How to Buy a House, Whether It’s Your First or Fifth Time.

Why Every Buyer Needs a Refresher

Whether you are a first-time homebuyer or have purchased several homes, the process has a way of feeling brand new each time. Real estate laws evolve, lending standards shift, and local inventory never behaves the same way twice. Even seasoned homeowners admit that you don’t know what has changed until you’re back in it.

This guide breaks down what’s consistent, what’s new in 2025, and how to approach your next purchase with clarity—no matter how long it has been since your last move.

Start with the Money: Understanding What You Can Afford

The smartest place to begin is with a lender, not a listing. Your pre-approval determines your actual buying power, and in competitive markets like the South Shore, sellers expect to see it before they take an offer seriously.

Rates in 2025 are generally between 6 and 7 percent for conventional loans. Lenders are watching debt-to-income ratios and cash reserves closely, especially for smaller down payments. If it has been years since you last applied for a mortgage, expect more documentation than you remember. The digital process is faster, but far more data-driven.

A good starting point is your financial advisor—they can connect you to their mortgage department. It’s also worth speaking to a few local lenders who may offer more competitive products. If you need names, I can share my trusted contacts.

Why Your Agent Matters More Than Ever

Buying a home today takes more than opening doors and writing offers. You need someone who understands pricing patterns, inspections, competitive strategies, and how to structure terms that stand out.

My approach is rooted in strategy and experience, informed by years of guiding clients through this market—and by buying and selling many personal homes myself. I know how overwhelming the process can feel, especially when the pace varies town by town. My job is to anticipate issues, coordinate details, and help you make decisions you feel good about.

What the 2025 Market Really Looks Like

This is not the market you may remember from pre-COVID years. Inventory is still limited, and desirable homes often attract multiple offers.

You’ll need to make quick but informed decisions, maintain a strong pre-approval, and sometimes lean on flexible terms rather than price alone. Buyers who haven’t moved in a while will also notice new tools such as digital showings, AI-supported valuations, and predictive pricing. Even so, local expertise still carries more weight than any algorithm.

How to Tour Homes the Smart Way

Online research is helpful, but there is no substitute for walking the space. Photos can hide natural light, noise, floor plan quirks, and renovation needs. When touring, focus on layout, systems, neighborhood feel, and commute patterns.

On the South Shore, pay attention to utilities like oil vs. gas, septic vs. sewer because those can vary within the same neighborhood. If timing allows, I always recommend visiting your top choices twice before submitting an offer.

Writing an Offer That Balances Confidence and Caution

Once you’ve found the right property, I’ll walk you through comps, deposits, contingencies, and terms. In Massachusetts, deposits are typically around 5 percent. In a competitive scenario, clean terms and verified funds often matter more than price.

Inspections Still Matter

Skipping an inspection can cost you later. A good inspector will identify issues that impact safety, budget, or negotiations. If this is your first home or your first purchase in a while I’ll help you separate normal wear and tear from real concerns.

Appraisals and the Final Loan Process

After an accepted offer and usually after the Purchase and Sale agreement, your lender orders an appraisal. Occasionally, appraisals come in below the offer price. It’s not common, but I’ve navigated it before, and there are solutions.

Underwriting follows, where the lender re-verifies income and assets. Hold off on opening new credit lines or making large purchases until after closing.

Closing Day

A few days before closing, you’ll receive your Closing Disclosure outlining every cost associated with the purchase. In Massachusetts, closings are typically handled by an attorney. If you’re relocating from another state, expect differences in the process, pace, and paperwork.

Bring your identification, your wire confirmation or cashier’s check, and a little patience for the signatures. After that—you’re done.

What Has Changed in the Last Five Years

Interest rates are higher, but demand hasn’t faded. Buyers who last purchased when rates were under 4 percent are often surprised by how resilient the market remains at 6–7 percent.

Inventory is tighter, and turnover is slower. Many homeowners are holding onto low-rate mortgages, which means fewer listings and more competition for the good ones.

Strong financing terms matter more than ever. Sellers value certainty, clean offers with verified funds can certainly beat higher offer prices. 

Digital tools have replaced most of the guesswork. Buyers now lean on AI-driven search, virtual tours, and predictive pricing models. But interpreting those numbers still requires local insight.

Insurance and climate considerations are front and center, especially in coastal and flood-prone towns. Premiums and underwriting standards have changed the affordability equation for some buyers.

Common Questions

Do I need 20 percent down?
Not necessarily. Many buyers put down between 3 and 10 percent, though you may need to budget for private mortgage insurance.

Can I buy before I sell?
Yes, with the right strategy. Bridge loans and flexible closings can make this possible.

How long does buying a home take?
Typically 30 to 60 days from accepted offer to closing. It varies based on lender timelines and title work.

Is now a good time to buy?
If you’re financially stable and planning to stay at least five years, ownership still outperforms renting in most South Shore towns.

About the Author

Erin Freeman is a dual-licensed Realtor with Gibson Sotheby’s International Realty in the South Shore and Premier Sotheby’s International Realty in Central Florida. Based in Hingham, she helps clients navigate every stage of a home purchase with a data-driven, lifestyle-forward approach—whether it’s a first home, a relocation, or the long-term move that finally feels right.