Prep Now to Buy a Charleston Home Later This Year

Buying your first home in Charleston is exciting—but it’s not like popping into Publix for some boiled peanuts. There’s a lot of prep work before you even start house hunting!

Think of this as your “pre-season training.” The earlier you start, the smoother it’ll be when you’re ready to make that Lowcountry dream home yours. And trust me—doing the legwork now means when you spot the one (hello, porch swing and live oaks), you can move fast and confidently!

Here’s your Charleston-first-home playbook:

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1️⃣ Do Your Homework

Learn your mortgage lingo. Fixed rate or ARM? FHA or conventional? It’s not the glamorous part, but understanding your options now keeps your budget safe from surprises later!

Explore neighborhoods in person. Mount Pleasant, West Ashley, James Island, Park Circle—they all have their own vibe. Go to open houses, walk the streets, and see what clicks. And if you’re eyeing a condo downtown (or anywhere in Charleston), make sure you’re cool with the HOA fees before you get your heart set on that rooftop view.

Check for local buyer perks. First-time buyer programs, down payment assistance, and veteran benefits can make Charleston living more affordable than you think. Find out about assistance programs for buyers. Did you know that there are government assistance programs that can make buying a home much more affordable? Programs from local housing authorities can help with down payment or low interest loans; and many buyers can qualify for this assistance.I’ll help you dig up what’s available here in the Holy City.

Dive into my “Buying a Home 101” guide [LINK]—it’s basically a GPS from “thinking about it” to “handing over your change-of-address form.”

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2️⃣ Get Your Finances in Fighting Shape

Polish that credit score. The better your score, the better your loan terms—and the more shrimp & grits you can afford after closing. Start now: pay bills on time, avoid big purchases, and fix any errors.

Figure out your real budget. Lenders might say you can afford more than you want to spend. Remember my Charleston Rule of Thumb: for every $10k in home price, your payment changes by about $65–$70/month. Work backwards from what you actually want to pay each month. No one wants to be stretched too much and become “house poor.”

Save for a downpayment. Cut expenses and save, save, save (maybe find a high-yield savings account) right now! No matter if you get a 3% down loan or a conventional 20% down loan, lenders still want to see if you have enough cash reserves in the bank.

Remember, owning a home isn’t only its purchase price, but it includes other costs such as taxes, insurance, maintenance, and possible HOA fees. With a larger savings account, a lender knows your financially responsible and less of a risk. Try “playing house” now—live as if you already had that mortgage payment and see how it feels.

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3️⃣ The 10 Commandments of First-Time Buying

You need to avoid some risky actions that could derail your ability to get a mortgage loan.  Ignoring just ONE of these items can ruin your chances for qualifying for the loan you want.

1. Thou shalt not change jobs, become self-employed or quit your job.
2. Thou shalt not buy a car, truck or van (or you may be living in it)!
3. Thou shalt not use charge cards excessively or let your accounts fall behind.
4. Thou shalt not spend money you have set aside for closing.
5. Thou shalt not omit debts or liabilities from your loan application.
6. Thou shalt not buy furniture.
7. Thou shalt not originate any inquiries into your credit.
8. Thou shalt not make large deposits without first checking with your loan officer.
9. Thou shalt not change bank accounts.
10. Thou shalt not co-sign a loan for anyone

As you can see, start planning now if you want to buy a home sometime this year. You’ll be a more informed buyer and borrower, and will be ready to purchase a new home with confidence and less stress!

And, know that I can help cut through the overwhelm. We can schedule a time to meet and I can walk you through how you can make a new home happen for you, no matter what you think might be an obstacle in your way right now.  I’ve most likely helped a client overcome the same hurdle before and I’d love to help you too.