The Cherished Home Buyer's Guide
Ann's guide to buying a home, from choosing the right lender to the final steps to closing.
Before you tour a single house
"How much do we actually need for a down payment?" A good home search starts with that question, not with a listing site. I'm Ann Atamian with Gibson Sotheby's International Realty, and I wrote this guide so you understand the whole process before you fall for a house.
It has 12 modules. Take them in order or jump to the one you need today. Nothing here is a pitch. It's the same teaching I give clients, written down so you can read it at your own pace.
What the 12 modules cover
1. You need an expert. Why a buyer benefits from someone who knows the process, the local streets and the paperwork. I spent years on the buyer's side of the table, so I know what buyers notice and what makes them walk away.
2. Pros and cons of buying. Owning has real upsides and real costs. This module weighs them against renting, so you decide with the whole picture.
3. Buyer's agent compensation explained. How a buyer's agent is paid, laid out plainly inside the guide. My rule is the same as it is for sellers: every cost is itemized and on the table before you sign anything.
4. Choosing the right lender. What a lender does, what to ask, and why I suggest talking to one before you start touring. What a bank will approve is not always what you want to spend.
5. How much money you actually need. More than the down payment. We go through the other lines, such as the inspection, lender and title costs, and the move, so there are no surprises later.
6. Making an offer and smart negotiations. What goes into an offer, how the other side responds, and how to keep your head when the pressure rises.
7. Tips to get your offer accepted. A strong offer is clear, well prepared and still makes sense after the excitement wears off.
8. Your offer is accepted, now what. The weeks after a yes, who does what, and what comes next, in order.
9. Inspections, disclosures and due diligence. How to read what you're given and what to ask. I believe in being there for inspections. For a condo, ask for the papers first: the master deed and trust, the rules and regulations, the budget and the meeting minutes. They show pet rules, rental rules and repairs coming, and your attorney can explain any clause.
10. The 10 must-nots when buying a home. Ten mistakes I'd like you to skip.
11. The final steps to closing. The last stretch, step by step, so closing day holds no surprises.
12. Let's find you home. How we search together: a clear list, focused tours and a plan for what comes next.
How I work with buyers
I teach before I show. Before we tour, we talk about what you can comfortably spend, what you want from the home and what you want to stop doing. Shoveling, mowing, climbing stairs? That question often shapes the search more than a price range does. If a condo or 55+ community is on the list, see my page on condos and 55+ communities.
I've sold 365+ homes over 25+ years in real estate, and I've lived in Southborough for 30+ years. I know the difference between homes on the same street, because two identical homes are not worth the same. The lot, the grading and the spot on the street all matter. The full path is in my home buying process, with a broader overview on the buying a home page.
If this is your first purchase, start with the first-time buyers page. Coming from another state? See relocating to MetroWest, or browse the areas I serve.
If you have a house to sell first
Many buyers in MetroWest are also sellers, and the question that comes up is the order. Sell first or buy first? The honest answer is that it depends on your numbers. I'd start with a call to your lender and your attorney, so you know what's possible before you look at one house.
From there, there are really three paths. You can sell first and plan where you'll stay. You can sell with time to stay in your home after closing, which your attorney writes into an agreement. Or you can buy first, with your sale as part of the offer. Each one has a trade-off, and I lay them out side by side. That is normal. Nobody has done this before. My page on downsizing in MetroWest goes deeper if the next home is a smaller one.
Your next step
Read the guide, and write down your questions as you go. When you're ready, send me a note or call 774-249-8718. We'll start with a no-pressure conversation about what you want, what it costs and the order of the steps. Guide, not push.
Ann Atamian, REALTOR®, Global Real Estate Advisor, Gibson Sotheby's International Realty. Love life, Cherish home.
Frequently Asked Questions
How much money do I actually need to buy a home?
It depends on your numbers, and module 5 walks through it. It's more than a down payment, so we go through every line, and your lender can confirm the figures for your situation.
Do I need an agent to buy a home?
Module 1 covers why I think you do. I spent years on the buyer's side of the table, and I teach before I show, so you understand each step before you take it.
How is a buyer's agent paid?
Module 3 explains buyer's agent compensation in full. Every cost is itemized and on the table before you sign anything.
Should I talk to a lender before I start touring?
I'd say yes. A conversation with a lender shows what's possible before you look at a house, and what a bank will approve is not always what you want to spend.
Which towns do you cover?
Southborough and Framingham, plus Hopkinton, Natick, Holliston, Westborough, Ashland, Northborough and nearby MetroWest towns.
Keep exploring
Ready to make your move with Ann Atamian | Gibson Sotheby's International Realty?