Your First Home: How To Buy a House For First-Time Home Buyers

Stacie Rihl | First-Time Homebuying Expert
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Welcome to Your First Home Podcast - I'm your host and homebuying expert Stacie Rihl and I've spent the last 8 years helping first-time homebuyers like you make their dreams of owning a home reality. Buckle up, because we're about to demystify the process and learn everything we should have been taught in school about the biggest and most exciting purchase you'll ever make. Your first home.

  1. 5h ago

    47. Home Inspection Red Flags Every First-Time Home Buyer Need to Know, with James Lee

    When you're touring homes for the first time, it's easy to get caught up in the staging and the kitchen and start mentally moving in before you've even left. But there are things you should be paying attention to that most first-time buyers completely miss. In this episode, I sit down with home inspector James Lee of GBG Inspection to talk about the red flags you can spot during a tour, why mold is his biggest deal-breaker, what most people get wrong about new construction, and how to find an inspector who actually does the job right. Ready to take the first step of finding your first home? Connect with a FAME agent in your area (it's free!) WHAT YOU'LL LEARN TODAY: The first things to look for when you walk into a house, including signs of water damage, ceiling discoloration, and fresh paint that might be hiding something Why mold is one of the biggest deal-breakers for a home inspector and how to spot (and smell) the signs during a tour The big-ticket items that determine whether a home is worth it: roof, foundation, HVAC, and their life expectancies How to use data plates on your AC unit, water heater, and major systems to find out how old they are Why new construction homes aren't automatically problem-free, and the quality control issues inspectors find regularly, including water leaks and mold in brand-new builds The three phases of new construction inspections: pre-pour, pre-drywall, and final, and why skipping them can cost you How to evaluate a home inspector before you hire one, including the one thing you should always ask for Maintenance tips for after you buy: when to recaulk, when to check the roof, and how often to schedule follow-up inspections RESOURCES MENTIONED: Connect with a FAME agent in your area (free) Free homebuying masterclass Episode 30: 7 Best Pieces of Advice and Tips for First-Time Homebuyers James Lee / GBG Inspection: Instagram (@homeinspectorjams) | Website CONNECT WITH ME: Follow me on Instagram Visit my website CHAPTERS: 00:00 — Meet James Lee: home inspector and new construction specialist 01:07 — Red flags to watch for when you're touring a home for the first time 02:47 — How to spot water damage: ceiling stains, discoloration, and fresh paint 04:42 — Non-negotiable deal-breakers: mold, foundation, roof, and HVAC 07:05 — Flip houses vs. older homes: what to expect and how to budget 08:10 — New construction isn't always better: quality control issues inspectors find regularly 11:13 — The three phases of new construction inspections and what each one catches 12:43 — How to choose a home inspector: the one question to always ask 14:26 — Common issues first-time buyers miss (and which cracks actually matter) 16:42 — Home maintenance after you buy: filters, caulking, roof checks, and follow-up inspections 19:20 — Final advice: don't fall in love before the inspection

  2. Aug 12

    46. Can You Buy a House With Student Loans? What First-Time Buyers Actually Need to Know

    Student loan debt is one of the biggest reasons first-time buyers assume they can't qualify for a mortgage… but the data says otherwise. One-third of first-time homebuyers in 2025 had student loan debt when they closed (and I'm one of them). In this episode, I'm breaking down exactly how lenders calculate your student loan payment for approval, whether you should pay off your loans before buying, and how to run the debt-to-income numbers yourself before you ever talk to a lender. Ready to take the first step of finding your first home? Connect with a FAME agent in your area (it's free!) WHAT YOU'LL LEARN TODAY: Whether student loan debt actually disqualifies you from buying a home (33% of 2025 first-time buyers had it and still closed) How lenders calculate your student loan payment for pre-approval, even if you're on an income-based repayment plan, in deferment, or in forbearance The exact debt-to-income ratio math lenders use, with a real dollar example you can run with your own numbers Why low down payment options like 3% down for first-time buyers matter even more when student debt is part of the picture How to decide whether to pay off your student loans first or put that money toward a down payment instead The interest rate comparison that tells you which option actually saves you more money Why a free conversation with a local lender is the fastest way to get a real answer RESOURCES MENTIONED: Connect with a FAME agent in your area (free) Free homebuying masterclass Episode 34: How Much of Your Income Should You Spend on a House? Budgeting Formulas for First-Time Buyers Zillow mortgage payment calculator CONNECT WITH ME: Follow me on Instagram Visit my website CHAPTERS: 00:00 — Can you buy a house with student loan debt? 01:00 — What the data says: 33% of 2025 first-time buyers had student loans 02:04 — How lenders calculate your student loan payment for pre-approval 04:15 — The debt-to-income ratio math (with a real dollar example) 07:07 — Should you pay off your student loans before buying a house? 08:57 — What you can actually afford (budgeting beyond your pre-approval number) 10:19 — Your next step: connecting with a FAME agent

  3. Aug 5

    45. How to Shop for a Mortgage Lender (And Save $60,000 on Your First Home)

    Most first-time homebuyers only talk to one lender, and it's one of the most expensive mistakes you can make. Research shows that shopping around for mortgage lenders can save you over $60,000 across a 30-year loan, and the process is a lot simpler than most people think. In this episode, I share my insider perspective as a former mortgage loan officer and break down exactly how to compare lenders, what to look for beyond the interest rate, and how to use competing quotes to negotiate a better deal, without hurting your credit score. Ready to take the first step of finding your first home? Connect with a FAME agent in your area (it's free!) WHAT YOU'LL LEARN TODAY: Why the difference between a 6.5% and 7% interest rate costs you $47,000 over 30 years (and $133/month) How to get pre-approved with multiple lenders within the 14-day credit pull window so it only counts as one inquiry What to look for on a closing cost estimate beyond the interest rate, including lender fees and points How some lenders advertise low rates that actually come with thousands in hidden upfront costs When you can (and can't) lock in your interest rate, and how the loan estimate protects you after you're under contract How to take a better quote from one lender and ask another to match it, and what lenders will actually do when you ask Why an experienced agent's lender recommendations are one of the most underrated advantages in the home buying process RESOURCES MENTIONED: Connect with a FAME agent in your area (free) Free homebuying masterclass Mortgage News Daily — current mortgage rates CONNECT WITH ME: Follow me on Instagram Visit my website CHAPTERS: 00:00 — Why shopping for lenders can save you $60,000 on your mortgage 01:02 — Stacie's insider perspective as a former mortgage loan officer 03:05 — Shopping for a mortgage is just like shopping for a car — here's how 04:04 — Why a low rate means nothing if the lender can't get you to closing 05:12 — The 14-day credit pull window: how to compare lenders without hurting your score 07:24 — Why you should get all of your pre-approvals in the same week 08:04 — How to read a closing cost estimate and spot hidden lender fees and points 11:05 — When to lock your rate and how the loan estimate protects you 13:09 — How to negotiate by showing one lender a better quote from another

  4. Jul 29

    44. How to Sell Your First Home and Buy Your Next One (3 Strategies Explained)

    What happens when you outgrow your first home and you're ready for the next one? Even if you've been through the buying process before, selling and buying at the same time brings a whole new set of decisions, and the order you do things in matters more than most people realize. In this episode, I walk through the three main strategies for making the move: buying first then selling, selling first then buying, and doing both at the same time. I also break down the one financial question that determines your entire game plan, how to calculate what you'll actually walk away with when you sell, and the timeline to keep in mind so you're not scrambling. Ready to take the first step of finding your first home? Connect with a FAME agent in your area (it's free!) WHAT YOU'LL LEARN TODAY: The three strategies for buying your next home and selling your current one, and the tradeoffs of each Why buying first is the easiest option but comes with the risk of carrying two mortgage payments How a sale contingency works and why it depends on your local market conditions The one question to ask a lender before you do anything: can you qualify to carry both mortgages? How to calculate your home equity after closing costs (and why seller costs are higher than you think) What your agent will walk through with you to get your home ready to sell for the highest price Why starting 6–12 months before your ideal move date gives you the most flexibility RESOURCES MENTIONED: Connect with a FAME agent in your area (free) Free homebuying masterclass CONNECT WITH ME: Follow me on Instagram Visit my website CHAPTERS: 00:00 — What happens when you're ready to buy your second home 01:07 — The three strategies: buy first, sell first, or do both at once 02:40 — Strategy 2: Sell first and rent or stay with family temporarily 02:58 — Strategy 3: Close on both the same day with a sale contingency 04:31 — The first question to answer: do you need to sell in order to afford the next home? 06:40 — How to calculate what you'll actually walk away with after selling 09:02 — What the selling timeline looks like from listing to closing 12:26 — Why starting early gives you the most options

  5. Jul 22

    43. What Are the Requirements to Buy a House in 2026? A First-Time Homebuyer's Checklist

    If you've been wondering whether you're actually in a position to buy a house, this episode will make it clear. There are four main things lenders look at when you apply for a mortgage (your savings, your income, your debt-to-income ratio, and your credit score) and most first-time homebuyers overestimate how much they need for each one. Stacie walks through the real numbers for a conventional loan, including where your down payment and closing costs can come from, what lenders consider "consistent income," and the credit score thresholds that affect your interest rate. Ready to take the first step of finding your first home? Connect with a FAME agent in your area (it's free!) WHAT YOU'LL LEARN TODAY: The minimum down payment for a conventional loan as a first-time buyer, and how closing costs add to what you'll need saved How seller's assists work and when you might be able to negotiate closing costs into the purchase price Four places your down payment can come from, and the documentation lenders require for each What "consistent income" actually means to a lender, whether you're salaried, hourly, commission-based, or self-employed How your debt-to-income ratio determines your price range and why lenders care about your monthly payments more than your total balances The credit score you need for a conventional loan, the score that unlocks the best interest rate, and what happens if yours falls short The documents lenders ask for during pre-approval, and what they're actually verifying with each one RESOURCES MENTIONED: Connect with a FAME agent in your area (free) Free homebuying masterclass Closing costs calculator (Fannie Mae) Episode 2: Don't Buy a House Until You Know About These Red Flags with Home Inspector Vince Tecce Episode 19: Is an FHA Loan Right for You? What First-Time Buyers Need to Know Episode 33: How to Set a Realistic Budget for Your First Home (Without Going House Poor) Episode 34: How Much of Your Income Should You Spend on a House? Budgeting Formulas for First-Time Buyers CONNECT WITH ME: Follow me on Instagram Visit my website CHAPTERS: 00:00 — What are the actual requirements to buy a house in 2026? 00:50 — Conventional loans: 3% minimum down payment for first-time buyers 02:15 — Closing costs, seller's assists, and the real minimum you need saved 03:44 — Four places your down payment and closing costs can come from 05:16 — What lenders mean by "consistent income" (salaried, hourly, self-employed) 06:28 — Debt-to-income ratio: the number that determines your price range 08:08 — Credit score requirements and the threshold for the best interest rate 08:45 — The documents lenders need during pre-approval 09:26 — Your next steps if you meet the requirements

  6. Jul 15

    42. Should You Talk to a Realtor or a Lender First? Where to Actually Start When Buying a House

    One of the most common questions first-time homebuyers have is where to actually begin. Do you call a lender first to find out what you can afford, or do you find a realtor first to start looking at homes? The order matters more than most people realize, and getting it wrong can cost you time, money, and a lot of unnecessary stress. In this episode, Stacie breaks down the exact roles of your realtor and your lender, explains why finding the right agent first unlocks the rest of the process, and walks through the timeline so you know when to take each step based on how far out you are from buying. Ready to take the first step of finding your first home? Connect with a FAME agent in your area (it's free!) WHAT YOU'LL LEARN TODAY: What your realtor actually does for you from your first call all the way through closing day, and why their experience in your local market matters more than you think What your lender handles, and when to bring them into the process Why finding a realtor first helps you get connected with the best local lenders instead of going in blind How working with the wrong lender can cause your mortgage to fall through at the last minute, and why sellers pay attention to who pre-approved you Why an online lender's pre-approval letter can actually hurt your offer in a competitive market The difference between a casual lender conversation and a full pre-approval with a credit check When to connect with a realtor based on your timeline, and why starting 6–12 months early takes the pressure off RESOURCES MENTIONED: Connect with a FAME agent in your area (free) Free homebuying masterclass CONNECT WITH ME: Follow me on Instagram Visit my website CHAPTERS: 00:00 — Should you talk to a realtor or a lender first? 00:47 — What your realtor does: from your first call through closing day 02:14 — How your agent helps you write and negotiate an offer 03:49 — What your lender does: pre-approval, loan programs, and the money side 05:03 — The plumber analogy: why realtors and lenders stay in their lanes 06:08 — Why you should find a realtor first (and how they connect you to the right lender) 07:39 — Why sellers care who pre-approved you — and how the wrong lender can kill your offer 09:22 — When to take each step based on your timeline (6–12 months out vs. ready to tour)

  7. Jul 8

    41. Market Update: Are Home Prices and Mortgage Rates Going to Drop in 2026?

    If you've been watching the housing market and wondering whether you should hold off on buying, you're not alone. Home prices just hit an all-time high, mortgage rates are hovering above 6.5%, and the headlines make it feel like the worst possible time to buy your first home. In this episode, I break down exactly what's happening with home prices and mortgage rates right now, what the data is actually telling us about where things are headed, and why waiting for the "perfect time" could mean waiting forever. Ready to take the first step of finding your first home? Connect with a FAME agent in your area (it's free!) WHAT YOU'LL LEARN TODAY: Why home prices hitting a record high in spring 2026 is actually normal, and what the 2.5% year-over-year increase tells you about market health How housing inventory is shifting differently by region (Northeast and Midwest up, South and West down) and what that means for your local market Why the lock-in effect from pandemic-era interest rates below 3% is still keeping inventory low six years later What the current mortgage rate of 6.52% means compared to this time last year, and why rates probably won't drop anytime soon How inflation, unemployment, and the Federal Reserve's decisions all factor into where mortgage rates are headed Why basing your home buying budget on today's rates and prices (not predictions) is the smartest move you can make right now RESOURCES MENTIONED: Connect with a FAME agent in your area (free) Free homebuying masterclass Redfin Housing Market Data Mortgage News Daily — Current Rates CONNECT WITH ME: Follow me on Instagram Visit my website CHAPTERS: 00:00 — Home prices and interest rates: what's actually happening right now 00:43 — Disclosure: this data reflects conditions as of late June 2026 01:22 — Why home prices peak every spring and what the $408K median means 02:59 — The 2.5% price increase is exactly what was predicted — and it's actually healthy 04:17 — Housing inventory: why it matters and how the lock-in effect is keeping supply low 05:30 — Regional breakdown: inventory rising in the Northeast and Midwest, dropping in the South and West 06:53 — Mortgage rates right now: 6.52% and why that's lower than last year 07:28 — How inflation, employment, and the Fed influence where rates go next 10:30 — The bottom line: rates are likely staying put, and waiting probably won't help 11:23 — How to connect with a FAME agent if you're ready to start the process

  8. Jul 1

    40. Buying a House Solo vs With a Partner: What First-Time Homebuyers Need to Know

    If you're buying your first home, one of the earliest decisions you'll face is whether you're doing it alone or with a partner. And if you're buying together, whether being married actually changes anything. It does, more than most people expect. Stacie breaks down how lenders evaluate your income and credit differently depending on whether you apply solo or jointly, the financial risks of buying a house with someone you're not married to, and the legal protections (or lack thereof) that you need to understand before you sign anything. Ready to take the first step of finding your first home? Connect with a FAME agent in your area (it's free!) What you'll learn today: How buying solo changes what you qualify for, and why your income-to-debt ratio matters even more without a second earner Why lenders use the lowest middle credit score when two people apply together, and how that can raise your interest rate The workaround that lets one partner stay off the mortgage but still own the home,  and the financial risk that comes with it What community property states (like Texas, California, and Arizona) mean for married buyers, even if only one spouse is on the mortgage Why buying a house with someone you're not married to is essentially a financial marriage, and what a cohabitation agreement protects you from When it makes more sense to have one person buy and the other pay rent, even if you're in a committed relationship Resources mentioned: Connect with a FAME agent in your area (free) Free homebuying masterclass Episode 3: Can you realistically buy a house solo? With Lily Wyss "How much house can you afford" guide Connect with me: Follow me on Instagram Visit my website CHAPTERS: 00:00 — Solo vs. partner: does it change how you buy a house? 00:50 — Solo female homeownership just hit a record 20 million 01:26 — How lenders evaluate your income when you buy alone 02:53 — How both incomes and both debts get combined when you buy together 03:47 — Why lenders use the lowest middle credit score on a joint application 05:26 — The workaround: one person on the mortgage, both on the deed 06:38 — The financial risk of being on the deed but not the loan 08:49 — What community property states mean for married buyers 09:27 — Buying married vs. not married: same process, very different legal protections 10:42 — Why buying a house together without marriage is a financial commitment you can't easily undo 11:47 — What a cohabitation agreement covers and why you might need one 12:44 — When having one person buy and the other pay rent is actually the smarter move

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About

Welcome to Your First Home Podcast - I'm your host and homebuying expert Stacie Rihl and I've spent the last 8 years helping first-time homebuyers like you make their dreams of owning a home reality. Buckle up, because we're about to demystify the process and learn everything we should have been taught in school about the biggest and most exciting purchase you'll ever make. Your first home.

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