Buying a Home in 2026? Please Don’t Go in Blind.

If you’re planning to buy a home in 2026, I want you to hear this clearly:

Please don’t go in blind.

Almost every couple, best friend duo, or business partner I work with tells me the same thing at some point in the process:
“I really wish someone had told us this sooner.”

So instead of learning everything the hard way, consider this your cheat sheet. Save it. Screenshot it. Send it to your friends who are “thinking about buying someday.”

These are the things people always wish they knew before they started shopping.

A Few Truths That Make Buying a Home Feel Way Less Intimidating

✨ Most first-time buyers put down 7 to 9 percent.
You do not need 20 percent to get started. Waiting for a perfect number keeps a lot of good buyers on the sidelines longer than necessary.

✨ Do not buy based solely on your pre-approval limit.
That number is about what you qualify for. Comfort should be based on take-home pay and real life, not the top of the range.

✨ When a home has been listed longer than 14 days, price becomes more flexible.
Time on market is leverage. The longer a home sits, the more negotiating power buyers often have.

✨ It usually takes around ten weeks to find the right home.
Sometimes faster. Sometimes longer. Give yourself breathing room so you are not making rushed decisions out of pressure.

✨ Budget at least $1,000 for inspections while under contract.
This is not the place to cut corners. Inspections protect you from surprises and give you clarity when it matters most.

✨ Your first mortgage payment usually skips the month you close and the following month.
That gap can be a gift if you plan for it. Understanding cash flow timing makes a big difference.

✨ Ask how old the roof is.
It seems simple, but this one question can protect you from a $30,000 surprise down the road.

✨ Sellers often cover closing costs.
Especially if a home has been sitting longer than average. This is something a good agent negotiates strategically.

✨ Many states offer down payment assistance programs.
Some can cover part of your upfront costs. These programs are real and often underused.

✨ Visit the home at different times of day.
Neighborhoods can feel very different after 5 pm than they do at noon on a Saturday.

✨ You can remove PMI once you reach 20 percent equity.
This is not permanent. Track it and advocate for yourself when the time comes.

✨ Talking to a lender is free.
And it is the only way to know your real numbers. Guessing helps no one.

Buying a Home Should Feel Empowering, Not Overwhelming

The goal is not just to buy a house. The goal is to buy well, with confidence, clarity, and room to live your life afterward. And yes, I know that’s 13 tips instead of 10. It’s probably good for you to know upfront that I’ll likely do more than I said I would.

If you’re buying in 2026 and want guidance that’s honest, strategic, and grounded in real experience, you’re in the right place. More clarity coming soon.