Avoiding Common Homebuying Mistakes: Your Guide to a Smooth Purchase

If you’ve been following along, you probably know by now that I’ve moved around a lot. Along the way, I learned how to grow a garden, settle into new communities, and bust plenty of homebuying myths. But since becoming an agent, I’ve also seen where people (myself included!) can trip up during the process.

When I bought my first home, I had the advantage of working at a bank. I wasn’t a mortgage lender, but I did help people with home equity loans and all the paperwork that came with them. I also had an amazing agent who guided me through every step, so I never felt lost. That experience stuck with me, and now I get to be that guide for my clients.

If you’re hoping to buy a home soon, here are five mistakes I see most often and how you can steer clear of them.

Mistake 1: Shopping Without Knowing What You Can Afford

When I first got my license, one of my earliest jobs was calling people interested in a new listing. I was so excited to talk to buyers ready to find their next home. But I quickly realized many didn’t know whether they could actually buy yet. Some hadn’t talked to a lender, didn’t know their credit score, or hadn’t saved for costs like closing fees.

It happens more often than you’d think. Sometimes people believe they need to pick out the house first before getting a loan. Or they just want to see what’s out there. The problem is, in this market, homes move fast. If you find the one you love but aren’t pre-approved, it can feel pretty heartbreaking to watch someone else scoop it up while you’re still sorting out financing.

If you’re still just exploring, open houses are a great way to get to know different styles, neighborhoods, and price points. But when you’re serious about buying, getting pre-approved is necessary to protect your time, your money, and your dreams.

Mistake 2: This Is NOT Your Parents' Housing Market

A lot of buyers turn to family for advice, which makes total sense. But real estate has changed so much in just the past few years, let alone since the 1980s, 1990s, or early 2000s. Today, sellers often have the upper hand. There’s less inventory, prices are higher, and many homes receive multiple offers in just a few days.

I recently had a client who won her dream home, but only after five of her other offers had been rejected. The one that got accepted? It was one of twelve competing bids on the same house.

So if someone tells you to expect the seller to fix every inspection item, pay all your closing costs, or jump at a low offer, just know those things don’t always happen anymore. A good agent will help you write a competitive offer that still protects your interests. But we also have to adjust our approach to what works now, not what worked decades ago.

Mistake 3: Believing a Signed Contract Means It’s a Done Deal

My stepfather taught me a phrase that has stuck with me: when he was a naval officer, he used to say that his work orders were "written in warm Jello," and honestly, real estate contracts feel the same way. Once you’re under contract, the work is far from done.

Between inspections, appraisals, and final mortgage approval, things can shift around. Timelines change, and issues can pop up that will need to be fixed before you close. These are normal, and often expected, bumps in the road. However, I’ve seen buyers get so excited about their accepted offer that they immediately schedule movers, contractors, and deliveries, only to panic when something pushes the date back.

It is important to keep this in mind: the contract is there to protect you, but it’s not a guarantee that every detail will go perfectly according to plan. Build in flexibility, lean on your agent to keep you informed, and try to hold off on big plans until you’re truly at the finish line.

Mistake 4: Not Slowing Down to Read the Fine Print

I know how easy it is to skim through documents, especially when they’re long and full of legal language. But when you’re buying or selling a home, every signature matters.

One of my first clients forgot about the earnest money deposit we discussed because he never actually read the final offer before signing. It was right there, every time, but excitement can make you miss things. Another deal nearly fell apart when the other agent didn’t read a condition about closing open permits, which almost cost her seller the sale.

Take the time to read what you’re signing. If you don’t understand something, you should always ask! There are no silly questions when it comes to protecting your investment.

Mistake 5: Overthinking Yourself Out of an Opportunity

One thing that’s tough for many buyers, especially in today’s fast-paced market, is finding the balance between caution and confidence. I will never tell someone to rush into an offer that doesn’t feel right. But if you’re the type who wants to “sleep on it,” just remember that sometimes “sleeping on it” means waking up to find it gone.

The best way to avoid "analysis paralysis" is to do some honest homework upfront. Drive through the neighborhoods you’re interested in. Talk with your lender about what your monthly payments could look like. Make a list of your true dealbreakers and your must-haves. And if you’re buying with a partner, get on the same page about your priorities before you schedule a showing, (not in the driveway afterwards!)

Prepared buyers make confident decisions, and confident buyers win bids.

Understanding the Homebuying Process

Navigating the homebuying process can be overwhelming. It’s essential to understand each step involved. From securing financing to closing the deal, knowledge is power.

Financing Your Home

Before you even start looking at homes, it’s crucial to understand your financing options. Speak with a lender to determine how much you can afford. This will help you set a realistic budget and avoid disappointment later.

Choosing the Right Agent

Finding the right real estate agent can make a significant difference. Look for someone who understands your needs and the local market. A knowledgeable agent will guide you through the process and help you avoid common pitfalls.

The Importance of Inspections

Once you find a home you love, don’t skip the inspection. This step is vital to uncover any potential issues. A thorough inspection can save you from costly repairs down the road.

Closing the Deal

Finally, prepare for closing day. This is when all the paperwork is finalized, and you officially become a homeowner. Make sure you understand what to expect during this final step.

One Last Thought

I always say that buying a home should feel like a step forward, not a step into the unknown. My job is to make sure you have the right information, the right team, and the right plan, so you can feel prepared every step of the way.

If you ever want to chat about what you can do to get ready, I’m always happy to share what I know. It’s one more way I get to help you unlock what’s next.