When to Buy a House! 🎯

So I was talking with lady friend in her 40s the other day—really sharp. She already owned a home, had no debt, was putting money into her 401k, and was asking all the right questions about retirement.

Then we got into the topic of college for the kids, and what life looks like after work. You know, the big questions. She asked, “Are we doing enough?”

And I said, “You’re doing great—but if you want to really lock in long-term wealth, just add this one move: Buy a fixer-upper every five years.”

She looked at me like I just handed her a secret playbook. But it’s not magic—it’s just strategy. You live in one, rent out another, and roll your equity forward smartly—using depreciation, tax deferment, and compound growth to your advantage. You make your money when you buy.

Ask any old paratrooper and they’ll tell you: “One to show, one to go.”

Same rule applies here: one home for you, and one that works for you. If you can snag a duplex and live in one side? Even better. That’s when it really starts to snowball.

Look—retirement doesn’t have to be this giant mystery. You don’t need to win the lottery or hope the stock market plays nice. You just need a plan and a little consistency.

Every time you buy and improve a property, you’re building more than just equity—you’re building freedom.

It’s not about flipping houses or chasing trends. It’s about owning smart, buying steady, and leveraging what the tax code already gives you.

This is the first part of a series where we’ll walk through exactly how to:

Find the right properties
Use your primary residence and investment home to your advantage
Roll equity forward without paying taxes
And build real wealth without burning out

So if you’re ready, let’s start with the first move:
Buy smart. Think long-term. Own two.
Live in one. Rent the other. And if it’s a duplex—well, now you’re playing chess while everyone else is still learning checkers.

When Is the Best Time to Buy a House?

The perfect time to buy a house isn’t about waiting for the market to crash or mortgage rates to drop. It’s when you’re financially ready—when you have enough for a down payment, understand your budget, and are prepared for the responsibilities of homeownership.

Trying to perfectly “time the market” can lead to analysis paralysis and missed opportunities. Housing prices, interest rates, and demand fluctuate constantly, making predictions unreliable. Instead, focus on your personal financial readiness and use smart buying strategies to get the best deal possible.

Ways to Get Better Deals on Real Estate

Once you’re financially prepared, use these proven tactics to improve your odds of scoring a great deal:

1. Buy During the Off-Season

Real estate activity slows down in fall and winter, especially in colder climates.
Sellers during this time are often more motivated and open to negotiation.
There’s typically less competition from other buyers.

2. Look for Cosmetic Fixers in Good Neighborhoods

Many buyers avoid homes that need simple updates like paint or flooring.
These homes are often undervalued but easy and affordable to improve.
Focus on homes with good bones, layout, and location.
You make your money when you buy.

3. Target Motivated Sellers

Look for keywords in listings like “price reduced,” “must sell,” “relocating,” or “estate sale.”
These sellers may be in a hurry and more likely to accept a lower offer.
You make your money when you buy.

4. Explore Foreclosures and Auctions

Bank-owned properties and public auctions can offer below-market prices.
They often require cash or quick financing and may need repairs.
Always research liens, back taxes, and condition before bidding.

5. Work With a Local Real Estate Agent

A well-connected agent can alert you to hidden gems, off-market properties, or homes about to be listed.
They can also help craft competitive offers and spot overpriced listings.

6. Expand Your Search Area

Consider neighborhoods just outside hot zones—these often offer similar amenities at lower prices.
Watch for areas with signs of growth: new schools, restaurants, or transit upgrades.

7. Make Offers on Stale Listings

Homes that have been on the market for 60 days or more may be overdue for a price cut.
Sellers might be more open to offers well below asking price, especially if the home needs updates.
You make your money when you buy.

8. Get Pre-Approved and Be Ready to Move

Sellers prefer buyers who are financially ready.
Pre-approval from a lender shows you’re serious, and being prepared helps you move fast when the right home appears.
If you have the cash, or bank letter in hand, you can make real offers, not matter how low.

9. Look for Off-Market Opportunities

Network with property owners, investors, and real estate wholesalers.
Some of the best deals never make it onto public listing sites.
You make your money when you buy.

10. Consider Owner Financing or Rent-to-Own

These options are good for buyers with non-traditional finances or credit issues.
They can also be a way to buy with less money upfront and more flexible terms.

Bottom Line

The right time to buy isn’t about market timing—it’s about your readiness and smart strategy. When you’re financially prepared and understand how to spot value, the odds of making a great purchase improve dramatically. You make your money when you buy.

🏡 Step-by-Step Home Buying Plan

STEP 1: Define Your Goals

Before looking at homes, ask yourself:

What’s the purpose? (Primary residence, rental, vacation home?)
Where do you want to live? (City, neighborhood, commute distance?)
What features matter most? (Size, number of bedrooms, outdoor space, school district?)

💡 Tip: Write down your must-haves, nice-to-haves, and deal-breakers.

STEP 2: Assess Your Financial Readiness

Check your credit score. Aim for 620+ for conventional loans (higher = better terms).
Determine your budget. Use online calculators or meet with a lender.
Save for a down payment. Most lenders require 3%–20% down.
Prepare for closing costs. Typically 2%–5% of the home price.
Build an emergency fund. Have 3–6 months of expenses saved for safety.

💡 Tip: Don’t max out your budget—leave room for repairs, taxes, insurance, and life.

STEP 3: Get Pre-Approved for a Mortgage

Choose a lender and submit financial documents (pay stubs, tax returns, debts, assets).
Get a pre-approval letter—this strengthens your offer when you find a home.
Compare rates and terms from multiple lenders before committing.

💡 Tip: Pre-approval is different from pre-qualification—pre-approval is stronger.

STEP 4: Hire a Real Estate Agent (Optional but Recommended)

Choose a buyer’s agent who knows your desired area well.
They’ll help you find listings, schedule viewings, negotiate offers, and handle paperwork.
Before you start looking at homes find an agent you would like to work with and who will, ultimately save you money.

💡 Tip: Now, just like the seller signs a contract with an agent Buyers need to find an agent before they can look at a home with a buyer’s agent. That buyer’s agent has to get a contract signed before they show you a house. It is a nationwide rule now that was agreed by the NAR (National Association of Realtors®) and the Federal Court. Buyer’s can now end up paying their own commission. So it is more important than ever to get a good real estate agent with strong negotiating skills. If you are paying some or all of the commission, perhaps you can lower then sale price by what is coming out of your pocket! All commissions are negotiable. However, if you find an agent who will accept 1% or 2%, they are perhaps not very good at negotiating. If the seller isn’t paying your buyer’s agent commission consider asking the seller to pay for an Interest buy down or pay for closing costs!

NOTE: I have bought and sold more than a dozen homes in my life, so I am experienced. I would not buy or sell a property without a Realtor. The reasons may not be what you think, I will talk about this in a future post. For NOW, make sure you get a good one, they are worth their cost.

STEP 5: Start House Hunting

Browse listings online and visit open houses.
Your agent can send you listings and set up private tours.
Take notes and pictures to compare homes later.

💡 Tip: Visit homes at different times of day to get a feel for lighting, traffic, and noise.

STEP 6: Make an Offer

Once you find the right home, your agent will help craft an offer based on:
- Recent comparable sales (“comps”)
- The home’s condition and days on market
- Seller motivation
Include contingencies (e.g., inspection, appraisal, financing).

💡 Tip: Be ready to negotiate price, closing costs, and repairs.

STEP 7: Get a Home Inspection

Hire a licensed inspector to check the home’s structure, roof, electrical, plumbing, HVAC, etc.
Use the report to request repairs or a price reduction.

💡 Tip: Even if the home looks great, never skip this step.

STEP 8: Appraisal and Loan Finalization

Your lender orders an appraisal to confirm the home’s value.
If the appraisal is low, renegotiate or make up the difference.
Submit any final paperwork to your lender and wait for final loan approval.

STEP 9: Close the Deal

You’ll do a final walk-through to make sure the home is in agreed condition.
At closing:
- Sign mortgage and title paperwork
- Pay your down payment and closing costs
- Get your keys!

💡 Tip: Bring a government-issued ID and double-check wire transfer details to avoid scams.

STEP 10: Move In and Protect Your Investment

Set up utilities and change your address.
Deep clean, paint, and make any small repairs.
Consider home security and maintenance plans.
Review homeowners insurance annually.

💡 Tip: Start a home maintenance checklist and calendar for routine upkeep.

✅ Summary Checklist:

🧭 Define Your Goals
💰 Get Financially Ready
🏦 Get Pre-Approved
🧑‍💼 Choose a Buyer’s Agent
🔍 House Hunt
✍️ Make an Offer
🛠️ Inspect the Home
📊 Appraisal & Loan Approval
🗝️ Close & Get the Keys
🏡 Move In & Maintain

Think of it as Yoga for the brain, we are going to stretch a bit.