Buying your first home comes with a hundred questions, and most of the answers online are written for big cities, not for Paris, Lamar County, and Northeast Texas. I'm Wendy Bell, born and raised in Paris and a full-time agent with The W Group, powered by REAL Broker LLC. These are the questions first-time buyers actually ask me, with the answers I actually give.

How much money do I really need to buy a house?

Less than most people think. The 20 percent down payment rule is a myth for first-time buyers. Many loan programs allow much smaller down payments, and some buyers qualify for down payment assistance. What you do need to plan for beyond the down payment: earnest money when your offer is accepted, the inspection fee, the appraisal, and closing costs. A lender can tell you your real number in one conversation, and it costs nothing to ask.

Do I need perfect credit?

No. Plenty of first-time buyers in our area purchase homes with average credit. What matters more is your whole picture: income, debts, and payment history. If your credit needs work, a good lender will tell you exactly what to fix and how long it will take, for free. That conversation six months early is worth more than any tip on the internet.

Should I talk to a lender or look at houses first?

Lender first, every time. Three reasons. One, you'll know your actual budget instead of guessing. Two, sellers won't take an offer seriously without a pre-approval letter attached. Three, and this is the one nobody tells you: we need to know what kind of loan you qualify for, because it changes which houses you can actually buy. FHA, VA, and USDA loans all have property condition requirements, so a home that needs repairs, has peeling paint, or has certain safety issues may not pass that loan's appraisal. If we know your loan type up front, we don't waste your weekends touring houses that will get knocked out later. Getting pre-approved doesn't cost anything and doesn't commit you to anything.

How long does buying a house take? 

Once you're under contract, typically 30 to 45 days to closing. The longer part is the search, and that depends on inventory and how specific your needs are. Well-priced homes move, so having your pre-approval ready before you fall in love with a house matters.

What should I watch out for in a house?

What deserves real attention: foundation issues, roof age, HVAC condition, and anything with water. That's what the inspection is for, and it's why you never skip one...even on a house that looks perfect.

What Happens After Your Offer is Accepted?

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