1. First Conversation & Goals
- You: Share where you live now, why you want to buy, and your ideal timing.
- We: Ask a few questions about income, debts, and savings so we understand the big picture.
- If you are renting, you can start with the Rent vs Buy Calculator to see how owning might compare in the years ahead.
2. Soft Credit Pull & Mortgage Snapshot
- We can review your credit using a soft pull first when appropriate, which does not create a hard inquiry on many reports.
- You can also start the full application through Get Approved for Your Mortgage .
- Use the Existing DTI Checker and, if you have bonuses or overtime, the Variable Income DTI Checker to see roughly how your debt-to-income may look.
3. Budget, Price Range & Down Payment
- Together we discuss a comfortable monthly payment range, then translate that into a target purchase price.
- We review your savings and any potential help from Down Payment Assistance programs .
- If you plan to keep a rental or buy an investment, the Rental Profitability Calculator and Rental ROI Calculator can help.
4. Pre-Approval & Loan Type
- We complete your pre-approval so you know your maximum price, estimated payment and cash needed.
- We match your situation to likely options using the Mortgage Type Calculator and guides for FHA , Conventional , VA and USDA .
5. Define the Home You Want
- We clarify your “must haves” vs “nice to haves” (area, bedrooms, schools, type of home, HOA, etc.).
- You can complete Find Your Home so we can match you with listings that fit your criteria and budget.
6. Active Home Search & Tours
- We send you listings that match, and you can favorite or reject homes to refine the search.
- We schedule showings that work with your timing.
- When you like a home, we can quickly look at payments using: Where Your Mortgage Money Goes .
7. Making an Offer
- We discuss price, terms, closing date, contingencies and your negotiation strategy.
- Your pre-approval and numbers from the calculators support an offer that matches your comfort zone.
8. Under Contract: Inspections, Appraisal & Loan Finalization
- We schedule inspections and review the results together.
- The appraisal is ordered by the lender to confirm value.
- The loan moves from pre-approval to full approval as underwriters review your file and documents.
9. Final Numbers & Closing
- We review your final closing disclosure and confirm cash-to-close and payment details.
- You do a final walkthrough of the property.
- You sign closing documents, receive your keys and move in.
10. After You Move In
- We remain available for future questions about your loan or property.
- You can revisit calculators like Refi Savings Over Time if rates or your goals change.