36. When to Start Looking for a House: The Step-by-Step Timeline for First-Time Homebuyers

36. When to Start Looking for a House: The Step-by-Step Timeline for First-Time Homebuyers

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!) [http://www.stacierihl.com/start] 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) [http://www.stacierihl.com/start] * Free homebuying masterclass [http://www.stacierihl.com/class] * 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 [https://www.instagram.com/iamstacierihl/] * Visit my website [https://stacierihl.com/] 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

35. How to Save Money Buying a House in 2026: 3 Strategies First-Time Buyers Need to Know

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!) [http://www.stacierihl.com/start] 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) [http://www.stacierihl.com/start] * Free homebuying masterclass [http://www.stacierihl.com/class] * Episode 26: When is the BEST and WORST time to buy a house? [https://podcasts.apple.com/us/podcast/your-first-home/id1843168675?i=1000757200710] Connect with me: * Follow me on Instagram [https://www.instagram.com/iamstacierihl/] * Visit my website [https://stacierihl.com/] 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

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

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!) [http://www.stacierihl.com/start] 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) [http://www.stacierihl.com/start] * Free homebuying masterclass [http://www.stacierihl.com/class] * I Will Teach You To Be Rich, by Ramit Sethi [https://www.iwillteachyoutoberich.com/i-will-teach-you-to-be-rich-second-edition/] Connect with me: * Follow me on Instagram [https://www.instagram.com/iamstacierihl/] * Visit my website [https://stacierihl.com/] 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

33. How to Set a Realistic Budget for Your First Home (Without Going House Poor)

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!) [http://www.stacierihl.com/start] 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) [http://www.stacierihl.com/start] * Free homebuying masterclass [http://www.stacierihl.com/class] * Free guide: How much house can you afford? [https://homebuying101.lpages.co/how-much-house-can-you-afford/] * Fannie Mae mortgage calculator [https://yourhome.fanniemae.com/calculators-tools/mortgage-calculator] Connect with me: * Follow me on Instagram [https://www.instagram.com/iamstacierihl/] * Visit my website [https://stacierihl.com/] 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

32. The Hidden Costs of Buying a House That No One Warns You About

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. [http://www.stacierihl.com/start] 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) [http://www.stacierihl.com/start] * Free homebuying masterclass [http://www.stacierihl.com/class] * Closing costs calculator (Fannie Mae) [https://yourhome.fanniemae.com/calculators-tools/closing-costs-calculator] * Mortgage amortization calculator [https://www.bankrate.com/mortgages/amortization-calculator/] Connect with me: * Follow me on Instagram [https://www.instagram.com/iamstacierihl/] * Visit my website [https://stacierihl.com/] 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