Where to start
The first step is almost always talking to a lender. Until you know what you can borrow, you don't know what you can buy. Heather will introduce you to two or three lenders she trusts — independent brokers and banks — and let you choose who you click with. There is no kickback, no referral fee, and no pressure to use any specific lender.
Common first-time buyer questions
How much do I need for a down payment?
Less than you probably think. FHA loans go as low as 3.5% down. Some conventional loans allow 3-5% down. VA loans can be zero down for qualifying veterans. The downside of low down payments is mortgage insurance — Heather will walk you through the math.
What other costs should I plan for?
Closing costs typically run 2-3% of the purchase price. That covers lender fees, title insurance, escrow, prepaid taxes and insurance, and a few smaller items. Inspection costs $500-800. Earnest money is typically 1-3% of price, applied to closing.
How long does it take?
From the day you start serious searching, expect 4-8 weeks to find a home, then 30-45 days to close once you're under contract. Heather has done it faster; she has done it slower. The right timeline is the one that gets you the right home.
First-time buyer programs Heather can point you to
- FHA loans — 3.5% down, flexible credit.
- VA loans — zero down for qualifying veterans.
- USDA loans — zero down in some rural-eligible areas around Seattle.
- Washington State Housing Finance Commission programs — down payment assistance for income-qualified buyers.
- Conventional 97 — 3% down with PMI.