Answers to Big Questions When You Buy a House

1. How do I know what we can actually afford?

Start with a conversation with your partner about what’s realistic, not what’s “approved.” A bank might approve you for more than what feels comfortable — but think beyond the mortgage payment.
Factor in:

• Property taxes

• Home insurance

• Utilities (which can jump in bigger homes)

• Maintenance and small repairs (they add up fast)

Incorporate your lifestyle you want to live, eating out, vacations you might want to take, kids activities or schooling. Try and paint a full picture and then step back and align on a range.

2. Do I really need a home inspection?

Yes — every single time. Even if the house looks perfect, an inspector will find things you don’t see — and that’s a good thing. From electrical panels to roofing, inspections help you understand what you’re actually buying.

It’s not about finding reasons to back out; it’s about knowing what you’re getting into and being better prepared in how to plan for it. You can usually lean on your broker to provide recommendations of good home inspectors that they trust.

3. What hidden costs should I expect?

This one’s a biggie — because the sticker price is just the start. Here are a few “surprise” costs that caught me off guard:

• Closing costs (notary fees, welcome taxes, title insurance, broker fees)

• Moving expenses (boxes, storage, moving company or truck rental)

• Furniture and décor for new spaces (because what once fit, might not anymore)

• Repairs or small updates you want to make right away

Whatever your budget is, set aside at least 10%+ for the “just in case” category.

4. Should we buy a fixer-upper or move-in ready?

It depends on your season of life.

If you’ve got young kids, jobs, and limited spare time, move-in ready (or close to) might give you more peace (and less stress).
If you love projects, can live with a bit of chaos, and want to build equity, a fixer-upper can be a rewarding challenge.

We bought a full gut renovation, and while it’s been one of the hardest things we’ve ever done, and we've only just begun the process, it’s also been one of the most exciting. With the current housing market, buying a house ready to move in wasn't in the budget and so we were either going to settle on something on high end of the budget that we'd still have to reno and pour money into or buy a house on the low end of the budget and gut it all to start fresh. Our first house we bought was the first and so round two deserves a different experience. Crazy? Maybe, but I have faith.

5. What’s worth compromising on?

Location is tough to change — square footage and finishes, not so much.
I’d prioritize:

• Layout and natural light

• Neighborhood and school zones

• The feel of the space (you’ll know when it’s “the one”)

Don’t let granite countertops distract you from foundation issues — or the other way around.

When you move, there should be a non-negotiable list both you and your partner align on. Listen, in some instances a house makes you less passionate about some of those non-negotiables but at least you have important talking points to address and align on.

6. How do you know when it’s the right house?

You’ll just feel it.

There is a bucket of items in life that at the root aren't logical but are based on a feeling that rises in your gut. Who you are going to marry, your wedding dress and buying a house, just to name a few life milestones.

There’s this quiet moment when you walk in, and you can actually imagine your life unfolding there — not a “perfect” life, but your real one. The chaos, the coffee mornings, the toys in the hallway.

Trust that instinct. Logic matters, but so does heart.

🌿

Buying a home is a huge milestone — but it’s also just the start of your next story. There will be moments of stress, overwhelm, and second-guessing. But there will also be mornings where sunlight hits your kitchen just right, and you’ll think, “Yep. This was worth it.”

You don’t have to have all the answers — just enough to start building the next chapter, one room at a time.