On this page
Timeline
- Pre approval, 1 to 2 days once documents are received
- Shopping and offer, varies by market and readiness
- Under contract to closing, often 30 to 45 days, can vary by loan type and contract
The 6 steps from planning to keys
1) Game plan call
We talk through your goals, timeline, budget range, and the areas you are considering.
- Share your timeline and comfort zone
- Talk through where you want to buy
- Leave with a simple next-step plan
2) Pre approval strategy
I compare FHA, conventional, VA, and USDA so we can choose the option that best matches your qualification, cash to close, and goals.
- Review the loan options that fit your file
- Look at strengths, tradeoffs, and timelines
3) Documentation
You send the key documents I need to build a strong pre approval and reduce surprises later.
- Income and asset documents
- ID and any supporting qualification details
4) Home search and offer
You shop with a real budget range and a plan that fits your timeline, not just online estimates.
- Use your pre approval to shop with confidence
- Structure a clean offer with your agent
5) Underwriting and appraisal
Once you are under contract, I track conditions, deadlines, and updates so you know what is happening.
- Appraisal gets ordered
- You respond to any needed conditions
- I keep the file moving
6) Clear to close
We review final details, confirm logistics, and make sure you know exactly what comes next before closing day.
- Review final numbers and timing
- Confirm signing and closing steps
What I need for a strong pre approval
Here is the clean starter list I use most often.
Most common documents
- Photo ID
- Most recent pay stubs
- Most recent W2s
- Two months bank statements
If applicable
- Tax returns for self employed income
- Offer letter or job change details
- Divorce decree or child support documentation if used for qualification
- Gift letter documentation if using gift funds
Do not send sensitive info by email, no SSN or full account numbers.
Cash to close, what most first time buyers miss
Down payment is only one part of the picture. Depending on the file, there may also be closing costs, prepaid items, and reserves that affect what you need at closing.
- Down payment
- Closing costs
- Prepaid items like insurance and taxes
- Reserves may apply depending on the file
Mistakes to avoid
- Do not open new credit
- Do not change jobs without checking first
- Do not move large sums or deposit cash without a quick conversation
- Do not co sign for anyone
- Do not miss payments on anything
Common questions from first time buyers
What is the difference between pre qualified and pre approved
Pre qualified is a quick estimate. Pre approved means documents were reviewed and the approval is based on real numbers.
How long does pre approval take
If you send documents quickly, I can usually move fast, often the same day or next business day.
How much money should I have saved
That depends on the loan option, your cash to close, and the type of home you want to buy. I can help you build a realistic target.
Can I buy with low down
Often yes. FHA, VA, USDA, and conventional low down options can all be good starting points depending on your file.
What happens after my offer is accepted
Your loan moves into underwriting, the appraisal is ordered, and we work through any conditions until you are clear to close.
How do I choose between FHA, conventional, VA, and USDA
It depends on your credit profile, qualification, cash to close, property location, and long term goals. I can help you compare the cleanest fit.