🗒️ Steps to Buying a House: From Consultation to Closing

Hello Hampton Roads,

What are the steps to buying a house?

1. Meet with a Realtor for a buyer consultation
2. Get pre-approved for a mortgage (credit score 620+; FHA may allow 580)
3. Search for homes with resale, flood zone, and HOA in mind
4. Make a competitive offer based on comps and costs
5. Schedule inspection and appraisal
6. Finalize your loan and get “clear to close”
7. Do a final walk-through
8. Close and receive your keys

One of the most common questions I hear is "What are the steps to buying a house?"

 It's a great question because the real estate market is competitive and serious buyers who want the best chance at buying a home,  are thinking about this systematically and putting a plan in place! If you're in the market to buy a house or soon will be here are the steps you need to take in order.

The Steps to Buying a House:

📋 Schedule a Buyer Consultation

Start by meeting with your agent for a buyer consultation. This crucial first step sets expectations, allows you to discuss your needs, and helps you understand the home-buying process and the current real estate market. Most buyers prefer professional guidance to avoid costly mistakes. Good representation and a tailored strategy will save you time and money—and give you a competitive edge.

💳 Get Pre-Approved for a Mortgage

Before you begin your home search, get pre-approved. Explore loan programs like down payment assistance, closing cost grants, and affordable options. Most lenders require a 620+ credit score, but FHA loans may allow 580 with 10% down. Pre-approval clarifies your budget and shows sellers you're serious.

🔍 Start Your Home Search

With pre-approval in hand, your Realtor will help you find homes that match your criteria. Use online listings, open houses, and tours to narrow your options. Consider resale value, flood zones, HOA dues, and hidden costs. Make a pros and cons list and ask your agent for insights.

✍️ Make an Offer

Found a home you love? Your Realtor will check comps, confirm other offers, and request a fee sheet from your lender. Review monthly payments and out-of-pocket costs, then craft a competitive offer with smart terms and contingencies. If it’s not accepted, don’t worry—it’s part of the process.

🔎 Home Inspection and Appraisal

After your offer is accepted, schedule a home inspection to assess condition. You can negotiate repairs or exit the contract if needed. An appraisal confirms the home’s value—your lender will base the loan amount on this figure to protect your investment.

📁 Finalizing the Loan

Your lender will request final documents and run a credit check. Stay in close contact to avoid delays. Once you’re “clear to close,” you can schedule your walk-through and prepare for closing day.

🚶 Final Walk-through

A day or two before closing, walk through the home to confirm its condition and verify repairs. Don’t skip this step—it’s your last chance to inspect before ownership transfers.

🏡 Closing the Deal

On closing day, you’ll sign paperwork, pay closing costs, and receive your keys. Congratulations—you’re officially a homeowner!

📍 Home Buyer Tips

Tip 1: Understand Your Local Market

Hampton Roads is a diverse region with something for everyone—from historic neighborhoods in Portsmouth to new construction in Suffolk and waterfront living in Virginia Beach. But each city and neighborhood has its own price trends, school zones, and commute considerations.

💡 Pro Tip: If you’re exploring areas and aren’t sure where you’d like to live, you can schedule a complimentary home buyer consultation here.

Here’s a snapshot of median home prices and local highlights across Hampton Roads:

City	Median Price	Local Highlights	City Website	Homes for Sale
Virginia Beach	$480,000	Oceanfront lifestyle, SGAs like Town Center, top-rated schools	Virginia Beach	View Homes
Norfolk	$324,950	Historic districts, waterfront views, vibrant arts and food scene	Norfolk	View Homes
Chesapeake	$437,500	Family-friendly suburbs, nature parks, easy access to bases	Chesapeake	View Homes
Portsmouth	$295,000	Affordable historic homes, revitalized downtown, waterfront access	Portsmouth	View Homes
Suffolk	$427,450	Spacious lots, rural charm, growing new construction communities	Suffolk	View Homes

🗒️ Note: Median sales prices listed below are based on detached home data from the most recent REIN MLS statistics (September 2025). These figures reflect closed sales across Hampton Roads and may vary by neighborhood, property condition, and market activity.

Tip 2: Budget for More Than the Mortgage

Beyond your down payment, be prepared for additional expenses that can catch first-time buyers off guard.

• Closing costs (typically 3–5% of the purchase price) include lender fees, title insurance, appraisal, attorney fees, and prepaid taxes and insurance.

• Home inspections and appraisals are usually paid upfront.

• Moving expenses, utility deposits, and basic home essentials (like blinds, trash bins, or a lawnmower) can add up quickly.

Tip: Ask your agent for an estimate of both upfront costs and costs due at closing. Also ask about local grants, lender credits, or seller concessions that may help offset these expenses—especially if you're working with a tight budget.

Tip 3: Don’t Skip the Inspection or the Walk-through

When you buy a home, there’s more than meets the eye—so inspections and walk-throughs are absolutely critical.

Even if the home looks perfect, a licensed home inspector can uncover hidden issues like roof damage, plumbing leaks, or foundation cracks. Virginia is a “caveat emptor” state, which means “let the buyer beware.” If you skip the inspection, you lose the ability to negotiate repairs or walk away based on what’s found.

As for the walk-through, this is your final chance to see the home before you take ownership. You’ll want to confirm that the condition is the same as when you last saw it—and that any negotiated repairs have been completed.

🧠 FAQ: What Buyers Ask Most About the Home Buying Process

1. What happens during a buyer consultation—and do I need one?

Yes, and it’s a game-changer. A buyer consultation is your strategy session: you’ll clarify your goals, learn about local market conditions, and get a roadmap tailored to your budget and timeline. It’s where serious buyers gain an edge.

2. How do I know if I’m financially ready to buy a home?

Start with a mortgage pre-approval. Most lenders look for a credit score of 620+, though FHA loans may allow 580 with 10% down. You’ll also want to budget for closing costs, inspections, and monthly payments. Your Realtor can help you estimate all of it upfront.

3. What should I look for when touring homes in Virginia Beach?

Beyond curb appeal, think long-term: resale value, flood zones, HOA fees, and potential maintenance costs. Your agent will help you spot red flags and hidden gems that align with your goals.

4. What happens after I make an offer?

Once your offer is accepted, you’ll schedule a home inspection and appraisal. These protect you from surprises and confirm the home’s value. You’ll also finalize your loan and prepare for closing.

5. How long does the whole process take—from consult to closing?

It varies, but most buyers in Hampton Roads close within 30–45 days after going under contract. The timeline depends on your loan type, inspection results, and how quickly documents are submitted.

Final Thoughts

Buying a home doesn’t have to feel overwhelming. With the right guidance, clear steps, and a strategy tailored to your goals, you can move forward with confidence. Whether you're a first-time buyer or re-entering the market, having a trusted advisor makes all the difference—especially in a dynamic area like Virginia Beach.

🎯 Ready to Buy You Hampton Roads Home?

Let’s build a strategy that fits your goals, budget, and timeline. I’ll help you decode the process, avoid costly mistakes, and find the right fit in Hampton Roads.

📅 Schedule Your Free Buyer Strategy Call

Thanks for Reading,

 

Liz Schuyler, Virginia Beach Real Estate Agent
RE/MAX Allegiance

Liz Schuyler is a top Virginia Beach REALTOR® with RE/MAX Allegiance, licensed since 2001 and trusted across Hampton Roads. With 350+ homes sold, she helps clients Sell, Move, and Invest with confidence and strategy.

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