First-Time Homebuyer Guide — Your First Home, Without the Confusion

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Myths That Keep People Renting

Bad information is expensive. Let's fix that.

Most people who think they can't buy a home are wrong. Here are the myths I hear every week — and the reality.

❌ "I need 20% down to buy a house"+

Reality: This is the #1 myth in home buying. Conventional loans go as low as 3% down. FHA is 3.5%. VA is zero. And with down payment assistance programs like CHFA (Colorado) and WHEDA (Wisconsin), you may need little to nothing out of pocket. The 20% number is about avoiding PMI — it's not a requirement to buy.

❌ "I need perfect credit to get a mortgage"+

Reality: You do not need perfect credit. FHA allows scores as low as 580. VA loans are flexible — many lenders work with scores in the low 600s. Conventional typically starts at 620. Your score is one factor — not the whole picture. I look at income, debt, assets, and the full story before telling you where you stand.

❌ "I can't afford a home in this market"+

Reality: Maybe, maybe not — but you won't know until you check. Many people are surprised to find their monthly mortgage payment would be close to (or less than) their rent. Factor in equity building, tax benefits, and fixed payments vs. rising rent, and the math often favors buying. Let me run the numbers for your specific situation.

❌ "I should wait until rates drop"+

Reality: Timing the market is a losing game. When rates drop, demand surges and prices go up — so you pay more for the home. The smart move is to buy when your finances are ready and refinance later if rates improve. "Marry the house, date the rate" is real advice for a reason.

❌ "The process is too complicated"+

Reality: It feels complicated because no one explains it clearly. The process is actually straightforward: get preapproved, find a home, make an offer, close. That's it. The complexity comes from not knowing what's happening at each step — and that's literally my job to solve. I walk you through everything in plain English.

❌ "I have student loans, so I can't buy"+

Reality: Student loans affect your debt-to-income ratio, but they absolutely do not disqualify you. Many of my clients have student debt and buy homes successfully. The key is how your payment is calculated — and that varies by loan type. I sort this out as part of every preapproval.

💚 The Biggest Myth of All

That you need to have everything figured out before you talk to a lender. You don't. The entire point of a preapproval conversation is to figure out where you stand. It costs nothing, takes one call, and most people leave knowing more than they expected.

🌟 Stop Guessing. Start Knowing.

A preapproval takes one conversation. I'll tell you what you qualify for, what programs are available, and exactly what your monthly payment would look like. Free. No obligation. No pressure.

🚀 Find Out Where You Stand

Send me your info and I'll reach out within 24 hours. Or call (520) 508-7921.

✅ Got It!

Triston will reach out within 24 hours to get your preapproval started. No cost, no obligation.

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Loan Programs for First-Time Buyers

You have more options than you think — here's what's available

There's no one-size-fits-all mortgage. The right loan depends on your credit, income, savings, and whether you're a veteran. Here are your main options:

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VA Loan

$0 Down

For veterans, active duty, and eligible spouses. No PMI, lower rates, best deal in lending.

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FHA Loan

3.5% Down

Flexible credit requirements. Great for buyers with lower scores or limited savings.

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Conventional

3% Down

PMI drops at 20% equity. Best long-term value for buyers with good credit (620+).

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DPA Programs

$0 Down*

CHFA (CO) and WHEDA (WI) can cover your down payment. *When stacked with a loan.

💡 Which One Is Right for You?

That depends on your full picture — credit, income, savings, military status, location. I compare all options side by side and show you which one costs you the least, both upfront and over time. There's no fee for this. It's part of what I do.

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What You'll Actually Pay

Breaking down the real costs — no surprises

Here's what the costs of buying a home actually look like:

Down Payment

0-3.5% of the purchase price, depending on your loan type. Can be partially or fully covered by DPA programs.

Closing Costs

Typically 2-4% of the purchase price. Covers lender fees, title insurance, appraisal, prepaid taxes/insurance. Seller concessions and DPA can reduce this significantly.

Monthly Payment

Includes principal, interest, property taxes, homeowner's insurance, and PMI (if applicable). I'll give you an exact number during preapproval — no guessing.

Earnest Money

Typically $1,000-$5,000, paid when your offer is accepted. This goes toward your down payment/closing costs — it's not an extra charge.

💚 No Hidden Costs

You'll receive a Loan Estimate within 3 days of application that breaks down every single cost. Then a Closing Disclosure 3 days before closing with final numbers. I review both with you line by line.

💬 Want to Compare Your Options?

I'll show you what each loan type looks like for your specific situation. No cost, no obligation.

✅ On It!

Triston will reach out within 24 hours with a personalized comparison of your options.

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The Homebuying Roadmap

From "thinking about it" to keys in your hand — every step explained

Get Preapproved

This is step one — not house hunting. A preapproval tells you exactly what you can afford, shows sellers you're serious, and identifies which programs you qualify for. I handle everything: credit review, income verification, and program matching.

⏲ 1-3 days

✓ What you need: ID, pay stubs, bank statements, tax returns

Find a Real Estate Agent

A good buyer's agent costs you nothing (the seller pays) and protects your interests throughout. Not every agent is created equal — ask me for a referral if you need one. I work with agents who know how to win.

⏲ Can start immediately

House Hunt

Now the fun part. Your agent sets up searches based on your budget, needs, and location. Stay within your preapproval range and keep an open mind. The perfect home doesn't exist — but the right home does.

⏲ Varies — days to months

✓ Resist the urge to stretch your budget — buy what you can comfortably afford

Make an Offer

Your agent writes the offer. I'll customize your preapproval letter to match the specific property. If there's competition, I can call the listing agent directly to communicate the strength of your file — this wins deals.

⏲ 1-3 days for offer + negotiation

Home Inspection

You hire an inspector (~$300-$500). They do a deep dive on the home's condition. If major issues come up, you can negotiate repairs, a price reduction, or walk away. Never skip this step.

⏲ Within first 7-10 days

✓ Attend the inspection if possible — you'll learn a lot about your home

Appraisal

The lender orders an appraisal to confirm the home's value. This protects you from overpaying. If it comes in low, we have options — don't panic. I'll walk you through every scenario.

⏲ 7-14 days

Underwriting & Clear to Close

Your loan goes through final review. The underwriter verifies everything — income, assets, credit, property. They may ask for additional documents (normal). Once everything checks out: "Clear to Close."

⏲ 1-2 weeks

✓ Respond to document requests ASAP — speed matters here

Closing Day 🎉

Sign the final paperwork, wire your closing costs, and get the keys. The whole signing takes about an hour. Then the home is yours. Congratulations.

⏲ 25-35 days from offer acceptance

✓ Bring a valid photo ID and a cashier's check or wire confirmation

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What NOT to Do Once You're Under Contract

Seriously. These can kill your loan.

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Don't open new credit cards or lines of credit. Every credit pull changes your score and debt profile.

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Don't finance a car, furniture, or anything else. New debt changes your DTI ratio — even the day before closing.

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Don't change jobs or quit your job. Underwriters need stable, verifiable income.

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Don't make large deposits or withdrawals. Unexplained money movements require documentation and slow things down.

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Don't run up existing credit cards. Higher utilization lowers your score right when it matters most.

💡 Golden Rule

When in doubt, call me first. If you need to make any financial move while under contract, let me know before you do it.

🌟 You've Got This

Buying your first home is a big deal — but it doesn't have to be scary. The right lender makes the difference between a stressful process and a smooth one. I've done this hundreds of times. Let me make it easy for you.

🚀 Ready to Start?

One conversation is all it takes to know where you stand.

✅ Here We Go!

Triston will reach out within 24 hours. Your first home is closer than you think.