Your Parents Aren’t Wrong… The Market Just Moved On 12 “Homebuying Rules” We Still Hear — and What Actually Works Today
If your parents bought a home 20–30 years ago, their advice probably worked then.
The problem? Home prices, lending guidelines, student debt, competition, and even how people move for work have changed the whole game. So a lot of the old “must-do” rules now create one of two outcomes:
Let’s clean this up.
20% down can be awesome. It can also be a trap if it delays you for years while life (and rent) keeps moving.
In reality, most first-time buyers put down less than 20%. The better question is: What down payment gets you a payment you can live with and still leaves cash reserves?
That rule is a blunt instrument. Your budget is not a math meme.
Childcare, car payments, student loans, and lifestyle costs matter. We build budgets around your real monthly comfort number, not a one-size-fits-all guideline.
Nope. Many loan programs allow gift funds, and there are assistance options in many areas (eligibility varies). You don’t get a medal for doing it the hardest way possible.
Sometimes landlords handle repairs quickly. Sometimes they don’t. And the bigger issue: your rent can change every renewal.
With a fixed-rate mortgage, your principal-and-interest portion is stable. Owning has surprises, but it also gives you control.
Knowing someone isn’t the same as them being the right fit.
In today’s market, your agent is a negotiator, a strategist, and your buffer when things get tense. Choose experience and communication over convenience.
They are absolutely not.
The inspector you choose can be the difference between “minor fixes” and “surprise money pit.” Ask what’s included, how detailed the report is, and what reviews say about thoroughness.
Homeownership is rewarding. Easy? Only if somebody else is paying the repair bills.
Budget for maintenance, expect things to break at inconvenient times, and plan for the learning curve.
A septic system isn’t a villain. It’s a system.
If you’re buying in areas where septic is common, you just need proper inspection and basic upkeep expectations—not automatic fear.
If you’re flipping homes for TV, sure.
For most buyers, your primary home is first a place to live, and second a long-term wealth tool. You can’t treat it like a stock you sell on Tuesday because you got a weird feeling. Carrying costs are real, and life happens.
Waiting for the “perfect” market is how people end up waiting forever.
Markets can take years to swing, and while you’re waiting you’re still paying for housing. Sometimes higher-rate periods come with less competition; sometimes they don’t. The best move is usually based on your readiness and your plan, not headlines.
The 30-year fixed is popular for a reason. It’s also not the only smart option.
If you’re likely to move sooner, or your plan is more short-term, other structures can make sense. The “best” loan is the one that matches your timeline and risk tolerance.
You don’t need perfect credit to get into a home.
Different programs have different requirements, and sometimes a short, targeted cleanup plan makes a big difference.
Your parents meant well. Truly.
But the market they bought in isn’t the one you’re buying in.
So, our standard is simple: protect your payment, protect your cash reserves, and protect your peace.
A clear guide to earnest money: what it is, typical deposit amounts, who holds it, when it’s refundable, and how to protect your funds so your offer stays strong.
Has your mortgage payment jumped—or stepped up? Learn why payments change, from escrow shifts (insurance/taxes) to mortgage insurance removal to temporary buydowns ending, and what to do next.
Avoid the pitfalls most first-time buyers don’t even see coming until it’s too late. Here’s the real advice your future self will thank you for.
Owning a home comes with more than just pride and a mortgage payment. It can also open the door to meaningful tax benefits—from deductions to credits to exclusions. Here’s what to know, without the jargon.
A clear breakdown of what a home equity loan is, how it works, when it makes sense, and the key pros and cons to weigh before borrowing against your home.
Your credit score doesn’t have to be a mystery — or a roadblock. In this post, we break down exactly how credit works, what impacts your score the most, and what steps you can take today to boost it. Whether you’re getting ready to buy a home or just want more financial freedom, this guide gives you the clarity and confidence to take control.
Choosing between a 15-year or 30-year mortgage? This post breaks down the pros and cons of each option—payment differences, interest savings, equity timelines—and helps buyers decide which term fits their goals, lifestyle, and budget.
VA loans are one of the most powerful benefits available to veterans and service members—but most people don’t realize just how much they offer. In this post, we break down the top advantages of VA loans, from zero down payment to flexible credit guidelines, and how to put them to work for your next home purchase or refinance.
Moving before the school year starts? This guide breaks down what families need to know when buying a home on a tight timeline—including how to research school zones, plan backward from your move-in date, and avoid common missteps during the transition.
Learn the real costs of buying a home beyond the down payment. From closing costs to move-in expenses — here's how to budget like a pro.
With high home prices and rising rates, more buyers are teaming up to afford homeownership—especially in pricey markets like Colorado. This blog breaks down the pros, pitfalls, and property types perfect for co-buying with friends or family. From duplexes to ADUs, we’ll walk you through how to do it right—and what to avoid.
Confused by escrow? You’re not alone. This blog breaks down what escrow is, how it works during the homebuying process, and why it’s a key safeguard for your money and peace of mind—before and after closing.
Still think you need 20% down or perfect credit to buy a home? Think again. This post busts the most common myths that keep smart buyers on the sidelines—and shares what’s actually possible in today’s market. If you’re closer to buying than you think, this is the clarity you’ve been waiting for.
Sick of rising rent, slow repairs, or living on someone else’s terms? This post breaks down what renters won’t miss when they finally make the move to homeownership—and the freedom, stability, and financial benefits that come with it. If you’re wondering whether it’s time to buy, start here.
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If you’re a veteran, active-duty service member, or surviving spouse, you may qualify for one of the best loan options available: the VA loan. This post breaks down the benefits, busts common myths, and explains how to make the most of your military-earned buying power.
Before you fall in love with a house, get your financing in order. In this article, we explain why pre-approval should always be your first move as a buyer—and how it gives you clarity, credibility, and serious leverage in today’s market.
Wondering what really goes into your mortgage payment? From principal and interest to insurance, taxes, and beyond, this detailed breakdown explains every component so you can plan, budget, and buy smarter—no surprises.
Buying your first home is exciting—but also overwhelming if you don’t know what to expect. This guide breaks down the real deal behind the process, from pre-approval to closing, with honest advice and practical tips to help first-time buyers avoid common pitfalls and feel confident every step of the way.
