfortably afford.

Your lender will usually ask for:

• W-2s and tax returns for the past two years
• Bank statements and proof of funds for the past 60 days
• Your Social Security number and permission to pull your credit
• Proof of employment and recent paystubs
• A valid photo ID
• If you are self-employed, an up-to-date profit and loss statement
• Information on your down payment funds, including the source
• If you are applying for a VA loan, your discharge paperwork and Certificate of Eligibility

The faster you provide documents, the faster your loan moves.

Now the fun part. I set up your MLS search so you see new listings the moment they appear, and we tour the homes that fit your list. Online photos are a starting point. Walking a home, a street, and the route to work tells you what a listing cannot.

As we tour, I point out what I notice about the home's condition, layout, and how it compares with similar homes, and we talk about what could be changed to fit how you live. If you are moving from out of state, I plan recorded video tours and live video showings so you can narrow the list before you travel.

Touring tips:

• Give me at least 24 hours of notice so I can schedule the showing. Showings typically take 15 to 45 minutes per home.
• Try to see five or fewer homes in a day, so each one stays fresh in your mind. I build a showing schedule that takes the most efficient route.
• Seen a home at an open house? You are not required to sign anything with the host, but please give your name when you arrive. If you love it, call me and we can write an offer right away. In Texas, offers must be in writing to count.

Buying new construction? Tell me before you visit a community. A builder's sales representative works for the builder and has the builder's interests in mind. Having me by your side from your first visit means someone is looking out for yours.

Right after the contract is signed, the earnest money and option fee go to the title company and the option period begins. This is when you order your inspections. A home inspection usually takes a few hours, and typically the inspector, you, and I are the ones there.

After the inspection, we decide together which items to ask the seller to address. Safety items and large systems, such as the roof, plumbing, water heater, foundation, and major appliances, are the usual focus. Normal wear and cosmetic items usually are not. You can ask for repairs, a credit at closing, or a combination, and the seller can accept, counter, or decline.

If the two of you cannot agree, you can still cancel during the option period. In that case your earnest money comes back to you, and the seller keeps the option fee. Know the exact end date and time of your option period, and I will remind you well before it arrives.

Protect your loan until you close. Your lender may re-check your credit and finances right before closing, so until you have your keys:

• Avoid changing jobs. Even a move to a higher-paying job can slow or stop your loan.
• Do not move money between banks. Keep your funds where the lender verified them.
• Do not pay off or open accounts unless your lender tells you to.
• Avoid large purchases, such as furniture or a car, that add debt before closing.

Three business days before closing, you should receive your Closing Disclosure. It shows your final loan terms and costs line by line. Read it carefully and compare it with your Loan Estimate, and send me any question. I will check it against your contract.

In the same stretch: set up your utilities in your name for the closing date, change your address, confirm your cash-to-close with the title company, and schedule your final walkthrough, usually a day or so before closing. The walkthrough is your chance to confirm the home is in the condition you agreed to and that agreed repairs are finished.

Relocating buyers can do all of this remotely. We start with a conversation about your work, schools, schedule, and how you want to live. Then you check what you can comfortably afford with a local lender. I plan recorded video tours of homes, streets, and routes to work, and when you arrive for your pre-planning trip you already know what you like. You can call early. There is no pressure to buy before you are ready.

My relocation work includes the steps after closing as well: banking, utilities, school research, and settling in. You can read more on the relocation page and the step-by-step relocation plan.