Buying your first home is one of the biggest financial decisions of your life. And in my experience, the buyers who have the smoothest experiences — the ones who close on time, stay within budget, and genuinely love their home after the dust settles — aren’t necessarily the ones with the most money or the best credit. They’re the ones who were prepared.
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These are the seven mistakes I see most often. Some are costly. Some are heartbreaking. All of them are preventable.
01
Most Common Mistake
Not Finding Out About Down Payment Assistance Before Starting the Search
This is the mistake that costs first-time buyers the most money — not just in dollars, but in years. I talk to buyers all the time who spent months saving for a down payment they didn’t actually need. They didn’t know about TSAHC, TDHCA, SAHA, or the other programs that could have gotten them into a home months or years earlier.
Down payment assistance programs in Texas can provide up to 5% of your loan amount — as a grant you never repay. Some buyers close with under $1,000 out of pocket. But if you don’t know to ask for it, no one is going to hand it to you.
The fix: Talk to a DPA-aware lender and agent before you start saving or searching. Find out what you actually qualify for first. That number changes everything about your timeline. Learn about every DPA program available →
02
Expensive Mistake
Choosing the Wrong Lender (Or Not Shopping at All)
Most first-time buyers go with the first lender they talk to — often a big bank where they have a checking account, or whoever their family used. This is understandable but potentially costly. Lenders vary significantly on interest rates, fees, program knowledge (especially DPA programs), and responsiveness during the transaction.
A lender who isn’t approved to offer TSAHC or TDHCA can’t get you DPA assistance — which means you could leave significant money on the table just by picking the wrong lender. And a slow or unresponsive lender during the active transaction can blow your option period deadlines.
The fix: Get quotes from at least two lenders. Ask specifically whether they’re TSAHC-approved and whether they have experience with Texas DPA programs. I refer my buyers to lenders I’ve vetted — who know these programs and answer their phones.
03
Financial Mistake
Making a Big Purchase Before Closing
You found the house. Your offer was accepted. You’re under contract. So you go buy a new couch for the living room on your credit card. Or you finance a new car because your credit was just approved and you figure you can handle both payments.
This is one of the most common ways closings fall apart. Your lender re-pulls your credit before closing. Any new accounts, new balances, or changes to your debt-to-income ratio can change your qualification — and in some cases, kill your loan approval entirely. I’ve seen buyers lose their dream home over a $3,000 couch purchase.
The fix: Don’t open any new credit accounts, finance anything, or make any large purchases from the day you go under contract until the day you close. Wait until after you have the keys. The furniture will still be there.
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04
San Antonio–Specific Mistake
Not Verifying the School District Assignment
San Antonio has multiple overlapping school districts, and the boundaries don’t always follow neighborhood or city lines. A home that appears to be in a highly-rated district based on its neighborhood name or zip code may actually be assigned to a different district entirely.
I’ve seen buyers make offers based on an assumed school assignment, only to discover after closing that the home was in a different district than expected. This matters both for families with children and for resale value — homes in top-rated districts reliably sell faster and hold value better.
The fix: Always verify the exact school assignment with the relevant school district’s website or the Bexar County Appraisal District using the specific property address — before you make an offer. Don’t rely on neighborhood name, zip code, or the listing agent’s representation. See our school district guide →
05
Negotiation Mistake
Skipping or Shortchanging the Home Inspection
In a competitive market, first-time buyers sometimes waive their inspection entirely to make their offer more attractive. This is almost always a mistake. Other buyers skip specialist inspections (foundation, AC, roof) to save money on the inspection phase. This is also a mistake.
A thorough inspection protects you from buying a money pit. In San Antonio specifically, foundation issues (due to our expansive clay soils) and HVAC problems (our systems work hard in the Texas heat) are real concerns. A $400 inspection that finds a $20,000 foundation problem is one of the best investments you’ll ever make.
The fix: Always get a full inspection. If the inspector recommends a specialist (structural engineer, HVAC technician, roofer), get that specialist too. The costs are small relative to the protection they provide. And remember — that’s what the option period is for.
06
Budget Mistake
Budgeting for the Mortgage But Forgetting Everything Else
First-time buyers are often pre-approved for a loan amount and then build their entire budget around that number. But your mortgage payment is not your only monthly housing cost. Not even close.
In San Antonio, property taxes average around 2.2% of assessed value — one of the highest rates in the country. On a $250,000 home, that’s roughly $5,500 per year, or $460 per month, on top of your mortgage payment. Add homeowner’s insurance (~$150–$250/month), HOA fees (if applicable), mortgage insurance (if on FHA), and the ongoing cost of maintaining a home — and your real monthly cost is meaningfully higher than the mortgage payment alone.
The fix: Before you start shopping, ask me to model your total monthly housing cost — not just the mortgage payment. I run this analysis for every buyer I work with so there are zero surprises after closing.
07
The Biggest Mistake
Waiting Until They Feel “Ready”
This one isn’t a mistake people make during the transaction — it’s a mistake they make before it even starts. I hear it constantly: “I’ll buy when my credit is perfect.” “I’ll buy when I have 20% saved.” “I’ll buy when the market calms down.” And the years go by, and rent keeps rising, and equity keeps building for someone else.
The buyers I’ve helped who waited for perfect conditions often ended up paying more — more in rent while they waited, and more for a home because prices rose. The buyers who took action with imperfect conditions, and found the right programs and the right guidance, are now homeowners who are building wealth.
The fix: Have the conversation before you think you’re ready. One free consultation with me costs you nothing and gives you a real picture of where you stand. You might be closer than you think. And if you’re not, you’ll know exactly what you need to do to get there.
