Ten rookie mistakes (and their cheat codes)
Every one of these is survivable. Every one of these is also avoidable, which is cheaper. Learn from buyers who came before you.
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House shopping before number shopping
Falling for a $380k house on a $300k budget poisons every house you can actually afford. Cheat code: real range first — calculator, then conversation.
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Skipping the assistance layer
Buyers routinely leave five figures unclaimed because they never checked the state and local stack. Cheat code: program check before house hunt — it can change where you shop.
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Emptying every account to close
Closing with $0 left turns the first furnace repair into a credit card crisis. Cheat code: use DPA to preserve an emergency cushion — that's what it's for.
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Financing anything before closing
Underwriting re-verifies credit right before you sign. New truck, new couch, new card = new problem, sometimes a dead deal. Cheat code: the credit freeze-frame — no new debt from application to keys.
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Job hopping mid-process
Lenders love employment stability during underwriting. A better job is great — the week after closing. Cheat code: if a move is unavoidable, tell your loan officer immediately; surprises are the real killer.
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Moving money around weirdly
Underwriters must source large deposits. Fifteen Venmo hops between accounts creates a paper chase. Cheat code: park closing funds in one account and let them sit ("season") for 60+ days. Gift money? There's a form — use it.
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Waiving inspection to win a bid
In a hot market it's tempting. It's also how you buy a $12,000 sewer line surprise. Cheat code: there are competitive offer structures that don't fly blind — your agent and Zach can coordinate them.
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Forgetting the other monthly costs
PITI isn't the whole bill: utilities you now fully own, HOA dues, maintenance (~1%/yr of home value). Cheat code: budget the payment plus ~$250–350 and see if it still feels good.
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Wiring money to a scammer
Wire fraud targets closings specifically: spoofed emails with "updated" instructions. Cheat code: only wire after verifying instructions by phone, using a number you already had — never one from the email. This one's on the closing checklist in bold.
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Going it alone out of embarrassment
Not knowing what escrow means is normal — nobody taught you this on purpose. Cheat code: ask the "dumb" question. Zach's entire brand is being the person you can ask.
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