A field guide from Nick’s Lending
Your first home.
Your own way.
A practical companion for the decisions between “maybe someday” and “we’re home.”
Room for the numbers.
Space for what matters to you.
September 2026 edition
Plan · Tour · Compare · Close · Settle in
Use the printable PDF as your personal workbook. In the web guide, you can type into the worksheets and print a completed copy. Entries stay in that browser tab, are not sent to us, and disappear when you close or reload it.
01 / Your north star
What do you want
home to make possible?
Before you compare houses, give yourself a clear picture of the life you want one to support.
| Priority | Must have | Nice to have |
|---|---|---|
| Location and daily travel | ||
| Rooms and flexible space | ||
| Access, stairs and everyday movement | ||
| Outdoor space and upkeep |
There is no required age, family structure or timeline for a first home. This is your plan.
02 / A comfortable payment
Start with your life.
Then find your number.
A lender’s approval is one calculation. What feels comfortable in your household is another.
| Monthly household plan | Your amount |
|---|---|
| Take-home income you can reliably plan around | |
| Other debt payments | |
| Food, transportation, utilities and care | |
| Savings, retirement and emergency cushion | |
| The things you want to keep enjoying | |
| Housing budget left after the items above |
Check the complete housing cost
| Proposed home | Monthly amount |
|---|---|
| Loan principal and interest | |
| Property taxes | |
| Homeowners insurance and any required flood coverage | |
| Mortgage insurance, if applicable | |
| HOA dues or other recurring assessments | |
| Utilities and a maintenance allowance | |
| Total proposed monthly housing cost |
03 / Cash with a purpose
The down payment
is only one part.
Plan the money needed to buy, and the money you want to keep after you get the keys.
| Build your cash plan | Your amount |
|---|---|
| Down payment | |
| Lender and other closing charges | |
| Prepaid items and initial escrow deposits | |
| Less eligible credits shown by your lender | |
| Less earnest money already deposited | |
| Estimated cash still needed at closing | |
| Moving and immediate repairs | |
| Cash cushion to keep untouched |
Give each dollar one job
04 / Your people and process
Know who owns
the next step.
Keep the team and deadlines in one place. The order and timing can vary by contract and loan.
- PrepareSet your budget and discuss financing.
- SearchTour homes and compare what matters.
- OfferReview terms and deadlines with your agent.
- ReviewWork through inspections, appraisal and loan conditions.
- CloseConfirm documents, funds and possession.
| Your team | Name / trusted contact |
|---|---|
| Loan officer | |
| Real estate agent | |
| Escrow or settlement contact | |
| Insurance agent | |
| Inspector |
Your next conversation
05 / Take this on a tour
Remember the home.
Not just the kitchen.
Use one sheet per home. Write down your first impressions before the next showing blends into this one.
| Look closely | What I noticed |
|---|---|
| Layout, stairs and everyday access | |
| Daylight, noise and privacy | |
| Commute and nearby needs | |
| Storage, parking and outdoor space | |
| Visible maintenance questions | |
| Insurance, HOA or assessment questions |
06 / Compare the shortlist
Put your favorites
on the same page.
The right comparison includes the life you will live there and the costs you will carry.
| Compare | Home A | Home B | Home C |
|---|---|---|---|
| Property / nickname | |||
| Price being considered | |||
| Estimated full monthly cost | |||
| Estimated cash to close | |||
| Immediate work needed | |||
| Fits my must-haves? | |||
| Tradeoff I could accept | |||
| Tradeoff I could not accept | |||
| Question still unanswered |
Pause before deciding
07 / An offer with a plan
Excitement and
clear deadlines can coexist.
Ask your agent to explain the offer and your obligations before you sign. Record the actual contract dates here.
| Decision or deadline | Date / owner / next action |
|---|---|
| Earnest money deposit | |
| Inspection and investigation period | |
| Appraisal review | |
| Financing condition or contingency | |
| Insurance confirmation | |
| Requested repairs or credits | |
| Final walkthrough | |
| Closing and possession |
Before I agree
- I understand which protections and contingencies are included.
- I know what happens if a deadline is missed or a condition is not met.
- My lender has reviewed financing assumptions and any proposed credits.
- I understand when I can take possession, not just when I sign.
08 / Compare the loans
A lower rate
is not the whole price.
Ask for Loan Estimates using comparable loan amounts, terms and lock assumptions. Record the differences instead of guessing.
| Loan comparison | Option A | Option B |
|---|---|---|
| Lender / date of estimate | ||
| Loan type and term | ||
| Loan amount | ||
| Fixed or adjustable rate | ||
| Interest rate / APR | ||
| Points in dollars | ||
| Lender credits in dollars | ||
| Loan costs (Loan Estimate page 2) | ||
| Estimated total monthly payment | ||
| Estimated cash to close | ||
| Rate lock status and expiration |
Ask before choosing
Resource: CFPB Loan Estimate explainer (new tab).
09 / Keep the process moving
Prepared.
Without oversharing.
Your lender will give you a checklist for your situation. Gather what is requested and send it through the designated secure channel.
- Ask for the lender’s specific document list and secure upload instructions.
- Keep income, employment and asset records together in a secure place.
- Explain gifts or unusual deposits before moving money around.
- Ask before opening credit, taking on debt or changing employment during the loan process.
- Respond to requests and ask why something is needed if it is unclear.
- Keep your team updated about changes that affect the application.
Your condition tracker
| Requested item | Due date | Securely sent? |
|---|---|---|
| Item 1 | ||
| Item 2 | ||
| Item 3 | ||
| Item 4 |
10 / The last stretch
Protect the money.
Understand the signing.
Closing is a series of confirmations. Give yourself time to ask about anything that differs from what you expected.
- Review the Closing Disclosure against your latest Loan Estimate.
- Ask about changed charges, the final payment and cash needed to close.
- Confirm required insurance is in place.
- Complete the walkthrough and document unresolved concerns with your agent.
- Confirm the funding, recording and possession steps with the closing team.
- Keep copies of signed documents in a secure place.
Before you send money
Stop. Call. Verify.
Use a trusted phone number you saved independently. Confirm wiring instructions directly with your settlement contact. Do not trust changed instructions in an email, text or an incoming call.
If you suspect a fraudulent transfer, contact your bank immediately and report it to the FBI’s Internet Crime Complaint Center at ic3.gov (new tab).
11 / Make it yours
A good beginning
continues after closing.
Keep a few practical details within reach while you settle in.
First week
- Confirm utilities and essential services.
- Arrange keys, locks and access codes.
- Locate water, gas and electrical shutoffs.
- Test safety alarms and plan emergency contacts.
First 90 days
- Confirm the loan servicer and first payment details.
- Set reminders for taxes or insurance paid outside escrow.
- Plan routine upkeep and your first repair reserve.
- Store warranties, inspection reports and closing documents.
| Home reference | My note |
|---|---|
| First payment date / verified servicer | |
| Insurance renewal month | |
| Seasonal maintenance reminder | |
| Repair to plan for first |
One question is enough to start
You do not have to wait until something is wrong to reach out. If a statement, cost or next step is confusing, ask.
Further reading: CFPB homebuying resources (new tab). Educational planning tool, not a Loan Estimate, approval or commitment to lend. Loan terms, eligibility and costs require individual review.
Nick Cunningham, Loan Officer, NMLS #907393. Nick’s Lending is Nick Cunningham’s personal marketing brand. Mortgage services through Golden Bay Mortgage Group, NMLS #1403489. Licensed in California. DRE #01989440. CA DBO #60DBO-160366. Equal Housing Opportunity.