Everything from getting pre-approved to closing — written for first-time buyers and move-up buyers in Atlanta Metro.
A pre-approval letter shows sellers you're serious and tells you exactly what you can afford. Lenders look at credit score, income, debt-to-income ratio, and down payment. Shop at least 2–3 lenders for rate quotes within the same 14-day window so it counts as one credit pull.
Location, school district, square footage, bedrooms, lot size, finish level. Be honest with yourself — chasing every box wastes time. Three must-haves and three nice-to-haves is a good place to start.
Don't tour more than 5–7 homes a week — you'll lose detail. Take notes, photos, and a temperature read on the neighborhood. Drive by at different hours.
Price is one lever. Earnest money, closing timeline, financing contingency, appraisal contingency, and rent-back terms are all levers too. A clean offer often beats a higher one.
Inspection happens 7–10 days after contract. Major findings can be negotiated as a credit or repair. Appraisal is the bank's value check. Closing typically happens 30–45 days after contract.
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