What should I do before I start house hunting in Virginia?

The best time to get ready to buy is before the first showing, because the exciting part of house hunting is also the part where people make their weakest decisions.

Here’s the order I’d work in, and why.

Why does the money come before the houses?

A house you love at a price you can’t finance is just a disappointment with a nice kitchen. So start with a conversation with a lender, not a search portal.

Ask for a pre-approval, which is different from a quick estimate. A pre-approval generally means the lender has looked at your income documents and credit, and it’s what a seller’s agent wants to see when your offer arrives. Ask each lender what could still change the approval, what documents they’ll need, and how they’d handle a short appraisal. If you’re comparing lenders, compare the same loan on the same day, and ask for the full estimate rather than just the interest rate.

Our post on buyer closing costs in Virginia helps you plan for the cash you need beyond the down payment.

How do I test a budget before I fall in love?

A lender’s maximum is a ceiling, not a recommendation. Take the monthly payment they quote and put it next to your real life: childcare, commuting, savings you want to keep, a roof that will need replacing eventually.

Then add the costs that don’t appear in a listing: property taxes, homeowners insurance, utilities, any association fees and maintenance. These vary by county and by home, so ask your agent and lender for estimates on the kinds of homes you’re considering rather than guessing.

My advice is to pick the payment you’d be comfortable with in a month when something goes wrong, and work backward to a price. That number is usually lower than the one the lender approves.

What should I decide before I tour anything?

Write down the three things you won’t compromise on and the three you’d trade away. Commute, bedrooms, a yard, a one-story layout, a school zone you want to check with the district, a budget for repairs. Most buyers find that the list changes after five showings, and that’s fine. Having it on paper makes the change deliberate.

It also helps to settle your timeline. Are you selling a home first? Is your lease ending? A date you can’t move changes how you negotiate, and your agent should know it. If you have a home to sell, our post on buying your next house before selling your current one lays out the trade-offs.

How do I choose an agent before I start?

Interview two or three. Ask how they’d explain a contract to a first-time buyer, how they handle an inspection that turns up something serious, and what they do when a house gets multiple offers. Ask who you’ll actually talk to day to day.

In Virginia you’ll generally be asked to sign a written buyer agreement before an agent works with you, so read it before you’re in a rush. Our guide to buyer agent agreements walks through what’s in one and what to ask.

What should I leave alone while I’m shopping?

Avoid big financial changes between pre-approval and closing unless your lender says they’re fine: a new car loan, a job change, large unexplained deposits, or new credit cards. Lenders can re-check your finances before closing, and surprises there are painful.

None of this is legal or lending advice. Your lender and a Virginia real estate attorney can speak to your specific situation.

What should I do next?

Pick one thing this week: ask a lender for a pre-approval, or write your three must-haves. When you’re ready to talk through the rest, our buyer page explains how we work, and you can see how the local market looks on the Richmond metro market report. I’m happy to help you build a plan for your timeline and price range. Written by Daniel Keeton, broker.