Buying a house in 2026 is not for everybody. But if you’re thinking about buying , the earlier you start preparing, the better.
I’ve been doing mortgages for over 14 years, and honestly, I see the same mistake over and over again — especially with first-time home buyers.
They wait until one or two months before their lease is up to finally ask, “Can I qualify for a house?”
And by then, it may already be too late to fix the things that needed attention.
Don’t Wait Until the Last Minute to Get Pre-Approved
One of the biggest mistakes buyers make is waiting until they’re almost ready to move before getting pre-approved.
The problem is that you may have something on your credit report that needs to be addressed before you can qualify. And if you only give yourself 30 to 60 days, there may not be enough time to fix it.
Some buyers could have bought a home much sooner if they had started the process earlier. But because they waited, they end up having to push their home purchase back by months.
That’s why I usually recommend getting pre-approved about three to six months before you actually need to move.
A Mortgage Inquiry Doesn’t Always Have to Hurt Your Credit
A lot of buyers wait because they’re scared that getting pre-approved means every lender has to do a hard credit pull.
But that’s not always the case.
In many situations, a lender may be able to give you a general assessment using a soft credit pull or other preliminary information. A full mortgage approval may still require a hard credit inquiry, but you don’t always need to start there.
The goal is to help you understand where you stand early enough to actually do something about it.
For example, FHA loans may allow credit scores as low as 580 for qualified buyers, depending on the lender and full loan guidelines. But if you want a smoother mortgage process aiming for a 660+ credit score could make things a lot easier.
Don’t Underestimate How Much Cash You May Need
Another big mistake first-time buyers make is assuming they only need money for the down payment.
Yes, some loan programs may allow low down payments, such as 3% or even 0% down for eligible VA buyers. But that does not automatically mean that is all the money you need to buy a house.
You may also need money for closing costs, prepaid taxes, homeowners insurance, escrow setup, inspections, and other expenses depending on your situation.
As a general rule, many buyers should be prepared for total funds needed to be higher than just the down payment. In some cases, closing costs may be around 3% to 4% of the purchase price, although this can vary.
If I were a first-time buyer, I’d want to understand what 5% to 7% of the purchase price looks like just to be safe — even if I’m using a low down payment program.
The Bottom Line
Don’t trip out. Buying a house does not have to be scary.
The key is getting pre-approved early, understanding your credit, knowing your cash-to-close.
And in 2026, many markets may offer more opportunities for buyers than we saw during the super-competitive years. But the buyers who are prepared first are usually the ones in the strongest position.
So before you start falling in love with houses online, get your mortgage plan together first.