The Final Word in My First-Time Home Buyer Series (Plus One Last Piece of Heartfelt Advice)

By Leanne Mollica, Mortgage Broker – My Mortgage Strategy, Salmon Arm BC

If you’ve been following along, you’ve made it through all the steps I believe every first-time buyer should understand before jumping into the market. And if you’re here at the final chapter — you’re already ahead of most buyers.

This is your wrap-up, your cheat sheet, and your reminder that you’re more prepared than you think.

Let’s revisit the core steps that will shape your first purchase.

Step 1: Know Your Numbers (Before You Look at Listings)

This is where everything begins.

Your mortgage pre-approval isn’t just a “nice to have” — it’s the starting line.
Without knowing your affordability, your down payment options, your debt ratios, or which lenders fit your profile, you’re shopping blind.

A solid pre-approval empowers you to:

  • Set realistic expectations
  • Compete confidently
  • Avoid heartbreak
  • Protect yourself from financial surprises

If you take only one thing from this series, let it be this: Financing comes before browsing. Always.

Step 2: Get Creative With Your Path to Homeownership

Not every buyer fits the traditional mold — and that’s okay.

If the numbers feel tight, consider:

  • Co-purchasing with friends or family
  • Looking for homes with rental suites
  • Exploring fixer-upper opportunities
  • Expanding your search area
  • Considering smaller markets or nearby towns

Sometimes the path to your first home is less conventional — but no less achievable.

Step 3: Pick Your People Wisely

Real estate is a team sport.

Your realtor is earning a significant commission, so choose someone who:

  • Knows your local market
  • Understands your budget
  • Keeps you grounded
  • Advocates fiercely for your best interests
  • Communicates clearly throughout the process

A strong realtor + a strong mortgage broker = a smooth home-buying experience.

Step 4: Don’t Be Fooled by Pretty

Staging is an art — and sometimes, a distraction.

Yes, a picture-perfect kitchen is exciting.
But don’t overlook what really matters:

  • Structural conditions
  • Maintenance history
  • Plumbing
  • Electrical
  • Noise levels
  • Neighbourhood trends
  • Overpricing
  • Future resale value

Candles, cushions, and cute signage won’t fix underlying issues.

Look deeper.

Step 5: Think Long-Term (Your Future Self Will Thank You)

The home you love today should still make sense tomorrow.

Ask yourself:

  • Will this home work if your family grows?
  • If you switch jobs?
  • If interest rates rise?
  • If the market shifts?
  • If life takes an unexpected turn?

Avoid becoming a “serial mover” by choosing a home that fits more than just your current lifestyle.

One Last (Slightly Sappy) Tip That Really Works

When it’s finally time to make an offer — especially in a competitive market — consider writing a letter to the seller.

I know… it sounds cheesy.
But I’ve seen it change outcomes more times than you’d think.

Why? Because:

Buying and selling homes is deeply personal.

A thoughtful letter can help sellers see beyond the numbers.
Whether you’re:

  • A young family
  • A single parent
  • A newcomer to the area
  • A tradesperson ready to love a well-worn home
  • A first-time buyer starting a new chapter

Your story matters.
And sometimes, that story is the deciding factor.

You Made It Through the Series — And You’re More Prepared Than Most First-Time Buyers

Now that you understand the process, the strategy, and the mindset…
you’re ready to start turning information into action.

And if you’d like expert guidance through this journey, I’m only a message away.

Ready to Make Home Happen? Let’s Build Your Mortgage Strategy Together.

📲 250-300-2008
📧 leanne@mymortgagestrategy.ca
🌐 MyMortgageStrategy.ca
📍 Serving Salmon Arm, the Shuswap, the Okanagan & all of BC

Turning Home Ownership Dreams Into Reality

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