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First-Time Buyers

The First-Time Homebuyer Guide

A step-by-step walkthrough from prequalification to closing - in plain English, with real numbers.

12 min
Read time
2026-06-15
Last updated
First-Time Buyers
Topic
On this page01The Short Version02Step 1 - Get a Real Preapproval, Not a Prequalification03Step 2 - Understand the Total Monthly Payment (PITI, Not Just P&I)04Step 3 - Save for More Than the Down Payment05Step 4 - Shop Within Your Comfortable Payment, Not Your Maximum06Step 5 - Under Contract: Appraisal, Inspection, and Underwriting07What Can Slow a Close
01

The Short Version

Buying your first home is a five-step process: get preapproved, set a comfortable budget, find the home, sign the contract, and close. Most of the anxiety comes from doing those steps out of order - usually shopping before knowing what you can actually finance.

Plan for 30 to 45 days from an accepted offer to keys in hand. The single biggest predictor of a smooth close is having a real preapproval and a full document package ready before you make an offer.

  • Down payment: as little as 3% on conventional, 3.5% on FHA, or $0 on VA if eligible.
  • Closing costs: typically 2%–5% of the loan amount, often partly negotiable with the seller.
  • Post-close reserves: aim for 1–3 months of housing payments left in the bank.
What you'll learn in this guide
  1. 02Step 1 - Get a Real Preapproval, Not a Prequalification
  2. 03Step 2 - Understand the Total Monthly Payment (PITI, Not Just P&I)
  3. 04Step 3 - Save for More Than the Down Payment
  4. 05Step 4 - Shop Within Your Comfortable Payment, Not Your Maximum
  5. 06Step 5 - Under Contract: Appraisal, Inspection, and Underwriting
  6. 07What Can Slow a Close
Level

Plain-English

No jargon, real examples

Written by

Licensed advisors

Quick Mortgage Loans

Good for

First-Time Buyers

Buyers & homeowners

02

Step 1 - Get a Real Preapproval, Not a Prequalification

A prequalification is a rough estimate based only on what you tell a lender. It carries almost no weight with a seller. A preapproval is different: the lender pulls your credit, reviews income and asset documents, and issues a letter for a specific loan amount. Listing agents want to see a preapproval before they take an offer seriously - in competitive markets, some won't even schedule a showing without one.

A preapproval also protects you from yourself. Once you know your comfortable payment, it's much harder to fall in love with a home $75,000 above it.

What to Have Ready Before You Apply

Two most recent pay stubs, two years of W-2s (or 1099s / tax returns if self-employed), two months of bank statements for every account you'll use for the down payment, and a government-issued ID. Self-employed borrowers should also expect to provide two years of business tax returns and a year-to-date profit and loss.

03

Step 2 - Understand the Total Monthly Payment (PITI, Not Just P&I)

The number that ends up on your bank statement each month is called PITI: Principal, Interest, Taxes, and Insurance. On loans with less than 20% down, add mortgage insurance (PMI on conventional, MIP on FHA, none on VA). Property taxes and homeowners insurance vary widely by county - in metro Phoenix, effective property tax rates run around 0.6%, while parts of Texas can exceed 2%.

Two homes at the same list price can have monthly payments hundreds of dollars apart because of taxes, HOA dues, and insurance. Always compare the full PITI when you're weighing options - not the sticker price.

Illustrative $400,000 Purchase, 5% Down, 30-Year Fixed
Loan amount$380,000
Principal & interest (at 6.5% - illustrative)≈ $2,401 / mo
Property taxes (0.7% effective)≈ $233 / mo
Homeowners insurance≈ $125 / mo
Mortgage insurance (PMI)≈ $140 / mo
Total PITI + MI≈ $2,899 / mo
Illustration only, not a rate quote. Actual rates depend on credit, program, occupancy, and market conditions on your lock day.
04Section 4

Step 3 - Save for More Than the Down Payment

A common first-time buyer mistake is treating the down payment as the total cash needed. In reality you're planning for three buckets: down payment, closing costs, and a small post-close reserve. Empty savings on closing day is a stressful way to start homeownership.

Sellers can and often do contribute to closing costs - up to 3% on conventional loans with less than 10% down, up to 6% on FHA, and up to 4% on VA. In a balanced market this is a routine ask. Down payment assistance programs can also cover part of the down payment for eligible buyers; we cover Arizona programs in a dedicated guide.

  • Down payment: 3%–20% of the purchase price.
  • Closing costs: 2%–5% of the loan amount (title, appraisal, lender fees, prepaids).
  • Reserves: 1–3 months of full PITI kept liquid after closing.
05

Step 4 - Shop Within Your Comfortable Payment, Not Your Maximum

Lenders qualify you at a maximum DTI (debt-to-income) - typically up to 45%–50% back-end DTI, meaning your total debt payments including the new mortgage divided by gross monthly income. Being approved for that maximum is not the same as being able to live at it. Most first-time buyers are happier targeting a housing payment closer to 28%–33% of gross monthly income, leaving room for utilities, maintenance, and life.

Maintenance and repairs are the line item first-time buyers most consistently underestimate. A safe planning number is 1% of the home's value per year, averaged over time - not smooth, but that's what it works out to.

Don't Buy or Lease a Car During the Process

New debt during underwriting changes your DTI and can force a re-decision - sometimes killing the deal days before closing. Same goes for opening new credit cards or making large, unexplained deposits.

06

Step 5 - Under Contract: Appraisal, Inspection, and Underwriting

Once your offer is accepted, three things run in parallel: an appraisal ordered by the lender to confirm the home is worth the price, a home inspection you pay for and use to negotiate repairs, and full underwriting of your file. Expect the underwriter to come back with document requests - a specific bank statement page, an explanation for a deposit, a letter about a job change. Respond within 24 hours and the file keeps moving.

You'll receive a Closing Disclosure at least three business days before signing. Read it against the original Loan Estimate. Fees can shift slightly, but any large changes deserve a phone call before you sign.

07

What Can Slow a Close

Most delays come from a small list of avoidable things. Knowing them in advance is most of the fix.

Key points
  • Large unsourced deposits in the 60 days before closing.
  • Changing jobs, especially from W-2 to 1099, mid-process.
  • Opening new credit or running up a card the lender has to re-pull.
  • An appraisal that comes in below the contract price without a plan to negotiate or bring extra cash.
  • Slow document responses - a two-day delay on your side is a two-day delay to closing.
FAQ

Frequently Asked

No. First-time buyers can put as little as 3% down on conventional or 3.5% on FHA, and eligible veterans can put $0 down on VA. Twenty percent removes mortgage insurance but is not a qualification requirement.
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