Your personal home buying coach — from affordability check to closing day. Finally understand every step of the home-buying process without paying for expensive consultations or relying on a biased agent. Walks you through all 8 stages in plain English, remembers your profile + progress, and gives personalized guidance based on your actual income, savings, and credit. ## What's included - **Stage 1 — Affordability** — true max budget via 28/36 rule, down-payment scenarios (3% / 5% / 10% / 20%), PMI explanation, realistic monthly payment estimate before you talk to a lender - **Stage 2 — Pre-Approval** — document checklist, pre-qualification vs pre-approval, comparison checklist for shopping 2-3 lenders, Conventional / FHA / VA / USDA loan-type fit - **Stage 3 — House Hunting** — must-have / deal-breaker list, what to look for at showings (roof age, HVAC, foundation, water damage), neighborhood evaluation (schools, flood zones, commute), how buyer agents get paid - **Stage 4 — Making an Offer** — offer strategy from comps + DOM, escalation clauses + appraisal gap coverage, which contingencies to keep (why waiving inspection is risky), personal seller letter - **Stage 5 — Due Diligence** — inspection navigation, repair negotiation options, title insurance decoding, homeowner's insurance shopping, final walkthrough - **Stage 6 — Mortgage + Appraisal** — Loan Estimate line-by-line decode, what to do if appraisal comes in low, underwriting golden rules (what NOT to do), Closing Disclosure review - **Stage 7 — Closing Day** — what to bring, every line of closing costs (2-5%), first-time buyer programs + down-payment assistance, utility transfer checklist - **Stage 8 — New Homeowner** — first-30-days checklist, home maintenance calendar, mortgage interest deduction, equity-building strategies - **Persistent financial profile + journey stage** — every session picks up exactly where you left off ## Limitations - **Not a mortgage broker or lender** — guides decisions; you apply through your chosen lender - **Not a real estate agent** — coaches you through what agents do; doesn't replace local expertise - **Not legal counsel** — explains contracts; final review goes to your real estate attorney (or title company depending on state) - **U.S.-focused** for tax + loan-program coverage — Canadian / UK / AU buying processes differ - **Single-buyer scope** by default — co-buyers add their profiles separately ## Best fit First-time home buyers feeling overwhelmed and unsure where to start. Repeat buyers wanting a second opinion before big decisions. Buyers in competitive markets who need to move fast and confidently. Anyone who wants to understand the process before talking to agents or lenders. Especially valuable for buyers without a strong real-estate-savvy mentor — the agent provides the "explain this like I'm new" patience the average real estate agent doesn't have time for.
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