Buying

First-Time Home Buyer Checklist for East Texas (2026 Edition)

By Stephanie McLean Kirby March 12, 2026 Last updated May 7, 2026 4 min read

Buying your first home is the largest single financial decision most people will make in their twenties or thirties. The process should not be a mystery. Here is the plain-English, East Texas-specific checklist we walk every first-time buyer through. Save this. Print it. Bring it to coffee with us.

Step 1 - Get your finances clear

Pull your credit reports. Free at annualcreditreport.com. Check for errors. Anything wrong gets disputed before you apply for a mortgage.
Calculate your debt-to-income (DTI). Add up monthly debt payments (car, student loans, credit cards, child support). Divide by gross monthly income. Lenders typically want this under 43%, ideally under 36%.
Save your down payment + closing costs. 3% to 20% of the home price is the down payment range, depending on loan type. Plan another 2-3% for closing costs.
Don’t open new credit lines. No new credit cards, no new car loans, no big furniture purchases on store credit until after you close. Lenders re-pull credit days before closing.

Step 2 - Get pre-approved by the right lender

Pre-approval - not pre-qualification. The difference: pre-approval means the lender pulled your credit, verified your income and assets, and told you exactly what they will lend. Sellers and listing agents take pre-approvals seriously; they ignore pre-quals.

Ask us for our short list of East Texas lenders we trust. We work with the same handful weekly and they will return your calls.

Step 3 - Check Hometown Heroes eligibility

If you are a teacher, first responder, military service member, healthcare worker, or corrections officer, you may qualify for up to 5% in down payment grants plus a tax credit worth up to $2,000/year. Read the full breakdown on our Hometown Heroes page. The grants do not have to be repaid (with conditions).

Step 4 - Define your must-haves

Before we tour, write down:

Bedrooms (now and 5 years from now)
School district (this often constrains everything else - see our school district comparison)
Yard / acreage requirements
Commute tolerance (in minutes, not miles)
Move-in ready vs. willing to renovate
Hard nos - things that disqualify a house no matter how good everything else is

Step 5 - Tour with intention

We typically narrow first-time buyers to a short list of 4-8 homes for the first tour day. More than that and houses blur together. Take pictures. Take notes. Score each on your must-haves while you are still in the house - your memory will lie to you by Tuesday.

Step 6 - Make the offer

What goes into a competitive East Texas offer in 2026:

Price - based on comps we pull, not on what the seller wants.
Earnest money - typically 1% of the offer, held in escrow.
Option period - 7 to 10 days for inspection, with an option fee paid to the seller.
Financing terms - pre-approval letter attached, loan type clear.
Closing date - 30 days is standard; longer if title or financing requires it.
Contingencies - inspection, appraisal, financing. Walk through them with us so you know which to keep and which can flex.

Step 7 - Inspections and option period

Always inspect. Even on new construction. We have a list of inspectors we trust - TREC-licensed, pickier than average, and willing to climb into the attic in July. Common East Texas inspection items:

Foundation - clay soils mean foundation issues are real here. A foundation engineer ($400-$700) is worth the spend on any house older than 10 years.
HVAC - Texas heat means HVAC has to work. Older systems can be deal-breakers.
Roof - hail and wind country. A roof certification matters for insurance.
Septic vs. sewer - rural lots are often septic. We will tell you what that means for maintenance.
Termites - required by most lenders in Texas.

Step 8 - Appraisal and underwriting

The lender orders an appraisal to verify the home is worth what you are paying. Underwriting reviews your file. This is the quiet middle of the deal - boring is good. Stay employed, do not buy that car, do not move money around.

Step 9 - Close

At the title company, you will sign about 60 pages of paperwork, wire your closing funds, and walk out with keys. We will be there. Bring your driver’s license and a cashier’s check or wire confirmation.

Step 10 - Move in and breathe

Change the locks. Change the address. Set up utilities. Throw a small thank-you to the people who helped - including (we hope) us.

Frequently asked

How much do I need to make to buy in East Texas?

Rough heuristic: a household income of about 1/3 of the home price covers the typical conventional loan in this market. So $80-90K supports a $250-300K home, $120K supports $360-400K. This shifts with rates, debts, and down payment - get pre-approved for the real number.

Should I buy or build for my first home?

For most first-time buyers, an existing home is faster and lower-stress. If you already own land or are willing to wait 12+ months, custom can pencil. Read our custom build walkthrough.

What is your fee as a buyer’s agent?

Texas commissions are negotiable and depend on the transaction structure. We will walk you through exactly how it works in your situation. There are no surprises.

Buying your first home should not be intimidating. Set up a no-pressure first-time-buyer call with Stephanie or one of our team and we will walk through where you are and what is realistic.