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Checklists so nothing gets missed
These are the steps that tend to matter, in the order they tend to matter. Print them, copy them, ignore the parts that don't apply — they're yours to use.
First-Time Buyer
The full arc, from wondering if you're ready to getting the keys. Nothing here is required in order — but this is the sequence that tends to cause the least stress.
Before you look at anything
Check your credit report for errors
You're entitled to a free report from each bureau annually. Fix anything wrong before a lender sees it.
Work out what you can comfortably afford
Not the maximum approved — the payment you'd be happy with in year three.
Save beyond the down payment
Closing costs typically run 2–5% of the price on top of your down payment.
Get pre-approved, not just pre-qualified
Pre-approval verifies your finances and makes your offer meaningfully stronger.
While you're searching
Separate needs from wants
Location and layout are expensive to change later. Paint and fixtures are not.
Visit at different times of day
Traffic, noise, and light all change between a Tuesday morning and a Saturday evening.
Ask about the HOA
Dues, what they cover, reserve funds, and whether any special assessments are planned.
Making the offer
Review comparable sales before choosing a number
That's what supports your offer — not what the seller is asking.
Build in room for inspection findings
Assume something will come up. It usually does, and it's rarely a dealbreaker.
Understand your contingencies
Inspection, financing, and appraisal. These protect your earnest money.
Under contract to closing
Schedule the inspection right away
Lock your rate when it makes sense
Ask your lender about float-down options before you lock.
Don't open new credit or change jobs
Both can undo an approval between contract and closing.
Review the Closing Disclosure carefully
You receive it at least three business days before closing. Compare it to your Loan Estimate.
Do a final walk-through
Confirm agreed repairs were done and nothing changed since your inspection.
Preparing Your Home to Sell
Most of the return comes from a handful of high-impact items. Do these before you spend money on anything cosmetic you're guessing about.
Start with honesty
Walk your home as a buyer would
Start at the curb. That first impression sets expectations for everything inside.
Get a pre-listing inspection
You'll learn what's coming regardless — better to know before a buyer does.
Ask what actually needs doing in your market
Not every upgrade returns its cost. Some are worth it; many aren't.
High-return fixes
Fresh neutral paint in main living areas
Fix anything visibly broken
Drips, sticking doors, cracked tiles, burnt-out bulbs.
Deep clean, including windows and grout
Declutter and depersonalize
Buyers need to picture themselves there, not you.
Address any odors at the source
Before photos
Maximize light
Open blinds and turn on every lamp, even at midday.
Clear all surfaces
Kitchen counters, bathroom vanities, nightstands.
Hide bins, cords, and pet items
Mow, edge, and add a plant by the door
Paperwork
Gather permits and receipts for work done
Locate warranty documentation
Complete the required disclosures
Collect HOA documents if applicable
Moving Timeline
Worked backward from moving day. The further ahead you handle the logistics, the less the last week hurts.
8 weeks out
Get moving quotes
At least three, and confirm whether the estimate is binding.
Start decluttering room by room
Begin a donation pile
Schedule a pickup now — it's easier than a last-minute drop-off.
Notify your landlord if you rent
4 weeks out
Book the movers
Transfer or set up utilities
Schedule disconnection for the day after you leave.
Submit a change of address
Arrange school records if you have children
Start using up frozen and pantry food
2 weeks out
Confirm the moving company in writing
Pack off-season and rarely used items
Arrange childcare or pet care for moving day
Fill any prescriptions
Return borrowed items
1 week out
Pack a clearly labeled essentials box
Medications, chargers, toiletries, a change of clothes, snacks.
Defrost and clean the refrigerator
Take photos of electronics wiring before disconnecting
Confirm the closing date and key handover
Moving day
Do a final walk-through of every room
Check attic, garage, and outdoor storage
Keep valuables and documents with you
Not on the truck.
Read the inventory before signing
Turn off lights and lock up
A note on these lists
Every transaction is a little different, and some of these steps won't apply to yours. That's fine. The point isn't to follow a script — it's to know what's coming so nothing catches you off guard. If you'd like a version tailored to your specific situation, that's a conversation we're always happy to have.
Have questions about your own numbers?
These tools are a starting point. When you're ready, we'll walk through what actually fits your situation — no pressure, no obligation.