Buying your first home is exciting, and it can feel like a lot at once. The good news is that it goes one step at a time, and you don't have to figure it out alone. Here's how it usually goes for the first-time buyers I work with around Lebanon, Annville, Palmyra and the rest of Central PA.

1. Talk to a lender first

Before you look at homes, sit down with a lender and get pre-approved. A pre-approval tells you what you can comfortably buy, and sellers take your offer more seriously when you have one. Don't wait until you find "the one" to do this. Good homes here can go under contract in a week or two.

If you need help finding a lender, I can help with that.

2. Ask about Pennsylvania's homebuyer programs

The Pennsylvania Housing Finance Agency (PHFA) has programs that can help first-time buyers with the down payment and closing costs. A few to ask your lender about:

• Keystone Advantage Assistance: a second loan toward your down payment and closing costs
• K-FIT (Keystone Forgivable in Ten Years): down payment and closing cost help that's forgiven over ten years
• K-DATE: a zero-interest loan you repay when you sell, refinance or pay off the home
• PHFA Grant: a small grant that goes with certain PHFA loans

Each program has its own rules for credit, income and savings, and they change from time to time. Your lender can tell you which ones fit you. There are also VA, FHA and USDA loans, and some rural areas around Lebanon County qualify for USDA.

3. Decide what matters most

Make two short lists: what you have to have, and what would be nice. Think about:

• Which town and school district you want
• How long a drive to work you'll put up with
• Bedrooms, bathrooms, a yard, a garage
• Whether you'd take an older home that needs some work

Lebanon County has a little of everything: city blocks in Lebanon, small towns like Annville, Palmyra and Myerstown, and open country up north and out toward Schaefferstown.

4. Look at homes together

Once you're pre-approved, I'll set you up with listings that match what you want, so you see new homes the day they hit the market. Then we go look. With 27 years in construction behind me, I can point out obvious things as we walk through, like an old roof, water in the basement or an addition that doesn't look right. That way you know what to ask your home inspector to look at closely.

5. Make an offer

When you find the right home, I'll pull recent sales nearby so your offer is based on what homes are really selling for. We'll also talk through the terms that matter to you, like your inspection, your closing date and any help with closing costs from the seller.

6. Inspection and appraisal

After your offer is accepted, you'll hire a licensed home inspector. If something big comes up, we can ask the seller to fix it, give a credit or adjust the price. Your lender will also order an appraisal to make sure the home is worth what you're paying.

7. Closing day

A week or so before closing, your lender sends your final numbers. You'll do a final walk-through, sign the paperwork at the title company and get your keys.

A few tips from first-time buyers I've worked with

• Don't open new credit cards or finance a car while you're buying a home
• Keep your paperwork handy: pay stubs, W-2s and bank statements
• Ask questions. There's no such thing as a dumb one

Ready to start?

Have more questions? See the answers to what Central PA buyers and sellers ask most on my Central PA Real Estate FAQ page.

I'm always available. Call or text me at (717) 203-2383 or email rod@property-dream.com. I'll walk you through every step, from your first showing to the day you get your keys.

Iron Valley Real Estate of Lebanon | 717-769-2986

Rod Martin, Iron Valley Real Estate

Related: Buying a Home in Lebanon County, PA · Living in Lebanon, PA · Living in Annville, PA