Understanding your budget sets you up for success and ensures you're shopping at a price point that is comfortable. Choosing the right lender is critical (luckily you're not married to the first one you meet). An agent can help you find a local lender who is a good fit.

There are usually some life events you'll be planning around. 

Rental Agreement ending soon?  Upcoming Wedding? Summer Break? New Job? Divorce? Identify them, and share them with your agent to plan your course of action.

6-12 months before you hope to buy is the best time to chat.

Needs vs. "Nice-to-Haves"

If we found the perfect house - what features would it have? Then, work backwards from there so you can determine which features are non-negotiable, and how they align with your ideal budget.

Understanding the steps of the process and all the vocabulary early (earnest money, escrow, contingency, appraisal, etc.),  will set you up for better success and lower stress when you do find the right house. 

Be sure your agent talks you through the various offer strategies in your local area, including: contingencies & risks, timelines, escalations, and other things you can manipulate in your offer to win! 

Finding a comprehensive list of the actual costs to be prepared for is harder than it should be. Talking to a lender early is the best way to plan for your unique situation - but 

see below for a beginning general overview of estimated costs.