Complete Home Buying Guide

How to Buy a House

Q: How long does it take to buy a house?

The typical home buying process takes 3-6 months from start to finish. Getting your finances in order and getting pre-approved takes 2-4 weeks. House hunting takes 4-12 weeks depending on your market. Once you have an accepted offer, closing takes 30-60 days. In competitive markets, the hunt phase can stretch longer. In less competitive areas, you can sometimes find a home in the first week of looking.

Q: How much money do I need to buy a house?

At minimum, you need the down payment (3.5% FHA, 5% conventional, or 0% VA/USDA), plus closing costs (2-5% of purchase price), plus reserves (3-6 months of expenses). For a $300,000 home with 5% down, that's roughly $15,000 down + $9,000 closing costs + $15,000 reserves = approximately $39,000 in cash. With FHA at 3.5% down, your upfront cash drops to about $10,500 for the down payment, but you'll pay mortgage insurance for the life of the loan.

Q: What credit score do I need to buy a house?

The minimum credit score depends on the loan type. FHA loans require a 580 for 3.5% down (or 500 with 10% down). Conventional loans typically need 620+. VA loans have no VA-set minimum, but most lenders want 620+. However, minimum scores get you the worst rates. A 740+ score gets the best rates and saves you tens of thousands over the life of your loan. Every 20-point increase matters.

Q: Should I rent or buy a house?

The rent vs. buy decision depends on how long you plan to stay, local price-to-rent ratios, your savings, and your lifestyle flexibility. A common rule of thumb: if you plan to stay at least 5-7 years, buying usually wins financially due to equity building and fixed mortgage payments. If you might move within 2-3 years, renting is usually cheaper after accounting for closing costs and transaction fees. Use a rent vs. buy calculator to model your specific situation.

Q: What are closing costs and how much should I expect?

Closing costs are fees associated with finalizing your mortgage and transferring ownership. They typically run 2-5% of the purchase price. On a $300,000 home, expect $6,000-$15,000 in closing costs. Major items include: loan origination fee (0.5-1%), appraisal ($400-$700), title insurance ($500-$2,000), attorney fees ($500-$2,000), prepaid taxes and insurance (2-6 months), and recording fees. Some of these are negotiable, and some lenders offer credits to offset them.

Q: Is it better to put 20% down or less?

Putting 20% down eliminates PMI and lowers your monthly payment, but it ties up more cash. If you have strong investments earning 8-10% annually, putting down less and investing the difference may build more wealth over time. The math depends on your PMI rate, mortgage rate, investment returns, and risk tolerance. At minimum, keep a solid emergency fund after closing — being house-rich and cash-poor is dangerous.

Q: What is the difference between pre-qualification and pre-approval?

Pre-qualification is an informal estimate based on self-reported financial information. It takes minutes and means very little. Pre-approval is a formal process where the lender verifies your income, assets, credit, and employment, then commits to lending you a specific amount (subject to conditions). Pre-approval involves a hard credit pull and typically takes 1-3 business days. In competitive markets, sellers strongly prefer — and sometimes require — pre-approval letters with offers.

Q: Can I buy a house with student loan debt?

Yes. Student loans affect your DTI ratio but don't disqualify you. Lenders look at your monthly student loan payment relative to your income. Income-driven repayment plans can lower your monthly payment and improve your DTI. FHA loans are particularly flexible with student debt. The key is that your total debt payments (housing + student loans + car + credit cards) stay below 43-50% of gross income depending on the loan type. Pay down high-interest debt first if possible.

12-Step Guide for First-Time Buyers (2026)

Buying a house is the largest financial decision most people will ever make — and the process is deliberately opaque. This guide walks you through every step, from checking your credit score to turning the key in your new front door. No fluff, no jargon, just what you actually need to know.

Steps

3-6 mo

Typical Timeline

2-5%

Closing Costs

3.5%

Min Down (FHA)

Credit Score Guide →Affordability Calculator →

The Home Buying Timeline

Most people underestimate how long the process takes. From preparation to closing, expect 3-6 months. Here's the typical breakdown:

Phase	Duration	Key Tasks
Preparation	1-6 months	Credit repair, saving, budgeting, research
Pre-Approval	1-2 weeks	Lender applications, document gathering, rate shopping
House Hunting	4-12 weeks	Agent search, showings, neighborhood research
Offer & Negotiation	1-2 weeks	Making offers, counteroffers, acceptance
Under Contract	30-60 days	Inspection, appraisal, title search, final approval
Closing	1 day	Document signing, fund transfer, key handoff

Total: ~3-6 months. Cash buyers can skip the financing phases and close in as little as 2-3 weeks.

The 12 Steps to Buying a House

📊 Check Your Credit Score

Day 1

Your credit score is the single biggest factor in determining your mortgage rate. A 100-point difference can cost or save you tens of thousands of dollars over the life of your loan.

✓Pull free reports from AnnualCreditReport.com (all 3 bureaus)
✓740+ gets the best conventional rates; 620+ qualifies for FHA
✓Dispute any errors — they're more common than you'd think
✓Pay down credit card balances below 30% utilization
✓Don't open new credit accounts or make big purchases before applying

Pro Tip: Lenders use the middle score of your three bureau scores. If you have a 720, 740, and 760, they use the 740.

🧮 Determine Your Budget

Week 1

The bank will tell you the maximum you can borrow. That number is almost always more than you should spend. Use the 28/36 rule as a ceiling, not a target.

✓28% rule: housing costs should not exceed 28% of gross monthly income
✓36% rule: total debt payments should not exceed 36% of gross income
✓Factor in property taxes, insurance, HOA, maintenance (1-2% of home value/year)
✓Keep 3-6 months of expenses in reserve after closing
✓Don't forget moving costs, furniture, and immediate repairs

Pro Tip: The comfortable range is actually 25% of gross income, not 28%. Buy less house than you qualify for and invest the difference.

🏦 Save for Down Payment

Months 1-6+

The down payment is the biggest upfront hurdle. But you don't always need 20% — there are legitimate programs that require much less.

✓FHA loans: 3.5% down with a 580+ credit score
✓Conventional loans: 5% minimum (3% for first-time buyers with some lenders)
✓VA loans: 0% down for eligible veterans and active military
✓USDA loans: 0% down in qualifying rural areas
✓20% down eliminates PMI ($100-$300/month savings)
✓Budget an additional 2-5% of purchase price for closing costs

Pro Tip: Don't drain your savings to hit 20% down. Having a 6-month emergency fund after closing matters more than avoiding PMI.

✅ Get Pre-Approved

Week 2-3

Pre-approval is not pre-qualification. Pre-qualification is a guess. Pre-approval means a lender has verified your income, assets, and credit and committed to lending you a specific amount.

✓Get pre-approved by at least 2-3 lenders to compare rates
✓You'll need: W-2s, pay stubs, tax returns, bank statements, ID
✓Self-employed? Expect to provide 2 years of tax returns and profit/loss statements
✓Pre-approval letters are typically valid for 60-90 days
✓Multiple credit pulls within 14-45 days count as one inquiry

Pro Tip: A pre-approval letter makes your offer dramatically stronger in competitive markets. Sellers take you seriously because you've already been vetted.

🤝 Find a Real Estate Agent

Week 3-4

A good buyer's agent is free to you (the seller typically pays both commissions) and worth their weight in gold. A bad one costs you nothing in dollars but everything in time and missed opportunities.

✓Interview at least 3 agents before committing
✓Ask how many buyers they've represented in the last 12 months
✓Look for agents who specialize in your target neighborhoods
✓Check reviews on Zillow, Realtor.com, and Google
✓Buyer's agent commission is typically 2.5-3% (paid by the seller)
✓Post-2024 NAR settlement: discuss agent compensation upfront

Pro Tip: The best agents will talk you OUT of overpaying for a house. If an agent only tells you what you want to hear, find a different one.

🔍 House Hunt

Weeks 4-12

This is the fun part — and the part where emotions can override logic. Make a list of needs vs. wants before your first showing, and stick to it.

✓Set up alerts on Zillow, Redfin, and Realtor.com for your criteria
✓Visit at least 10-15 homes before making an offer
✓Drive the neighborhood at different times of day (and night)
✓Check school ratings even if you don't have kids (resale value)
✓Look for homes that have been on market 30+ days — more negotiation room
✓Consider structural bones over cosmetics — you can paint walls but can't move foundations

Pro Tip: The first house you fall in love with is almost never the one you should buy. Give yourself time to calibrate.

📝 Make an Offer

Day of (when ready)

Your offer is more than just a price. Contingencies, earnest money, closing timeline, and flexibility all matter to the seller — sometimes more than the number.

✓Your agent will run comps to determine a fair offer price
✓Earnest money deposit: typically 1-3% of offer price (held in escrow)
✓Include contingencies: inspection, financing, appraisal
✓Flexible closing dates can make your offer more attractive
✓In hot markets, consider escalation clauses with a cap
✓Never waive the inspection contingency — no matter how competitive it is

Pro Tip: In a bidding war, the highest offer doesn't always win. A clean offer with fewer contingencies and a fast close can beat a higher bid with more conditions.

🔧 Home Inspection

Within 7-10 days of accepted offer

The inspection is your last line of defense before committing hundreds of thousands of dollars. This is not the time to cut corners.

✓Hire your own inspector — never use one recommended by the seller
✓A thorough inspection takes 2-4 hours and costs $300-$600
✓Attend the inspection in person and ask questions
✓Key areas: roof, foundation, HVAC, plumbing, electrical, water intrusion
✓Consider specialty inspections: termite, radon, sewer scope, mold
✓Negotiate repairs or credits based on findings — or walk away

Pro Tip: Cosmetic issues are noise. Focus on structural, mechanical, and water problems. A $500 inspection can save you from a $50,000 mistake.

📐 Appraisal

Week 2-3 after accepted offer

The lender orders an independent appraisal to make sure the home is worth what you agreed to pay. If the appraisal comes in low, you have leverage — or a problem.

✓The lender orders the appraisal — you don't choose the appraiser
✓Cost: $400-$700 (paid by the buyer)
✓If the appraisal matches or exceeds your offer price, you're good
✓If it comes in low, you can: renegotiate, pay the difference, or walk away
✓Your agent can provide comps to support the agreed price
✓Appraisal gaps are common in hot markets — budget for the possibility

Pro Tip: An appraisal coming in below your offer price is not necessarily bad news. It means the market data doesn't support the price, which is valuable information.

🚶 Final Walkthrough

1-2 days before closing

The final walkthrough is your last chance to make sure the home is in the agreed-upon condition. Check that repairs were made and nothing new is broken.

✓Verify all agreed-upon repairs were completed
✓Test all appliances, faucets, light switches, outlets, and HVAC
✓Check that the seller removed all personal property (unless negotiated)
✓Look for any new damage that occurred after the inspection
✓Confirm fixtures and items included in the sale are still there
✓If issues are found, your agent can delay closing until resolved

Pro Tip: Bring your inspection report and check every item that was supposed to be addressed. Take photos of everything.

🖊️ Closing Day

30-60 days after accepted offer

Closing day is when the house officially becomes yours. You will sign roughly 100 pages of documents and wire a large sum of money. It takes about 1-2 hours.

✓Bring government-issued photo ID (two forms is safest)
✓Wire your down payment and closing costs the day before (never same-day)
✓Review the Closing Disclosure (CD) at least 3 days before closing
✓Compare the CD to your original Loan Estimate for any surprises
✓Title company or attorney handles the closing (varies by state)
✓You'll receive the keys once everything is recorded — sometimes same day, sometimes next day

Pro Tip: Verify wire instructions by phone using a number you independently confirm. Wire fraud in real estate closings is a real and growing threat.

🏠 Move In

Closing day or after

Congratulations — you're a homeowner. Before you start celebrating, there are a few things to handle in the first week.

✓Change the locks immediately (you don't know who has copies of old keys)
✓Set up utilities in your name: electric, gas, water, internet, trash
✓File a homestead exemption if your state offers one (property tax savings)
✓Update your address with USPS, DMV, employer, banks, and insurance
✓Start a home maintenance calendar (HVAC filters, gutter cleaning, etc.)
✓Build your emergency repair fund — something will break in the first year

Pro Tip: Budget $5,000-$10,000 for unexpected first-year costs. Everyone underestimates this. HVAC, appliances, landscaping surprises — the house will test you.

Get Glen's Musings

Occasional thoughts on AI, Claude, investing, and building things. Free. No spam.

Unsubscribe anytime. I respect your inbox more than Congress respects property rights.

Closing Costs Breakdown

Closing costs typically run 2-5% of the purchase price. On a $300,000 home, that's $6,000-$15,000 on top of your down payment. Here's what you're actually paying for:

Cost	Typical Range	$300K Example	Paid By
Loan origination fee	0.5-1% of loan	$1,500-$3,000	Buyer
Appraisal	$400-$700	$500	Buyer
Home inspection	$300-$600	$450	Buyer
Title search & insurance	$500-$2,000	$1,200	Both
Attorney / closing fee	$500-$2,000	$1,000	Buyer
Recording fees	$50-$250	$125	Buyer
Prepaid property taxes	2-6 months	$1,500-$4,500	Buyer
Prepaid homeowners insurance	12 months upfront	$1,500-$3,000	Buyer
Escrow deposit	2 months taxes + insurance	$1,000-$2,000	Buyer
Real estate commission	5-6% of sale price	$15,000-$18,000	Seller

Bottom line: For a $300,000 home with 5% down, budget roughly $15,000 for the down payment plus $8,000-$12,000 in closing costs. That's $23,000-$27,000 in cash you'll need at closing — not counting your emergency reserves.

Types of Mortgages

Not all mortgages are created equal. The right loan type depends on your credit score, savings, military status, and where you're buying. Here are the four main options:

Conventional

Down: 3-20%Credit: 620+

Best for: Buyers with good credit and savings

Pros

+ No upfront mortgage insurance
+ PMI drops off at 20% equity
+ More property types eligible
+ Flexible loan terms (10-30 years)

Cons

− Higher credit requirements
− PMI required below 20% down
− Stricter DTI limits

FHA

Down: 3.5%Credit: 580+

Best for: First-time buyers with limited savings

Pros

+ Low down payment (3.5%)
+ Lower credit requirement (580)
+ Higher DTI allowed (up to 50%)
+ Gift funds for down payment OK

Cons

− Mortgage insurance for life of loan (if <10% down)
− Upfront MIP of 1.75%
− Property must meet FHA standards
− Loan limits vary by county

VA

Down: 0%Credit: No VA minimum (lenders: ~620)

Best for: Veterans, active duty, eligible spouses

Pros

+ Zero down payment
+ No PMI ever
+ Competitive rates
+ No prepayment penalty
+ VA funding fee can be rolled into loan

Cons

− Must be eligible (military service required)
− VA funding fee (1.25-3.3%)
− Property must be primary residence
− VA appraisal can be strict

USDA

Down: 0%Credit: 640+

Best for: Buyers in qualifying rural/suburban areas

Pros

+ Zero down payment
+ Below-market interest rates
+ Low mortgage insurance
+ Closing costs can be rolled in

Cons

− Geographic restrictions (rural areas only)
− Income limits apply
− Upfront guarantee fee (1%)
− Property must be primary residence

Which should you choose? If you have 20% down and a 740+ credit score, go conventional. If you're a veteran, VA is almost always the best option. If you have limited savings and decent credit, FHA is your friend. USDA is excellent if you're buying in a qualifying area. Run the numbers with our mortgage calculator →

First-Time Buyer Programs

There are more programs to help first-time buyers than most people realize. The definition of “first-time buyer” is also broader than you think — in many programs, it means anyone who hasn't owned a home in the last 3 years.

FHA Loans

3.5% down, lower credit requirements, higher DTI limits

Who qualifies: Anyone (not just first-time buyers)

Fannie Mae HomeReady

3% down conventional loan, reduced PMI, income flexibility

Who qualifies: Income at or below 80% of area median income

Freddie Mac Home Possible

3% down, reduced insurance, flexible sources for down payment

Who qualifies: Income at or below 80% of area median income

State/Local Down Payment Assistance

Grants or forgivable loans covering 3-5% of purchase price

Who qualifies: Varies by state — check your state housing finance agency

Good Neighbor Next Door (HUD)

50% off list price on HUD-owned homes in revitalization areas

Who qualifies: Teachers, law enforcement, firefighters, EMTs

VA Loans

0% down, no PMI, competitive rates

Who qualifies: Veterans, active-duty military, eligible surviving spouses

USDA Loans

0% down in qualifying rural areas

Who qualifies: Buyers in USDA-eligible areas meeting income limits

Energy Efficient Mortgage (EEM)

Finance energy improvements into your mortgage

Who qualifies: Available with FHA, VA, and conventional loans

Don't overlook these. Many buyers leave thousands of dollars on the table because they don't know about down payment assistance programs. Your lender and real estate agent should help you explore options, but do your own research too. Search “[your state] housing finance agency first-time buyer programs” to find local options.

What I Wish Someone Told Me Before Buying

I've seen the process from both sides — as a buyer and as someone who spent a decade analyzing real estate companies and mortgage-backed securities. Here are the things no one tells you until it's too late:

The bank's number is not your number

The maximum mortgage you qualify for is designed to make the bank money, not to make your life comfortable. A lender will approve you for a payment that eats 43% of your income. You'll be miserable at that level. Aim for 25% or less and you'll actually enjoy owning a home instead of being enslaved by it.

The purchase price is just the beginning

Closing costs, moving, furniture, appliances, maintenance, insurance increases, property tax reassessments, HOA special assessments — the true cost of homeownership is 30-50% more than your mortgage payment. Budget for 1-2% of your home's value annually in maintenance. Something will break in the first year. Guaranteed.

Your home is not an investment

Historically, home prices have appreciated at roughly the rate of inflation (2-3% annually). After maintenance, property taxes, insurance, and transaction costs, the real return on a primary residence is often close to zero. Buy a home because you want a place to live, not because you think it'll make you rich. Your stock portfolio is for wealth building. Your house is for living.

Inspect everything, trust nothing

Never waive a home inspection. Never. I don't care how hot the market is. Pay for the sewer scope, the termite inspection, the radon test, and the mold assessment. A $1,500 investment in inspections can save you from a $50,000 foundation repair or a $30,000 mold remediation. The sellers are not your friends — their job is to get the highest price and walk away.

Rate shop aggressively

A 0.25% difference in mortgage rate on a $300,000 loan saves you approximately $15,000 over 30 years. Get quotes from at least 3-5 lenders: your bank, a credit union, an online lender, and a mortgage broker. The rate spread between lenders on the exact same day can be 0.5% or more. That single afternoon of work pays for itself thousands of times over.

Don't let emotions run the negotiation

The moment you “fall in love” with a house, you lose negotiating leverage. A good agent will keep you disciplined. Set your maximum price before you walk through the door, and walk away if it goes above. There will always be another house. There will not always be another $20,000 in your bank account.

Glen's Take: Buying in Miami Beach

I live in Miami Beach, and the real estate market here is an education in itself. Prices are eye-watering. HOA fees on condos can run $800-$2,000+ per month. Insurance costs have exploded since 2022 — flood insurance, windstorm insurance, building insurance assessments. Some condo buildings have seen special assessments of $50,000-$100,000+ per unit after the Surfside collapse prompted statewide structural inspection requirements.

If you're buying in a HCOL (high cost of living) market like Miami, New York, San Francisco, or LA, everything in this guide still applies — but the stakes are amplified. A 0.5% rate difference on a $700,000 mortgage is $35,000+ over the life of the loan. Closing costs on a million-dollar property can exceed $50,000.

My advice for HCOL buyers: be even more conservative with your budget than the 25% rule suggests. Factor in rising insurance costs (they only go up in coastal areas). Research HOA financials before you buy a condo — ask for the reserve study, the last two years of meeting minutes, and any pending special assessments. And never, ever waive the inspection.

One more thing: I spent years writing about Fannie Mae and Freddie Mac as a hedge fund analyst. The government-sponsored enterprises (GSEs) back the majority of mortgages in this country, and the system works remarkably well for the borrower. 30-year fixed-rate mortgages at reasonable rates are a uniquely American innovation — most countries don't offer anything close. Take advantage of it. Lock in a fixed rate, never get an adjustable-rate mortgage in a rising-rate environment, and let inflation erode your mortgage balance over time while your income (hopefully) grows.

Frequently Asked Questions

How long does it take to buy a house?

The typical home buying process takes 3-6 months from start to finish. Getting your finances in order and getting pre-approved takes 2-4 weeks. House hunting takes 4-12 weeks depending on your market. Once you have an accepted offer, closing takes 30-60 days. In competitive markets, the hunt phase can stretch longer. In less competitive areas, you can sometimes find a home in the first week of looking.

How much money do I need to buy a house?

At minimum, you need the down payment (3.5% FHA, 5% conventional, or 0% VA/USDA), plus closing costs (2-5% of purchase price), plus reserves (3-6 months of expenses). For a $300,000 home with 5% down, that's roughly $15,000 down + $9,000 closing costs + $15,000 reserves = approximately $39,000 in cash. With FHA at 3.5% down, your upfront cash drops to about $10,500 for the down payment, but you'll pay mortgage insurance for the life of the loan.

What credit score do I need to buy a house?

The minimum credit score depends on the loan type. FHA loans require a 580 for 3.5% down (or 500 with 10% down). Conventional loans typically need 620+. VA loans have no VA-set minimum, but most lenders want 620+. However, minimum scores get you the worst rates. A 740+ score gets the best rates and saves you tens of thousands over the life of your loan. Every 20-point increase matters.

Should I rent or buy a house?

The rent vs. buy decision depends on how long you plan to stay, local price-to-rent ratios, your savings, and your lifestyle flexibility. A common rule of thumb: if you plan to stay at least 5-7 years, buying usually wins financially due to equity building and fixed mortgage payments. If you might move within 2-3 years, renting is usually cheaper after accounting for closing costs and transaction fees. Use a rent vs. buy calculator to model your specific situation.

What are closing costs and how much should I expect?

Closing costs are fees associated with finalizing your mortgage and transferring ownership. They typically run 2-5% of the purchase price. On a $300,000 home, expect $6,000-$15,000 in closing costs. Major items include: loan origination fee (0.5-1%), appraisal ($400-$700), title insurance ($500-$2,000), attorney fees ($500-$2,000), prepaid taxes and insurance (2-6 months), and recording fees. Some of these are negotiable, and some lenders offer credits to offset them.

Is it better to put 20% down or less?

Putting 20% down eliminates PMI and lowers your monthly payment, but it ties up more cash. If you have strong investments earning 8-10% annually, putting down less and investing the difference may build more wealth over time. The math depends on your PMI rate, mortgage rate, investment returns, and risk tolerance. At minimum, keep a solid emergency fund after closing — being house-rich and cash-poor is dangerous.

What is the difference between pre-qualification and pre-approval?

Pre-qualification is an informal estimate based on self-reported financial information. It takes minutes and means very little. Pre-approval is a formal process where the lender verifies your income, assets, credit, and employment, then commits to lending you a specific amount (subject to conditions). Pre-approval involves a hard credit pull and typically takes 1-3 business days. In competitive markets, sellers strongly prefer — and sometimes require — pre-approval letters with offers.

Can I buy a house with student loan debt?

Yes. Student loans affect your DTI ratio but don't disqualify you. Lenders look at your monthly student loan payment relative to your income. Income-driven repayment plans can lower your monthly payment and improve your DTI. FHA loans are particularly flexible with student debt. The key is that your total debt payments (housing + student loans + car + credit cards) stay below 43-50% of gross income depending on the loan type. Pay down high-interest debt first if possible.

Recommended Resources

Tools & books I actually use and recommend

TradingView

Best charting platform out there. Real-time data, screeners, and a community of millions of traders.

Try TradingView

The Psychology of Money

Morgan Housel on why managing money is about behavior, not intelligence. Short, brilliant chapters you'll re-read.

View on Amazon

The Intelligent Investor

Ben Graham's timeless guide to value investing. The book Warren Buffett calls "the best investing book ever written."

View on Amazon

Some links above are affiliate links. I only recommend products I personally use. See my full disclosures.

Keep Exploring

Calculator

How Much House Can I Afford?

Interactive calculator using the 28/36 rule, your income, debts, and down payment to find your number.

Read more Calculator

Mortgage Calculator

Calculate your monthly payment, total interest, and amortization schedule for any loan amount and rate.

Read more Calculator

Rent vs Buy Calculator

Compare the true cost of renting vs. buying over time, including opportunity cost of your down payment.

Credit Score Ranges

What your credit score means, how it affects your mortgage rate, and how to improve it before applying.

Read more Calculator

Savings Goal Calculator

Figure out how much to save each month to hit your down payment target by your buying date.

Read more Calculator

Net Worth Calculator

Track your full financial picture — assets, liabilities, and how a home purchase changes your net worth.

Disclaimer: This guide is for informational purposes only and does not constitute financial, legal, or real estate advice. Every home purchase is unique — consult with a qualified mortgage professional, real estate agent, and/or attorney before making decisions. Loan programs, rates, and requirements change frequently. The information here reflects general guidance as of 2026 and may not apply to your specific situation. Glen Bradford is not a licensed real estate agent or mortgage broker. Amazon links are affiliate links (tag: glenbradford-20).