It depends on your loan type. VA loans require $0 down for eligible veterans and active duty. Conventional loans start at 3% and FHA at 3.5%. I'll help you identify the right loan before you ever make an offer.

Pre-qualification is a quick estimate based on self-reported info. Pre-approval is a verified lender review of your credit, income, and assets — and it's what sellers take seriously. Always start with pre-approval before we tour a single home.

Your score directly impacts your interest rate. Generally 740+ gets you the best rates. If your score needs work, I'll connect you with a trusted lender who can build a credit action plan — many buyers are ready in 60 to 90 days.

Expect 2–5% of the purchase price. For VA buyers, sellers can cover up to 4% in concessions — something I negotiate into every offer. I'll walk you through a full cost estimate before you're ever under contract.

Most buyers close in 30–45 days from pre-approval. PCS timelines are different — I specialize in compressed military moves and have helped clients close in as few as 21 days when orders demand it.

Yes. Lenders typically want 2 years of self-employment history and tax returns. I work with lenders experienced with non-traditional income — there's almost always a path forward and I'll help you find it.

Your payment typically covers principal, interest, property taxes, and homeowner's insurance — known as PITI. HOA dues and PMI may also apply. I break all of this down before you fall in love with a home.

A 2-1 buydown temporarily lowers your interest rate — 2% in year one, 1% in year two, then it adjusts to your full rate. It's a powerful tool in new construction and I use it regularly in builder negotiations.

Typically the seller or builder — not you. I negotiate for it on your behalf. Builders often prefer offering a buydown over dropping the price, which can save you thousands in your first two years.