Homebuying Process • January 26, 2026

Step-by-Step: The Homebuying Process Timeline in 2026

by Saleh Ihmoud

If you are researching the homebuying process timeline in 2026, you are likely looking for clarity, not sales talk.

This guide explains what actually happens when you buy a home, step by step. It focuses on the real sequence buyers experience in Missouri, with specific context for St. Louis. No shortcuts. No strategy tips. Just the timeline.

Phase 1: Setting the Financial Stage

Assessing Credit and the 28/36 Rule

The process usually begins with your financial profile.

In 2026, many lenders look for:

Credit scores around 670+ for approval
740+ for the most favorable rates
Housing costs near 28% of gross income
Total debt generally under 36–43%

These benchmarks are outlined by Ameris Bank.

Gathering Your Documentation Vault

Once you speak with a lender, paperwork comes next.

Most buyers are asked to provide:

Two years of tax returns or W-2s
The most recent 30 days of pay stubs
60 days of full bank statements

In 2026, lenders also verify non-traditional income, such as freelance or rental income. This step often feels fast and document-heavy.

The Modern Pre-Approval: Why It Matters in 2026

A verified pre-approval is now a baseline requirement, not a bonus.

It shows sellers that your income, assets, and credit have already been reviewed. In many cases, homes are not shown without it.

Phase 2: The Partnership and the Hunt

Understanding the 2026 Written Buyer Agreement

Before touring homes, buyers must sign a Written Buyer Agency Agreement.

This document explains:

The services provided
The duration of representation
How the broker is compensated

This requirement is outlined by the National Association of Realtors.

Navigating St. Louis Neighborhoods

With inventory up nationally in 2026, buyers often have more breathing room.

According to NAR, inventory is up about 20% across the U.S. compared to 2025, which reduces pressure to make same-day decisions. This allows buyers to compare areas more thoughtfully.

Viewing Properties With a Factual Eye

Tours are not just about layout and finishes.

Buyers often focus on:

Age of major systems
Signs of deferred maintenance
Fit for long-term needs

This stage is about narrowing options, not committing.

Phase 3: The “Under Contract” Sprint

The Anatomy of a Missouri Offer

Once you choose a home, a formal offer is submitted.

A Missouri purchase agreement typically includes:

Offer price
Earnest Money Deposit (usually 1–3%)
Proof of funds or a pre-approval letter

Sellers may also verify funds directly with the buyer’s financial institution.

Earnest Money: How the Deposit Works

Earnest money is paid shortly after acceptance.

It shows good faith and is later credited toward your down payment and closing costs at closing. It is not an extra fee.

The Inspection Gauntlet: Radon, Sewer, and Structure

Inspections follow quickly after acceptance.

In St. Louis, buyers commonly order:

General structural inspections
Radon testing
Sewer lateral inspections
Termite (WDI) inspections

These are highlighted by Real Estate Witch as priorities in Missouri.

Phase 4: Behind the Scenes With Your Lender

Underwriting and the Credit “Freeze”

After inspections, the lender completes underwriting.

During this period:

Credit is refreshed
Income and assets are re-verified

According to Amerisave, new debt—like car loans or furniture financing—can still derail approval at this stage.

Managing the Appraisal Gap

If the appraisal comes in below the contract price, the appraisal contingency applies.

This may allow:

Renegotiation
A buyer cash contribution
Contract termination

The outcome depends on the contract terms.

Phase 5: Crossing the Finish Line

Reading Your Closing Disclosure (CD)

Federal law requires the Closing Disclosure to be delivered at least three business days before closing.

The CD shows:

Final loan terms
Interest rate
Exact cash needed to close

This process is detailed by Rocket Mortgage.

The Final Walk-Through Checklist

The final walk-through usually happens within 24 hours of closing.

It confirms:

The property condition is unchanged
Repairs were completed
Receipts are provided when required

This step is explained by Peet Law Group.

Closing Day: What to Expect

On closing day, buyers:

Sign final documents
Pay the remaining down payment and closing costs
Receive confirmation of ownership

Keys are typically released once recording is complete.

Frequently Asked Questions for St. Louis Buyers

When do I pay the down payment?
At closing, along with the remaining closing costs.

What’s the difference between earnest money and a down payment?
Earnest money is paid upfront. It is later applied toward your total amount due.

Can a seller back out after signing?
Sellers have limited exit options. Buyers usually retain contingency windows.

How much are closing costs in Missouri?
Typically 2–5% of the purchase price.

Educational Notice

This article is provided for general educational purposes only. The author is a licensed real estate agent in Missouri. This content is not legal, financial, or tax advice. Buyers should consult appropriately licensed professionals and conduct their own due diligence.

First Time Buyers • January 26, 2026

Is This Normal? Why Buying Your First St. Louis Home Feels So Confusing Right Now

by Saleh Ihmoud

First-time homebuyer anxiety in 2026 is extremely common.
If you feel confused, overwhelmed, or unsure whether you are making the “right” decision, you are not alone.

For many first-time buyers, the stress comes before the paperwork. It shows up during research, scrolling listings, and comparing advice online. This article explains why that confusion exists—and why it does not mean you are doing anything wrong.

The Science Behind First-Time Homebuyer Anxiety in 2026

Why Homebuying Feels More Stressful Than Dating or Job Hunting

According to a 2025–2026 survey cited by Homes.com, 56% of respondents said buying a home felt more stressful than finding a long-term partner, searching for a job, or planning a wedding.

This reaction is not about weakness or inexperience. Buying a home combines high financial stakes with emotional pressure, deadlines, and uncertainty—all at once.

Understanding Loss Aversion and Fear of Mistakes

Research from NewHomeSource explains that many buyers experience loss aversion. This means the fear of making a mistake feels stronger than the excitement of success.

In 2026, this often shows up as second-guessing. Buyers hesitate even when the numbers appear reasonable because the emotional risk feels heavier than the potential reward.

Why the 2026 Market Feels Especially Hard to Interpret

Analysis Paralysis From Too Much Information

Today’s buyers face more data than ever before. Mortgage rates, neighborhood comparisons, economic forecasts, and online opinions compete for attention.

NewHomeSource describes this as analysis paralysis, where too many choices create mental fatigue instead of clarity. As a result, decisions feel harder, not easier.

Economic Uncertainty as a Confidence Block

In early 2026, 75% of real estate agents report that buyers pause their search due to economic uncertainty, not just affordability concerns. This finding highlights how emotional confidence has become a major barrier to progress.

The St. Louis Reality: More Choice, Less Pressure

Why Missouri’s Affordability Ranking Matters

According to FasterHouse, Missouri currently ranks as the 9th most affordable state in the U.S. This matters because affordability reduces urgency.

More affordable markets allow buyers to slow down, ask questions, and evaluate options without the same pressure found in higher-cost regions.

Practical Ways Buyers Rebuild Confidence (Without Rushing)

Shifting From Market Timing to Life Timing

Many buyers feel pressure to “time the market.” Research suggests that stress often eases when buyers focus instead on whether a home fits their current life needs.

Building a Support Team

Having clear roles—such as a buyer’s agent, lender, and inspector—helps reduce decision overload. Each professional handles a different piece, which lightens the mental load.

Taking a Short Mental Reset

Some buyers benefit from a brief pause in their search. Stepping back from listings can reduce anxiety and help decisions feel intentional rather than reactive.

These approaches are discussed in consumer guidance from Amerisave, which emphasizes reducing external pressure during the buying process.

Conclusion: Confusion Is a Signal, Not a Failure

Feeling confused during your first home search does not mean you are behind. It often means you are processing a major decision carefully.

For many buyers, clarity builds gradually. Confusion fades as information becomes organized and decisions feel aligned with real life—not outside noise.

Educational Notice

This article is provided for general educational purposes only. The author is a licensed real estate agent in Missouri. The information above is not legal, financial, or tax advice. Readers should consult appropriately licensed professionals and conduct their own due diligence.

Buyer Mistakes • First Time Buyers • January 26, 2026

Avoiding the Pitfalls: Common First-Time Homebuyer Mistakes and How to Stay Stress-Free

by Saleh Ihmoud

First-time homebuyer mistakes in 2026 are rarely about being careless.
Most happen because buyers are navigating an unfamiliar process under pressure.

This guide explains the most common first-time homebuyer mistakes in the St. Louis market and how buyers can reduce stress by understanding them early. The goal is clarity, not criticism.

First-Time Homebuyer Mistakes in 2026 Often Start Before the Search

Mistake #1: Shopping Before “Doing the Math”

Many buyers begin touring homes before securing a verified mortgage pre-approval. In 2026, this is more than a timing issue.

Sellers in the St. Louis market often require a pre-approval letter before confirming showings. According to The Fab Property Group, this helps sellers filter for qualified buyers and limits unnecessary foot traffic.

“Approved” vs. “Affordable”

A lender’s pre-approval shows what the bank may lend. It does not define what fits your lifestyle.

Many first-time buyers later regret stretching their budget too far, even though they technically qualified.

Mistake #2: The Pre-Closing “Spending Spree”

Why Your Credit Must Stay Frozen

Another common first-time homebuyer mistake involves credit changes after going under contract.

Lenders perform a credit check within before closing. Burnam Realty Group notes that opening new credit lines, financing furniture, or co-signing loans can change your debt-to-income ratio enough to cancel loan approval.

Furniture and Cars Can Wait

Even “small” purchases can matter. Waiting until after closing helps protect your approval.

Mistake #3: Ignoring the Total Cost of Ownership

Monthly Costs Go Beyond the Mortgage

First-time buyers often budget only for principal and interest. In reality, property taxes, insurance, and maintenance matter just as much.

Experts cited by Nextar Homes explain that buyers should save 2-4% of your home’s value every year for maintenance alone. Maintenance costs can raise the effective monthly expense significantly

Mistake #4: Letting Emotions Outpace the Appraisal

Managing Bidding War Stress

In competitive situations, buyers sometimes agree to prices without considering appraisal risk.

If an appraisal comes in low, buyers may need to bring additional cash or renegotiate. Understanding this risk early helps buyers avoid panic later.

Local Nuances: St. Louis City vs. County Mistakes

Overlooking Municipal Requirements

Some municipalities require occupancy permits or inspections before closing. Buyers unfamiliar with local rules often discover this late in the process.

Resale Matters More Than Buyers Expect

Areas like Webster Groves, Chesterfield, Ballwin, and Kirkwood each have different resale dynamics. Buyers who plan ahead often avoid surprises when it comes time to sell.

Conclusion: Reducing Stress Starts With Fewer Unknowns

Most first-time homebuyer mistakes come from missing information, not poor judgment.

When buyers understand the process early, stress decreases. Decisions feel calmer. Confidence improves.

Knowledge does not eliminate emotion, but it makes the process far more manageable.

Educational Notice

This article is provided for general educational purposes only. The author is a licensed real estate agent in Missouri. The information above is not legal, financial, or tax advice. Buyers should consult appropriately licensed professionals and conduct their own due diligence.

Buyer Mistakes • First Time Buyers • Homebuying Process • January 25, 2026

“I Wish I Knew That Earlier”: The Realities of Buying Your First St. Louis Home

by Saleh Ihmoud

Many first-time buyers say the same thing after closing: “I wish someone had told me this sooner.”
If you are looking for first-time homebuyer advice in St. Louis in 2026, you are likely in the stage where questions feel emotional as much as financial.

This guide focuses on the real surprises buyers often experience. These are not deal-breakers. However, knowing them early can reduce stress and help you feel more prepared.

The Psychological Shift: From “Renter” to “Owner”

Why Buyer’s Remorse Is Actually Normal

Many first-time buyers feel uneasy right after their offer is accepted. This reaction is common. Psychologists call it loss aversion. It describes the fear of making a wrong decision, even when the numbers make sense.

According to NewHomeSource, this stress often feels heavier than the mortgage itself. The feeling usually fades as buyers move forward and regain a sense of control.

Stopping the “Market Timing” Obsession

Another surprise is how draining market timing can feel. In 2026, many buyers regret waiting for the “perfect” moment.

Realtor.com notes that buyers who delayed often found that price growth in outpaced potential savings from a lower rate. Over time, many buyers shift from market timing to life timing instead

The Financial Surprises (That Aren’t the Down Payment)

The 2–5% Rule: Budgeting for Closing Costs in Missouri

First-time buyers are often surprised by closing costs. In Missouri, these typically total 2–5% of the purchase price.

In St. Louis, this may include municipal inspections and recording fees. These costs are easy to miss when budgeting early. HousesOldEasy highlights how local rules affect total cash needed.

Why Your Pre-Approval Doesn’t Mean You Should Spend That Much

A pre-approval shows what a lender may allow. It does not define what feels comfortable month to month.

Many first-time buyers later wish they had chosen a lower payment to keep flexibility for repairs, travel, or savings.

Lifestyle & Time: The “Hidden” Job of Homeownership

The Weekend Trade-Off: Maintenance vs. Leisure

Homeownership brings freedom. It also brings responsibility.

Zillow reports that buyers are often surprised by how much time goes into maintenance. Experts estimate 1–4% of a home’s value per year for upkeep. When buyers do not plan for this, homeowner fatigue can set in.

Why the 3-5 Year Rule Matters for Your Career

Renting allows short-term flexibility. Ownership rewards longer stays.

According to Hermann London, buying could make more sense for those planning to stay for at least 3-5 years.

St. Louis–Specific Surprises Buyers Often Miss

The Inspection Surprise: Radon and Sewer Laterals

In St. Louis, inspections often go beyond the basics. Radon testing and sewer lateral inspections are common, especially in older homes.

Buyers new to the area are often surprised by these added steps.

Property Tax Variations: City vs. County

Property taxes can vary widely between St. Louis City and St. Louis County. Buyers sometimes discover this difference late, even though it affects monthly costs.

Final Advice: Building Your “Post-Purchase” Safety Net

Many first-time buyers focus on getting to closing. Fewer plan for the months after.

A small emergency fund, patience with the learning curve, and realistic expectations can make ownership far less stressful. These habits matter just as much as the purchase itself.

Educational Notice

This article is provided for general educational purposes only. The author is a licensed real estate agent in Missouri. The information above is not legal, financial, or tax advice. Buyers should consult appropriately licensed professionals and conduct their own due diligence.

Buyer Guide • January 24, 2026

What to Ask Before Touring a Home in St. Louis (2026)

by Saleh Ihmoud

If you are asking what to ask before touring a home, you are already doing something right.
In 2026, many buyers start their search online. They review listings, disclosures, and photos long before stepping inside a property.

This guide explains the most common pre-tour questions buyers ask in the St. Louis market. These questions help buyers avoid wasted time, reduce stress, and focus only on homes that truly fit their needs.

The “Paperwork First” Rule of 2026

(What to ask before touring a home)

Why You Need a Buyer Agreement Before Your First Tour

In 2026, buyers must sign a written buyer agency agreement before a licensed agent can legally show them a home. This agreement explains the services provided and how the agent is compensated.

Many buyers are surprised by this change. However, it is now standard practice nationwide. Realtor.com explains this shift and how it affects buyers early in the process.

Reviewing the Seller’s Disclosure From Your Couch

Sellers usually provide a Residential Property Disclosure Statement. Careful buyers often request this before touring.

This document may note past water intrusion, foundation repairs, or environmental issues such as radon or lead. HomeLight highlights how early disclosure review helps buyers spot red flags sooner.

Vetting the “Big Three” Systems

Age of Roof, HVAC, and Water Heater

Before touring, buyers often ask when major systems were installed. Roofs typically last 20–30 years, while HVAC systems average 15–20 years.

Knowing the age of these systems helps buyers understand future maintenance risk. Leah Landis outlines why these questions matter even before a showing.

St. Louis Specifics: Sewer Laterals and Older Electrical

In older St. Louis neighborhoods like Soulard or the Central West End, buyers commonly ask about lateral sewer lines and knob-and-tube wiring.

These systems are often hidden and expensive to address later. HousesOldEasy provides local context on why these questions matter in historic areas.

Understanding the Seller’s Timeline and Motivation

Why the “Why” Matters

Buyers often ask why a seller is moving. This can provide insight into timing and urgency. That said, agents are limited by confidentiality and cannot disclose private details.

Even general context can help buyers decide whether a home is worth touring quickly.

Are There Pending Offers or Deadlines?

As of early 2026, homes in St. Louis typically go under contract fast. Zillow reports a median market time of about 15 days, which creates a short pre-tour decision window.

Knowing if there are active offers or deadlines helps buyers avoid touring homes that may already be spoken for.

Gauging the “Total Cost” of Ownership

Average Monthly Utilities in St. Louis Neighborhoods

Buyers frequently ask for 12-month utility averages, especially for larger homes in places like Chesterfield or Clayton. These costs vary widely based on size, age, and efficiency.

HOA Fees: What’s Included and What’s Extra?

If a property has a homeowners association, buyers need to know what the fee covers. Some HOAs include trash or snow removal. Others focus only on neighborhood appearance.

HOA costs can affect monthly budgets. Asking early helps buyers avoid surprises.

Inclusions vs. Exclusions: Don’t Fall in Love With the Fridge Yet

Defining Fixtures vs. Personal Property

Fixtures usually stay with the home. Personal property often does not. Items like refrigerators or custom lighting should be confirmed before touring.

Smart Home Tech: Who Owns the Cameras?

Smart thermostats, security systems, and hubs raise common questions. Buyers often clarify whether these items transfer or are removed.

Local Spotlight: Area-Specific Questions

School District Boundaries (Kirkwood, Webster Groves, Ladue)

School district lines can change street by street. Buyers often verify boundaries before touring to avoid confusion later.

Historic District Restrictions in Soulard and Lafayette Square

Homes in historic districts may face renovation limits. Buyers who plan future updates often research this before visiting in person.

Conclusion: Using Data to Save Your Time

Asking the right questions early helps buyers focus on homes worth seeing. If you know what to ask before touring a home, you can move with confidence instead of urgency.

The goal is not speed. The goal is clarity.

Educational Notice

This article is provided for general educational purposes only. The author is a licensed real estate agent in Missouri. The information above is not legal, financial, or tax advice. Buyers are encouraged to consult appropriately licensed professionals and conduct their own due diligence.

Buyer Guide • January 24, 2026

Beyond the Down Payment: How to Know If You’re Actually Ready to Buy a Home

by Saleh Ihmoud

Many people assume that being “ready” to buy a home is mostly about money. While affordability matters, readiness in 2026 often comes down to something else: emotional clarity and lifestyle stability.

This article explores whether you are truly ready to buy a house, focusing on mindset, daily responsibilities, and long-term fit—not loan qualifications. For early-stage researchers, understanding these factors can help reduce stress and prevent rushed decisions.

The Emotional Gut Check: Why Are You Buying?

Internal Goals vs. External Pressure

One of the clearest signs of readiness starts with motivation. Buyers who feel ready often describe personal reasons—such as wanting stability, control over their space, or a long-term home base.

In contrast, buying due to pressure from family, peers, or social media is linked to higher anxiety during the process. According to Amerisave, stress increases when decisions are driven by outside expectations rather than personal goals. This distinction matters when asking yourself, “Am I ready to buy a house, or do I feel rushed?”

Moving Past FOMO (Fear of Missing Out)

In 2026, buyers are exposed to more market data than ever. As a result, many experience “analysis paralysis.” Research from NewHomesSource describes a shift from scarcity-driven thinking to what experts call guarded optimism. This mindset focuses less on timing the market and more on how a home fits long-term needs.

Practical Lifestyle Indicators

The 5–7 Year Commitment Rule

A practical sign of readiness is time horizon. Many housing experts reference a five-to-seven-year commitment as a baseline for ownership. This timeframe is often needed to offset closing costs and selling expenses, especially in a stabilizing market. Homes.com highlights this rule when evaluating lifestyle readiness.

Trading Mobility for Stability

Renting offers flexibility. Homeownership offers control. Buyers who feel ready often prioritize stability over the ability to move quickly. Research from MIG Online frames this as a tradeoff between mobility and long-term equity growth. Neither choice is inherently better. The key is alignment with your current life stage.

Assessing Your “Handyman” Quotient

Readiness also includes comfort with responsibility. Homeowners handle repairs, yard work, and ongoing upkeep. This does not require technical skill, but it does require willingness to manage and budget for these tasks.

The Reality of Responsibility

Life Without a Landlord

Unlike renting, homeownership means no default maintenance provider. Travelers notes that readiness includes planning for surprise repairs, such as HVAC issues or plumbing problems.

Building Your Homeowner Emergency Fund

Experts commonly recommend an emergency reserve of three to six months of expenses to manage these unexpected costs. While this is not a rule, it reflects the operational shift that comes with ownership.

Market Context: Why St. Louis Offers a Unique Advantage in 2026

Local Affordability vs. National Trends

In early 2026, St. Louis remains one of the more affordable metro areas compared to many U.S. cities. According to Investopedia, data from Oxford Economics shows that monthly ownership costs are often more attainable here than in coastal markets. This makes practical readiness easier to achieve locally.

Conclusion: Making the Choice That Fits Your Life

Being ready to buy a home is not just about qualifying. It is about clarity. If your motivation is internal, your lifestyle supports stability, and you understand the responsibility involved, you may be closer than you think.

If not, continuing to rent can be a thoughtful and valid choice. Readiness is personal, and timing should serve your life—not pressure it.

Educational Notice

This article is provided for general educational purposes only. The author is a licensed real estate agent in Missouri. The information above is intended to explain common lifestyle and psychological considerations related to homeownership, not to provide legal, financial, or tax advice. Readers are encouraged to consult appropriately licensed professionals and conduct their own due diligence when making housing decisions.

Buyer Guide • January 24, 2026

The Complete Homebuying Process: A Step-by-Step Guide for 2026

by Saleh Ihmoud

Buying a home can feel complex, especially if it’s your first time or if the process has changed since you last purchased. While every transaction is unique, the homebuying process in 2026 generally follows a clear sequence of steps. Understanding these phases ahead of time can help you make sense of what happens, when it happens, and why it matters.

This guide explains the full homebuying process in plain English—from early financial preparation to closing day—using current market standards and common practices in the St. Louis area. It is designed for research-stage buyers who want clarity before making decisions.

Phase 1: Financial Foundation and Pre-Approval

Assessing Credit Scores and Debt-to-Income

Most buyers begin by reviewing their financial profile. Conventional lenders typically look for a minimum credit score (often around 620 or higher) and evaluate a buyer’s debt-to-income (DTI) ratio. DTI compares monthly debt payments—including student loans, car loans, and credit cards—to gross monthly income. While 43% is a common benchmark, some loan programs allow higher ratios depending on the overall application.

The Difference Between Prequalification and Pre-Approval

Prequalification is usually an informal estimate based on self-reported information. A pre-approval, by contrast, is a verified review by a lender that involves documentation such as W-2s, tax returns, and bank statements. In the 2026 market, a written pre-approval letter is generally required before submitting an offer on a home.

Budgeting for Down Payments and Closing Costs

A common misconception is that buyers must put 20% down. While a 20% down payment can eliminate private mortgage insurance, many first-time buyer programs allow down payments as low as 3% or 3.5%. Buyers should also plan for closing costs, which typically include lender fees, title insurance, and government recording fees. These costs often total between 2% and 5% of the purchase price.

Phase 2: Partnering With a Professional

Understanding the Written Buyer Agreement

Recent regulatory changes require buyers to sign a written buyer agreement with their real estate agent before touring homes. This agreement outlines the services provided, the duration of the relationship, and how the agent is compensated. It is intended to clarify expectations on both sides.

The Role of a Licensed Real Estate Agent in Missouri

A licensed Missouri real estate agent helps coordinate showings, prepares and submits offers, explains contract timelines, and assists with negotiations and required disclosures. While agents do not provide legal or financial advice, they help buyers navigate the procedural aspects of the transaction.

Phase 3: The Search and the Offer

Defining Your Needs vs. Wants

Before touring homes, buyers often separate “must-haves” (such as location or number of bedrooms) from “nice-to-haves” (such as updated finishes). This distinction can help narrow the search and reduce decision fatigue.

Navigating the St. Louis Market: From Soulard to Ballwin

The St. Louis region includes a wide range of neighborhoods and municipalities, each with different housing styles, tax structures, and market dynamics. Buyers may notice differences when comparing areas such as the city versus county, or established suburbs versus newer developments.

Drafting a Competitive Purchase Agreement

Once a buyer selects a home, the next step is submitting a written purchase agreement. This document includes the offer price, proposed closing date, inspection timelines, and any contingencies, such as financing or appraisal conditions. In competitive situations, terms can matter just as much as price.

Phase 4: Under Contract and Due Diligence

The Inspection Period: Radon, Sewer, and Structural

After an offer is accepted, the buyer typically enters a due diligence period. This allows time to hire licensed inspectors to evaluate the home’s condition. In Missouri, common inspections include general home inspections, radon testing, termite (wood-destroying insect) inspections, and lateral sewer line inspections.

The Appraisal Process and Potential Gaps

For financed purchases, the lender orders an appraisal to confirm the home’s value. If the appraised value is lower than the agreed purchase price, an appraisal gap exists. This gap must be resolved—by a price adjustment, additional buyer funds, or a negotiated solution—before the loan can proceed.

Formal Loan Underwriting

During underwriting, the lender completes a detailed review of the buyer’s financial documents and the property itself. Requests for additional documentation are common at this stage and are part of standard risk verification.

Phase 5: The Path to Closing

Reviewing Your Closing Disclosure

Federal law requires lenders to provide a Closing Disclosure at least three business days before closing. This document outlines the final loan terms, monthly payment, and the exact amount of cash needed to close. Reviewing it carefully helps avoid last-minute surprises.

The Final Walkthrough: What to Look For

Shortly before closing, buyers usually complete a final walkthrough of the property. This is an opportunity to confirm that agreed-upon repairs were completed and that the home is in substantially the same condition as when the offer was accepted.

Closing Day: Signatures and Keys

On closing day, buyers sign the final loan and transfer documents. Once the transaction is recorded, ownership transfers and the buyer receives the keys. The timeline from accepted offer to closing is commonly 30 to 45 days for financed purchases and often shorter for cash transactions.

Frequently Asked Questions About Buying in St. Louis

Do I really need 20% down in 2026?
No. While 20% avoids private mortgage insurance on many loans, numerous programs allow lower down payments.

How long does the process take from offer to keys?
Most financed transactions close in about 30 to 45 days. Cash purchases often close in 10 to 21 days.

What are closing costs?
Closing costs include lender fees, title services, and recording fees, usually totaling 2% to 5% of the purchase price.

Can I buy a home if I have student loan debt?
Student loan payments are included in DTI calculations, but having student debt does not automatically disqualify a buyer.

What is the difference between an inspection and an appraisal?
An inspection evaluates the condition of the home for the buyer. An appraisal estimates value for the lender.

Educational Notice

This article is provided for general educational purposes only. The author is a licensed real estate agent in Missouri, and the information above is intended to explain common steps and practices in the homebuying process—not to provide legal, financial, or tax advice.

Homebuyers are encouraged to consult appropriately licensed professionals, such as mortgage lenders, real estate attorneys, tax advisors, or home inspectors, for guidance specific to their individual situation. Market conditions, loan programs, and regulations can change, and buyers should always conduct their own due diligence before making decisions.

Uncategorized • January 5, 2026

The Master Mechanic’s Checklist: How to Inspect a Used Car Like a Pro

by Saleh Ihmoud

Read Time: 6 Minutes

In real estate, it’s important to know: “The house you see at the Open House is not the whole story.” You need inspections to reveal the truth.

The same is true for buying a used car.

Recently, I watched a video on vehicle inspections by The Car Care Nut, a Master Automotive Technician. His approach to “due diligence” is so strategic that I had to share it. Whether you are buying a commuter car or a weekend cruiser, this method will help you spot a “lemon” before you sign the paperwork.

Important Disclaimer: I am a Real Estate Strategist, not a certified mechanic. The information below is a summary of general educational tips shared by automotive experts (specifically The Car Care Nut). This is not professional mechanical advice. Always hire a qualified mechanic to perform a formal Pre-Purchase Inspection before buying any vehicle.

Step 1: The “Cold Start” Rule

Some sellers warm up the car before you arrive to hide issues. Tell the seller you want to see the car “stone cold.” When you start a cold engine, you get the raw truth. Listen immediately for:

Ticking or Knocking: These sounds often disappear once the oil warms up, but they indicate expensive engine wear.
High Idle: The car should idle high for a moment and then settle down smoothly. If it stumbles, there could be a vacuum leak or sensor issue.

Step 2: The Strategic Test Drive

Don’t just drive around the block. You need to stress-test the components.

The “Hands-Off” Tracking Test On a flat, straight road (and only when safe!), briefly let go of the steering wheel. Does the car immediately dive left or right? If so, you have alignment issues or, worse, previous accident damage.

The Brake Pulsation Test (A Pro Tip) When you hit the brakes, pay attention to where you feel the vibration:

Shaking in the Steering Wheel? That usually means the Front Rotors are warped.
Shaking in the Seat/Body? That usually means the Rear Rotors are warped.
Source: The Car Care Nut – “How To Properly Inspect a Used Car”

The “Swerve” Test (Wheel Bearings vs. Tires) If you hear a roaring noise while driving, is it a bad tire or a bad wheel bearing?

Safely swerve the car slightly left and right within your lane.
If the noise changes pitch (gets louder/quieter): It’s likely a Wheel Bearing (loading and unloading the weight).
If the noise stays the same: It’s likely just noisy Tires.

Step 3: The Transmission “Shudder” Check

Transmission issues are the most expensive repairs. Test it two ways:

Hard Acceleration: Push the car to highway speeds. It should shift crisp and fast.
The “Soft Coast”: Drive gently around 40 MPH. If you feel the car “shudder” or shake like it’s driving over a rumble strip, that is often a Torque Converter Shudder. Walk away.

Step 4: The “Stress Test” for Electronics

Don’t just click the buttons once.

Windows & Locks: Roll every window down and up 2-3 times. Weak motors often fail on the second or third try.
Sunroofs: Open it and close it. Listen for wind noise when it’s closed—a bad seal sounds like a window is cracked open.

Step 5: The Final Verification

Just like we look at the “Seller’s Disclosure” in real estate, look at the car’s history.

Service Records: Has the transmission fluid ever been changed? If the car has 100,000 miles and the transmission fluid is original, be very cautious.
The Golden Rule: If the car passes your test, take it to a mechanic for a lift inspection. As The Car Care Nut says, “It is better to be a nuisance customer who checks everything than to be stuck with a bad car forever.”

Planning to buy or sell a home in 2026? If you are looking for a St. Louis real estate agent who believes in data, due diligence, and protecting your investment, let’s connect.

Watch the full video by The Car Care Nut here

Uncategorized • December 12, 2025

How to Save for a Down Payment in St. Louis

by Saleh Ihmoud

How to Save for a Down Payment in St. Louis (Spoiler: It Could be Less Than You Think!)

“I’m going to wait until I save 20%.”

As a REALTOR in St. Louis, this is one reason I see renters get stuck in the cycle of paying someone else’s mortgage. They believe they need $60,000 in the bank to buy a $300,000 home in places like Tower Grove or Florissant.

Here is the truth: First-time homebuyers often put down significantly less than 20%.

In this guide, we are going to debunk the “20% myth,” show you exactly how to start saving, and introduce you to some incredible Missouri-specific programs that could help you buy sooner than you think.

MANDATORY DISCLOSURE: I am not a licensed financial advisor, loan officer, accountant, or attorney. This content is for general educational and informational purposes only, and is not intended as professional financial or legal advice. Please consult a qualified, licensed professional for advice tailored to your personal situation.

1. The 20% Myth: How Much Do You Really Need?

While putting 20% down is great (it avoids Private Mortgage Insurance, or PMI), it is not a requirement for buying a home. In 2025, most first-time buyers use loan programs designed to be accessible:

FHA Loans: Backed by the government, these often require as little as 3.5% down.
Conventional 97 Loans: Some qualified buyers can get approved with just 3% down.
VA Loans: If you are a qualifying veteran or active service member, you may be eligible for 0% down.
USDA Loans: Looking in rural areas outside the main St. Louis metro? You might qualify for 0% down.

The Math: For a $250,000 starter home, a 3.5% down payment is $8,750—not $50,000. That goal is much more achievable!

2. Strategic Saving: Where to Put Your Money

Once you have your target number (let’s say $10,000 to be safe), you need a strategy to get there without losing your mind.

Open a Separate “House Fund”: Do not keep your down payment money in your regular checking account. It will get spent on Target runs or accidental splurges.
Use a High-Yield Savings Account (HYSA): Move your money to a bank that pays you back. Traditional banks often pay 0.01% interest. HYSAs can pay 4% or more. Your money should be making money while it sits there!
Automate It: Set up an automatic transfer on payday. If you never see the money, you won’t miss it. Even $100 per paycheck adds up to $2,600 a year.

3. The “Secret Weapon”: Missouri Down Payment Assistance (MHDC)

This is where having a local guide matters. Missouri has fantastic programs designed specifically to help first-time buyers bridge the cash gap.

The Missouri Housing Development Commission (MHDC) offers programs like:

First Place Loan Program: This provides a cash assistance loan for down payment and closing costs. In some cases, this second loan is forgivable if you stay in the home for a certain number of years (typically 10).
Next Step Program: Similar assistance for those with slightly higher incomes or who are not first-time buyers.

Note: These programs have strict income limits, credit score requirements (often 640+), and purchase price limits. You must work with a specifically certified lender to use them—ask me for a list of local lenders who participate!

4. Boost Your Savings with “Found Money”

To speed up your timeline, make a rule: All “windfalls” go to the house fund.

Tax Refunds: The average refund is often over $2,000. Boom—that’s 20% of your goal right there.
Work Bonuses: Straight to the house fund.
Selling Items: Have old furniture or clothes? Sell them on Facebook Marketplace and deposit the cash immediately.

Your Next Step

Saving for a home isn’t just about depriving yourself of lattes; it’s about having a plan.

Check your credit score (remember our blog on building credit!).
Make a budget (use the template from our last post!).
Talk to a lender early. You don’t need to be ready to buy today. A good lender will look at your finances and tell you exactly how much you need to save.

You could be closer than you think to holding the keys to your own front door.

Found this helpful? Next week, we’re switching gears to “Smart Consumerism: 5 Things Never to Say to a Car Salesman.” Stay tuned!

Uncategorized • November 30, 2025

How to Make a Budget for Beginners in St. Louis (5 Simple Steps)

by Saleh Ihmoud

Living in St. Louis offers a rich life—from the free museums in Forest Park to the incredible dining scene on The Hill. But enjoying everything our city has to offer (and saving for that dream home in South City or Chesterfield) requires one boring but essential thing: a plan for your money.

If you are wondering “how to make a budget for beginners” or looking for a simple monthly budget template, you are not alone. Creating a budget isn’t about restricting your freedom; it’s about giving yourself permission to spend without guilt.

In this guide, we are breaking down the most effective strategy for beginners—Zero-Based Budgeting—into five simple steps.

DISCLAIMER: I am not a licensed financial advisor, loan officer, accountant, or attorney. This content is for general educational and informational purposes only, and is not intended as professional financial or legal advice. Please consult a qualified, licensed professional for advice tailored to your personal situation.

What is Zero-Based Budgeting?

The most recommended method for beginners is the Zero-Based Budget. The concept is simple: Income – Expenses = $0.

This doesn’t mean you have zero dollars left in your bank account. It means you have given every single dollar a job before the month begins. Whether that job is paying rent, buying groceries, or going into your savings account, nothing is left accidental.

Step 1: Calculate Your Monthly Income

To start your personal finance journey, you need to know exactly what you are working with.

List your total monthly take-home pay. This is the money that actually hits your bank account after taxes and 401k deductions.
Pro Tip for Variable Income: If your income changes from month to month (like many people who have commission-based income!), budget based on your lowest expected income. If you make more, that’s just extra money for savings later!

Step 2: List Your Fixed Expenses (The “Four Walls”)

Start with the bills that must be paid to keep your life running. In the budgeting world, we often call these the “Four Walls”:

Housing: Rent or Mortgage.
Utilities: Electric, water, gas, internet.
Food: Groceries (basic needs, not fancy dinners out).
Transportation: Car payment, gas, insurance.

These are your fixed expenses—the non-negotiables.

Step 3: List Your Debt Payments

Before you get to the fun stuff, you must list the minimum payments for all your debts. This includes:

Student loans
Credit cards
Personal loans

Budgeting tip: Always budget for the minimum payment first. If you have extra money at the end of the budget, you can attack the debt with the highest interest rate.

Step 4: Budget for “Fun” and Variable Expenses

This is where most budgeting for beginners goes wrong. You must be realistic! If you enjoy dining out in the Central West End or grabbing coffee in the Loop, put it in the budget. Common categories include:

Entertainment/Dining Out
Subscriptions (Netflix, Spotify, Gym)
Personal Care/Clothing

Step 5: The “Fudge” Fund (and The Zero)

Life happens. You might forget a birthday gift or get a flat tire.

The “Fudge” Fund: Create a buffer category of $50-$100 for unexpected costs so they don’t derail your plan.
The Final Calculation: Subtract all your expenses (Steps 2-4) from your Income (Step 1).
- If you have money left over: Great! Assign it to savings or extra debt payments.
- If you are negative: You need to adjust. Look at your “Fun” category or see where you can cut back on variable expenses like groceries.

Why Budgeting Matters for Homebuyers

As a realtor, I see firsthand how a solid budget changes lives. When you know where your money is going, you can:

Save for a down payment faster.
Improve your debt-to-income ratio (very important for mortgage approval).
Buy a home with confidence, knowing exactly what monthly payment fits your lifestyle.

Your budget is the roadmap to your financial goals. Start today, keep it simple, and watch your savings grow!

Found this guide helpful? Next up, we will discuss “how to save for a down payment.” If you are ready to look for a home that fits your new budget, contact me today!

Saleh Ihmoud, REALTOR®

Coldwell Banker Realty – Gundaker

16505 Wild Horse Creek Rd, Chesterfield, MO 63017

(636) 532-0200

Coldwell Banker - West Regional

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