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Check your credit, decide how much you are comfortable paying monthly (not just what a lender will approve), and talk to a lender about pre-approval. A pre-approval letter makes your offers stronger.
- Down payment plus closing costs (typically a few percent of the price)
- Cash reserves after closing
- Property taxes and insurance in the monthly payment
Tip: Avoid new debt, big purchases, or job changes until after closing.
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Make two lists: must-haves and nice-to-haves. Be flexible on cosmetic items and firm on things you cannot change, like location and layout.
Tip: In Pennsylvania, taxes vary by both municipality and school district, so two similar houses a mile apart can have very different tax bills.
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Set up a search, tour homes in person, and take notes and photos. Look beyond staging at the bones of the house.
- Basement and foundation
- Roof, gutters, and drainage
- Age of furnace, water heater, and electrical panel
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Your offer becomes an Agreement of Sale once both sides sign. It covers price, deposit, closing date, what is included, and contingencies (conditions such as inspection and financing).
Tip: Price is only part of a strong offer. Terms, timing, and contingencies matter too.
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Inspection periods are short, so line up inspectors right away. Beyond a general home inspection, consider:
- Radon testing
- Sewer line camera inspection (older neighborhoods)
- Well water and septic inspections, if the home has them
- Termite / wood-destroying insect inspection
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Based on the inspection reports, you can ask the seller to fix items, give a credit, adjust the price, or you may be able to walk away under the terms of your agreement.
Tip: Focus on safety, structural, and big-ticket items rather than small cosmetic ones.
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Your lender will order an appraisal and underwrite the loan. Respond to document requests quickly.
Tip: Do not open credit cards, finance furniture, or change jobs before closing.
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A title company searches the property history and provides title insurance. Get homeowners insurance quotes early, and check whether the property is in a flood zone.
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Within about a day of closing, walk the home to confirm it is in the agreed condition, repairs were done, and everything that should stay is still there.
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Review your closing figures ahead of time, bring photo ID, and arrange funds as instructed. In Pennsylvania, a realty transfer tax applies at closing. It is commonly split between buyer and seller, but that is negotiable, so confirm the numbers with your title company.
Tip: Wire fraud is real. Always confirm wiring instructions by calling a known phone number, never one from an email.
General information only, not legal, tax, or financial advice. Every deal is different, so check specifics with your agent, attorney, and lender.