Renter → Buyer · ~12 months

From lease
to keys.

Most renters who want to buy don't need a miracle — they need 12 months of intentional moves. Four phases. Honest math on whether buying actually beats renting in your market. No cheerleading.

See If I Qualify →Run rent vs buy
· The plan

Four phases.
Twelve months.

Phase 01

Foundation (months 1-6)

Get the file ready before any lender pulls a thing.

  • Pull all three credit reports from AnnualCreditReport.com — free
  • Drop card utilization under 10% on every account
  • Autopay the minimum on every bill (insurance against accidental late)
  • Open a high-yield savings account labeled 'house fund'
  • Take the Three Pillars assessment to see where you actually stand
Phase 02

Preparation (months 6-9)

Translate your real life into a documented mortgage file.

  • Gather W-2s (last 2 years), recent paystubs, full bank statements
  • Self-employed? Pull two years of returns + YTD P&L
  • Run a budget builder pass — your real PITI ceiling, not the lender's max
  • Map DPA programs in your zip with a real LO who knows the local stack
  • Get pre-approval (NOT pre-qual) — Approve/Eligible from DU, in writing
Phase 03

Active search (months 9-11)

Find the house. Don't fall in love before contract.

  • Tour 3-5 houses per weekend max — more than that and they blur
  • Drive every serious contender twice — daytime + evening
  • Eyeball the inspection-killers: foundation, roof, electrical panel
  • Write offers with all three contingencies (financing, appraisal, inspection)
  • Use an escalation clause in competitive bids — beats blind over-offers
Phase 04

Finish line (month 12 = keys)

30 days of paperwork and one wire. Don't blow it on a Target run.

  • Inspection within 72 hours of accepted offer
  • Doc requests answered within 24 hours, every time
  • Don't open new credit, don't change jobs, don't move money around
  • Read the Closing Disclosure line by line, 3 business days before close
  • Confirm wire instructions by phone — never trust emailed wire info
· The honest read

Rent vs buy.
No cheerleading.

Renting wins when…

You'll move in <3 years. The market is overheated. You don't have reserves for a busted boiler. Your credit needs 6-12 months of work first.

Buying wins when…

You'll stay 5+ years. PITI + maintenance is within ~10% of comparable rent. You have 3-6 months of reserves. Your credit is in the program range you need.

It's actually close when…

Run the Rent vs Buy calculator with your real numbers. Side-by-side over 5/10/15 years tells you the truth your gut won't.

· Run the actual math

The Rent vs Buy calculator. Five years, ten years, fifteen.

Open the calculator →
· Watch-outs

Four traps
renters fall into.

Pitfall 01

Buying because rent went up.

A $200 rent hike doesn't mean buying is suddenly cheaper. PITI is rarely just principal+interest. Run full PITI + maintenance + reserves before deciding.

Pitfall 02

Stretching to your pre-approval max.

The lender's number is the maximum the file can SUPPORT — not what you should COMMIT. Build the budget first. Then qualify.

Pitfall 03

Skipping reserves to hit the down payment.

Closing with $0 left is how new homeowners end up financing roof repairs at 24% APR. Keep at least 3 months of PITI in reserve at close.

Pitfall 04

Believing the 'I'll just refi later' line.

Refi math depends on rates dropping AND staying long enough. Don't take a payment you can only handle if rates cooperate.

Twelve months from now.
Or not. Your call.

Five minutes. We map your file across the Three Pillars and tell you which phase you're really in — Foundation or already Preparation.

See If I Qualify →Walk the Cobblestone Road
See If I Qualify