REAL TALK WITH JULIE CABLER

Navigating Your First Home Purchase: 5 Critical Mistakes to Avoid

• Julie Cabler, PhD • Season 2025 • Episode 3

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Ready to buy your first home? Before you start scrolling through listings, you need to hear this.

The path to homeownership should be thrilling, not terrifying. Yet so many first-time buyers stumble into the same costly traps, turning their dream purchase into a financial nightmare. Drawing from years of real estate experience, I reveal the five critical mistakes that can derail your homebuying journey – and exactly how to sidestep them.

You'll discover why getting pre-approved isn't just paperwork but a powerful negotiating tool that can win you the house you want. I break down the hidden costs that blindside so many buyers, from closing expenses to those surprise post-purchase necessities that nobody tells you about. Ever fallen in love with a house online only to discover it sold weeks ago? Learn why popular listing sites might be leading you astray and how to access the same real-time data professionals use.

Perhaps most crucially, I share a cautionary tale about a $10,000 plumbing disaster that could have been avoided with a simple inspection. And finally, understand how emotional decision-making can lead to being "house poor" – and the practical strategy to keep your heart and budget aligned.

Whether you're actively house hunting or just beginning to save for your first home, this episode provides the roadmap you need to navigate the market with confidence. Your future self (and wallet) will thank you for listening before signing that offer.

Have questions about your specific situation? Reach out directly – I'd love to help you avoid these pitfalls and find a home that truly works for your life and finances. Subscribe now and share with someone you know who's taking their first steps toward homeownership.

Speaker 1:

Hey friends, welcome back to Real Talk with Julie Kabler insights that elevate your real estate decisions. I'm thrilled you're here for episode three. We've already covered some great topics in the first two episodes, from how to sell your home for top dollar and should you buy now or wait. Today we're focusing on the new buyer and talking about the five biggest mistakes I see first time homebuyers make and how you can avoid them. I've been in this business long enough to know that buying your first home is a mix of excitement, fear, overwhelm and joy, sometimes all in the same day. And when you're in the middle of that emotional roller coaster, it's easy to make decisions that seem fine in the moment but come back to bite you later. So today's episode is all about slowing things down, taking a deep breath and getting you prepared to buy smart. So let's get into it.

Speaker 1:

So mistake number one not getting pre-approved first. Here's what usually happens. Someone sees a cute little house online, they call me and they say Julie, can we go see that today? And I love the excitement. But when I ask if they've talked to a lender yet, they often answer well, no, not yet. So here's the problem If you don't know what you're qualified for you might be setting yourself up for heartbreak.

Speaker 1:

Imagine touring three homes you absolutely adore and then finding out later that they're way outside your budget. It's crushing. Or the opposite can happen. You might think you can only afford $250,000, but after a pre-approval we find you can actually go up to $300,000 and open up a whole new set of possibilities. So getting pre-approved first, it does two things. The first thing is it gives you clarity. You know exactly what price range to look at and what your monthly payments will be. The second thing it does is it gives you power. Many sellers won't even entertain an offer without pre-approval. Sellers take pre-approved buyers seriously. In a multiple offer situation, that can be the thing that wins you the house. So here's my tip I recommend talking to at least two lenders, if not three. Get a feel for their communication style, compare interest rates and ask for a loan estimate so you can compare fees side by side. Additionally, using a local lender can add value. They know the area, they know the appraisers, inspectors and oftentimes they also know the listing agent. Sometimes this helps expedite the process.

Speaker 1:

Mistake number two overlooking hidden costs. I cannot stress this enough. Buying a home is not just about the purchase price or your monthly mortgage. There are so many other numbers in play, so let's talk about closing costs first. These include things like your lender fees, title company fees and prepaid things like property taxes and homeowner's insurance. Typically, you're looking at 2% to 5% of the purchase price, which means that on a $300,000 home, you might need $6,000 to $15,000 just for closing costs, depending on the appraisal value. Some of these items could be rolled into your loan, but not always. Then there are upfront costs during the process. Your inspection fee well, that could range from $400 to $600. An appraisal might be another $500. And sometimes you'll have specialty inspections like a septic inspection, a well inspection or pest inspections. And once you've moved in, don't forget about your ongoing costs. Some homes have homeowners association dues. You'll have utility deposits and then yard tools, if this is your first home with a yard lawnmowers, trimmers, sprinklers, hoses it all adds up Upgrades or furniture, things like curtains, rugs and even lighting, if the current lighting is insufficient propane costs, renting or buying a propane tank and the installation fees. So here's my second tip. When I meet with first-time buyers, we go through a full cost breakdown so you know what to expect at every step. That way, there are no unpleasant surprises three days before closing.

Speaker 1:

Mistake number three trusting online listings at face value. Okay, let's talk about everyone's favorite pastime scrolling Zillow at 2 am. I love it too, but here's the thing those listings can be outdated or even flat out wrong. Zillow does not always update as timely as the MLS. I've had buyers send me links to a house they're obsessed with, only for me to find out that it sold three weeks ago. Or we'll go see it in person and they're shocked to discover the photos were taken five years ago, before the roof started leaking and the carpet got trashed.

Speaker 1:

There's nothing wrong with browsing, but you need to remember that those sites are marketing tools. They're not the live database that we realtors use. So I set my clients up with a direct feed from the MLS. This is where we see homes the minute they hit the market. You can filter by price, size, neighborhood, even school district, and you get notified right away. That means you're never wasting time falling in love with something that's no longer available. So if you like to browse and you want to find the affordable home of your dreams, here's the most current link. Here's the most current link and this is my link that shows all of the listings of eXp Realty and you can contact me about any of these homes, and there are bunches of them. So that link is https// and then my name, juliecabblerexprealtycom. That link will take you to all of the homes I can show you, and there's a lot. So head there and drop Zillow. You'll be very happy for that.

Speaker 1:

Mistake number four skipping the inspection. I get it. In a competitive market, buyers want their offer to stand out and waiving inspection might seem like a way to do that, but trust me, skipping an inspection is like buying a used car without even popping the hood. I once had an inspector find a major plumbing leak under a house. The repair would have cost over $10,000. Without that inspection, my buyers would have been responsible for that bill after closing when they suddenly realized where the leak was and the amount that was going to be necessary to prepare it. So don't skip your inspection.

Speaker 1:

I can tell you from personal experience, when I was selling my home a few years ago, that I had a buyer who was so anxious to buy my home that she decided that she would waive the inspection. Now, I wasn't a realtor at that time, but I also knew that when I had bought the house, it had been flipped and I was aware that all of the air conditioning and the plumbing was all new, that the roof was brand new and there really weren't any issues with the house. And the things that were unique to it and different were certainly listed on the seller's disclosure. So I went ahead and allowed her to do that. She ended up being one of five people who bid on my home and I was able to select her actually because, well, to be frank, she had the largest down payment and she was already pre-approved and I knew that the loan was going to be way under appraisal. So for me it was a really slam dunk as a seller and I was really grateful because I wanted to move on. So, other than that, I'm going to say don't skip the inspection. Even if the seller won't fix anything, you still want to get the inspection. It gives you a full picture of the home's condition and it helps you plan for repairs down the road. So here's a pro tip on inspections Attend the inspection if you can. It's like a crash course in home ownership. The inspector will show you where the water shutoff valve is, how to change your air filter and what maintenance items to keep an eye on. That's actually a pretty good suggestion there.

Speaker 1:

Mistake number five letting emotions control the deal. Buying your first home is emotional. There's no way around it. You're picturing where the Christmas tree will go, where the kids will play, how you'll decorate. That's the fun part. But here's where people get into trouble. They start ignoring red flags or stretching their budget just to make it work. I've seen buyers go $50,000 over what they originally planned to spend and then six months later they're house poor and stressed. Being house poor can disrupt your family connection as stress takes over. Just don't do it. So, before you start shopping, make a list of your non-negotiables, the things that are absolute must-haves, and your nice-to-haves, so when your emotions are high, we'll go back to the list and make sure the house checks the important boxes. You can contact me, juliekabler, at eXp Realty for my free home buyer's guide, which has everything you need for finding your first home All the checklists, a layout of the process and explanations for every step to closing day, and I will walk alongside you to keep everything on track.

Speaker 1:

So here's a little story. One time one of my agent's friends told me about a young couple who fell in love with a home that checked almost every box. It was cute, well-staged and in a great district. They were ready to waive inspection to beat the competition. She encouraged them to slow down and do the inspection. The inspector found a failing roof and outdated electrical wiring that wasn't up to code. So, instead of losing the house, we negotiated with the seller and got a full roof replacement and a $5,000 credit toward electrical upgrades. They moved in with peace of mind and thousands of dollars still in their pocket.

Speaker 1:

That's the power of having an advocate in your corner. This is the negotiating strength of a good agent. So be sure you have one. In fact, I recommend me. So the reason I can guide my buyers through these tricky situations is because of the collaboration and training I have at eXp Realty. I have access to experienced mentors, legal support and a community of agents who share strategies that make a real difference for my clients.

Speaker 1:

If you're an agent listening to this and feel like you're doing it all alone, or you wish you had more tools to serve your buyers, well, well, let's talk. I'd love to show you what eXp has done for my business and how it could help you too. So there you have it the five biggest mistakes first-time homebuyers make and how to avoid them. So if you're ready to start your home search, I'd love to help you. We'll get you pre-approved, set up a personalized search and walk through every step together so you can buy with confidence. And if you're a fellow agent who's curious about how eXp can support you, reach out to me. I'd love to share what's working for me and help you figure out if it's a good fit for you. Make sure you hit subscribe or follow me so you don't miss the next episode, and share this one with someone who's thinking about buying a home. You could save them from making a very expensive mistake. Thank you, have a great day.