Start at step 1All 12 steps1. Finances and credit4. Get preapprovedSee all: StepsCompare loan typesBuyer program finderBuyer programs by stateSee all: LoansMortgage calculatorAffordabilityClosing costsSee all: CalculatorsHow much can I afford?NAR settlementClosing costsSee all: Guides

The US home buying guide, checked October 2026

Buy your home with your eyes open.

Twelve clear steps from first budget to front-door keys, honest calculators, and loan types compared with this year’s limits. No lender sales pitch.

Start at step 1 How much can I afford?

Quick payment check

Principal and interest only, 30-year fixed. Example rate; use today’s quotes. Full calculator →

From budget to keys

The 12 steps

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  1. 1Check your finances and credit1 to 2 weeks
  2. 2Set a realistic budgetA few hours
  3. 3Save for the down payment and closing costsMonths to years
  4. 4Get preapproved for a mortgage1 to 7 days
  5. 5Choose a buyer’s agent1 to 2 weeks
  6. 6House hunt with a planWeeks to months
  7. 7Make an offer1 to 3 days
  8. 8Pay earnest money and open escrow1 to 3 days
  9. 9Get a home inspectionAbout a week
  10. 10Appraisal and final loan approval2 to 4 weeks
  11. 11Review your Closing Disclosure3 business days
  12. 12Final walkthrough and closing day1 day

Run the numbers

Calculators

Mortgage calculatorFull monthly payment with tax, insurance, PMI and HOA.AffordabilityA comfortable price from your income and debts.Closing costsYour cash to close, line by line.Viewing scorecardCompare the homes you visit.

2026 limits included

Loan types compared

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LoanDown paymentCredit scoreMortgage insurance
Conventional loanFrom 3%Usually 620+PMI if under 20% down, removable later
FHA loanFrom 3.5%580+ for 3.5% downUpfront and annual mortgage insurance
VA loanOften 0%Set by lendersNo monthly mortgage insurance; a one-time funding fee
USDA loanOften 0%Set by lendersUpfront and annual guarantee fees
Jumbo loanOften 10% to 20%Often 700+Varies
First-time buyer programsVaries; help often availableVariesDepends on the loan used

Know-how

Guides

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How much house can I afford?How lenders work out what you can borrow, the 28/36 guideline, what to include in your monthly cost…The NAR settlementSince August 17, 2024, buyers sign a written agreement with their agent before touring homes, and a…Conforming loan limits for 2026The 2026 conforming loan limit is $832,750 for a one-unit home in most of the US, up to $1,249,125 …Closing costs explainedWhat closing costs are, typical costs of about 2% to 5% of the loan, the main fees, prepaid items, …PMI explainedWhat private mortgage insurance is, when you pay it, roughly what it costs, and how and when you ca…Fixed vs adjustable-rate mortgageHow fixed-rate and adjustable-rate mortgages work, what 5/6 and 7/6 ARMs mean, rate caps, and who e…How to avoid wire fraud when buying a homeCriminals target home buyers with fake wiring instructions for down payments and closing funds. Fiv…Home buying glossaryPlain-English definitions of home buying terms: preapproval, earnest money, contingency, escrow, PM…