North Texas Home-Buyer Roadmap

Buying your first home in North Texas comes down to 7 clear steps, and you'll always know which one you're on.

This roadmap is written for buyers in Grayson, Collin, Fannin and Hunt counties: Sherman, Denison, Van Alstyne, Anna, Melissa, Celina, McKinney, Bonham, Greenville and the towns in between.

I grew up moving, so I know how big this decision feels. My job is to make it clear and calm: you'll know what's coming, what it costs, and what to do next.

The 7 steps at a glance

1. Get pre-approved
2. Know your must-haves
3. Learn the local market
4. Tour with a plan
5. Write a strong offer
6. Use your option period wisely
7. Close and get your keys

Step 1: Get pre-approved (not just pre-qualified)

Start here, before you fall in love with a house online. A pre-qualification is a quick estimate based on what you tell a lender. A pre-approval means the lender has actually checked your income, credit and documents, and sellers take it much more seriously.

What your lender will usually ask for:

• Last 2 years of W-2s (or tax returns if you're self-employed)
• Pay stubs from the last 30 days
• Bank statements from the last 2 to 3 months
• Photo ID
• A list of your debts: car loans, student loans, credit cards

Ask about down payment help. Texas has programs for first-time buyers, and some lenders offer their own. Ask every lender you talk to. I'm happy to connect you with lenders I trust.

Step 2: Know your must-haves

North Texas gives you a lot of choice: a new build in Anna, a historic home in Denison, or a few acres outside Bonham. Getting clear now saves you weeks of touring.

• Area and commute: How far are you willing to drive to work, school or family?
• School district: Is a specific ISD important to you?
• New build or resale: New homes come with warranties. Resale homes often come with bigger lots and established trees.
• Lot size: A small yard, a big backyard, or acreage?
• HOA: Are you comfortable with HOA fees and rules?
• Budget for the monthly payment, not just the price. In Texas, property taxes make a big difference.

Step 3: Learn the local market

Every town here has its own personality and price range. A few things are especially important in North Texas:

• Property taxes are higher than many states. Texas has no state income tax, so taxes on homes carry more of the load. Always look at the estimated tax bill, not just the price.
• MUD and PID fees in new communities. Many newer neighborhoods in Anna, Melissa, Van Alstyne and Celina have a MUD (Municipal Utility District) or PID (Public Improvement District). These add to your yearly tax bill. I'll always flag them before you write an offer.
• Homestead exemption. Once you move in, file for your homestead exemption with the county. It lowers your property taxes every year.

Step 4: Tour with a plan

I usually recommend seeing 5 to 10 homes in person before you make an offer. That gives you enough to recognize a good one when you see it, without wearing yourself out.

• Look past the staging: check the water pressure, open the cabinets, and look in the garage.
• Look for foundation clues: North Texas clay soil moves. Cracks over doors, sticking doors and uneven floors are worth a closer look.
• Drive the area in the morning and the evening.
• Ask what's being built nearby. North Texas is growing fast, and I check this for my clients.
• Buying a new build? Bring your own agent to your very first model-home visit. The builder's sales rep works for the builder. Having your own agent usually costs you nothing extra.

Step 5: Write a strong offer

When you find the one, we write an offer that's strong and smart from day one.

• Price: based on recent sales nearby and how long the home has been on the market.
• Earnest money: usually about 1% of the price. It shows the seller you're serious and goes toward your purchase at closing.
• Option fee: a smaller fee, often a few hundred dollars, paid directly to the seller. It buys you the option period.
• Closing date: 30 to 45 days is common. Being flexible can help you win.
• Survey: if the seller has an existing survey, they may provide it with a T-47 affidavit saying nothing has changed. That can save you money.

Step 6: Use your option period wisely

The option period is a Texas thing, and it protects you. For a set number of days, often 7 to 10, you can back out for any reason and get your earnest money back. You only lose the option fee.

This is when we do inspections:

• General home inspection: the roof, structure, plumbing, electrical and HVAC.
• Foundation: your inspector will flag concerns. If needed, we bring in a structural engineer.
• Termite (WDI) inspection: required for some loans, like VA, and a good idea for most homes.
• Buying land or a rural home? Add a well and water test, a septic inspection, and confirm road access and the property lines.

Then we negotiate repairs or a credit. I'll help you tell the difference between a deal-breaker and a normal fix.

Step 7: Close and get your keys

You're almost there. In the last few weeks:

• Don't change anything financial: no new credit cards, car loans or job changes until after closing.
• Appraisal: your lender confirms the home is worth the price.
• Title work: the title company makes sure ownership is clean and gives you title insurance.
• Final walkthrough: we confirm repairs were done and the home is in the agreed condition.
• Closing day: you sign, the funds are wired, and you get your keys.

One safety note: always call your title company at a number you already know before you wire any money. Wire fraud emails can look very real.