01
Months 1-3
Foundation
Pull credit reports. Drop card utilization under 10%. Open a 'house fund' high-yield savings account. Take the Three Pillars assessment to see where you stand.
Homebuying Process · 8 steps, ~12 months
From thinking
to keys.
Eight steps. Six to twelve months for most buyers. Here's the realistic timeline, what happens at each phase, and the pitfalls that stretch the process from a clean 12 months into a stressful 24.
· The eight steps
Eight phases.
Each one matters.
02
Month 3-4
Pre-approval
Gather doc stack (W-2s, paystubs, bank statements, returns). Get DOCUMENTED pre-approval — not pre-qual. Confirm DU/LP returned Approve/Eligible.
03
Month 4-5
Realtor + DPA mapping
Vet a realtor (7-question framework). Map every DPA program in your zip with an LO who actually knows the local stack. Don't skip this.
04
Months 5-9
Active search
Tour 3-5 houses per weekend MAX. Drive every contender twice — daytime + evening. Most buyers find the house in 1-3 written offers, sometimes more in tight markets.
05
Day 0
Offer + acceptance
Write with three contingencies (financing, appraisal, inspection). Earnest money to escrow. Counter is normal — stay in your walk-away band.
06
Days 1-30
Under contract (30 days)
Inspection within 72 hours. Appraisal week 2. Underwriting throughout. Doc requests answered within 24 hours. Don't change anything financial.
07
Day 30
Closing day
Two-hour signing. Wire confirmed BY PHONE (never trust emailed wire instructions). Keys in hand. Recorded deed within 1-2 days.
08
Year 1
Settle in + plan
Open dedicated maintenance fund (1% of value annually). Calendar tax appeal. Plan refi/recast review at month 18. The next 30 years start now.
· Watch-outs
Four traps
that stretch the timeline.
Pitfall 01
Skipping foundation phase.
Going straight to LO without prep = pre-approval at suboptimal terms. The 90 days you 'save' costs 30 points on credit + 0.5% on rate. Worth weeks of prep.
Pitfall 02
Touring too many houses.
More than 5/weekend = decision fatigue. Houses blur. Burn-out hits at house #25. Pace yourself + take notes after each tour.
Pitfall 03
Slow document responses.
Underwriting is a conveyor belt. A 1-day delay on your end = 3-day push on close. Same-day responses keep deals moving.
Pitfall 04
Opening new credit mid-process.
New card, new car loan, even an inquiry can shift DTI and trigger denial. Stay frozen between application and CTC.
Twelve months from now.
Or not. Your call.
Five minutes for the assessment. Walk out knowing exactly which step you're on.