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YOUR FIRST-TIME HOMEBUYER’S GUIDE

Your first home.
A fresh start.

Big dreams. A few questions. A place to call your own.
Let’s make your first home feel a little less overwhelming
and a lot more possible.

Start your journey
Maria CoultA local expert. In your corner.Maria Coult, REALTOR® · Green Arc Properties
Illustration of a welcoming white Craftsman home with a green lawn, porch, and mature trees
ROOTED IN THE UPSTATE
From dreaming to doorstep.Eight simple steps. One exciting new chapter.
A new beginning looks good on you. Illustrative image
LOCAL ROOTS. REAL CONNECTIONS.

Greenville Simpsonville Fountain Inn Greer Mauldin Travelers Rest

THE ROAD TO YOUR KEYS

A little guidance.
A big new beginning.

You don’t have to figure it all out at once.
Here’s your path from “I think I’m ready” to
“This is really mine.”

8 STEPS, WITH YOU ALL THE WAY
STEP 01 / BEFORE YOU START SHOPPING

Get your finances in shape.

A confident home search starts with knowing what feels comfortable for you—not just the biggest loan a lender might approve. Give yourself time to build a financial foundation.

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Your next little steps

  • Review your credit reports and address any errors.
  • Choose a monthly housing budget that leaves room for your life.
  • Save for your down payment, closing costs, moving, and a repair cushion.

Maria’s tipThink beyond the mortgage. Taxes, insurance, utilities, HOA fees, and maintenance belong in your monthly budget, too.

1. Get your finances in shape.

A confident home search starts with knowing what feels comfortable for you—not just the biggest loan a lender might approve. Give yourself time to build a financial foundation.

  • Review your credit reports and address any errors.
  • Choose a monthly housing budget that leaves room for your life.
  • Save for your down payment, closing costs, moving, and a repair cushion.

Maria’s tip: Think beyond the mortgage. Taxes, insurance, utilities, HOA fees, and maintenance belong in your monthly budget, too.

2. Know your options before you tour.

A lender can review your income, assets, and credit and discuss a pre-approval. It helps focus your search, but it is not a guarantee of final financing.

  • Gather the documents your lender requests.
  • Compare loan options, interest rates, fees, and monthly costs.
  • Ask what conditions your pre-approval has and when it expires.

Maria’s tip: Talk to more than one lender. When you have Loan Estimates, compare equivalent loan terms side by side—not just the advertised rate.

3. Choose someone in your corner.

Your buyer’s agent helps you understand the market, find suitable homes, and navigate negotiations. Take time to talk about your goals and how you will work together.

  • Ask about experience with first-time buyers in your area.
  • Review any buyer representation agreement before signing.
  • Understand services, the agreement’s length, compensation, and cancellation terms.

Maria’s tip: Ask questions until the agreement feels clear. Compensation and who pays it should never come as a surprise.

4. Shop with a plan, and an open mind.

Separate the things you truly need from the things you would love. We can explore Greenville, Simpsonville, Fountain Inn, Greer, Mauldin, and Travelers Rest together.

  • Write down your must-haves and nice-to-haves.
  • Think about your commute, upkeep, HOA rules, and future needs.
  • Visit neighborhoods and compare homes using the same priorities.

Maria’s tip: Paint colors can change. Location, layout, and the cost of major repairs deserve a closer look.

5. Make a thoughtful, informed offer.

An offer is more than a purchase price. Your agent can explain comparable sales and help you understand the contract’s deadlines, protections, and costs.

  • Review recent comparable sales with your agent.
  • Discuss earnest money, contingencies, and your closing date.
  • Understand inspection deadlines and any seller credits you request.

Maria’s tip: Keep your budget in view. The right offer is one you understand and can comfortably follow through on.

6. Inspect, ask questions, and investigate.

Your due diligence period is the time to understand the property. The signed contract determines your deadlines and options, so schedule inspections promptly.

  • Arrange a general home inspection and appropriate specialist checks.
  • Ask about a CL-100 wood-destroying organism report.
  • Review concerns, repair requests, and your contractual options with your agent and attorney.

Maria’s tip: An inspection and an appraisal do different jobs. An inspection helps identify condition issues; an appraisal evaluates value for the lender.

7. Appraisal, insurance, and final approval.

Your lender coordinates the appraisal and completes underwriting. Stay in touch and respond promptly to document requests while you prepare for closing.

  • Send requested documents through your lender’s secure channels.
  • Arrange homeowners insurance and ask about any other coverage needed.
  • Discuss any planned job changes, credit applications, or large purchases with your lender first.

Maria’s tip: Keep your finances steady during underwriting. A new loan or unexplained deposit can create extra questions right before closing.

8. Walk through, sign, and get your keys.

For most covered mortgage loans, you must receive a Closing Disclosure at least three business days before closing. Review the final terms and costs, then coordinate your walk-through and signing with your team.

  • Review your Closing Disclosure and ask about any differences.
  • Complete a final walk-through and confirm your possession date.
  • Bring the identification and funds your closing attorney requests.

Maria’s tip: Protect your money: verify wiring instructions by calling your attorney at a trusted number. Never rely only on an email, even if it looks familiar.

Every journey is different. We’ll move at a pace that feels right for you.

A CLEARER PICTURE OF YOUR BUDGET

Let’s talk numbers.
No surprises.

A down payment is only part of the picture. Plan for closing costs, inspections, and a little breathing room for life in your new home.

Your down paymentThe amount you put toward the purchase price.

Closing costs & prepaid expensesLender and title fees, taxes, and insurance.

A cushion for the next chapterInspections, moving, maintenance, and the unexpected.

Explore the CFPB’s homebuyer resources
YOUR STARTING-POINT CALCULATOR

What might I need upfront?

Illustrative upfront total$24,000
Down payment $15,000Closing costs $9,000

A planning illustration, not a loan quote or final cash-to-close amount. Defaults are examples, not current rates or required down payments. Excludes inspections, moving, reserves, credits, and deposits. Confirm actual costs and eligibility with your lender.

A LITTLE LOCAL KNOW-HOW

Buying in South Carolina?

There are a few things worth asking about early.

Your closing attorney

Talk with your agent and a South Carolina closing attorney about title review, closing documents, and who the attorney represents. Confirm wiring instructions by calling a trusted number—not one in an unexpected email.

Inspections & due diligence

Your signed contract sets the deadlines and cancellation terms. Ask about a general inspection, a wood-destroying organism report (CL-100), and any other checks appropriate for the property. Review all deadlines with your agent and attorney.

Taxes after you move in

Ask your county assessor about applying for legal-residence assessment and any available exemptions. Eligibility and application requirements vary; do not assume the seller’s tax bill will be your own.

YOUR HOMEBUYING TOOLKIT

A little more prepared.
A lot more confident.

Keep the essentials close.
You’ll thank yourself later.

Your document checklist

A head start for your lender conversation.

0 of 9 ready

Income

Assets

Identity & history

Your lender may request other documents. Checkmarks are for this visit only; print the guide to keep a copy. No personal documents are collected here.

KNOW YOUR OPTIONS

A loan that fits your life.

You don’t have to pick one alone. Ask your lender which programs fit your circumstances.

ConventionalA flexible starting point

Ask your lender about conventional loan options, down payment requirements, credit criteria, and mortgage insurance. Some programs are designed for eligible first-time buyers.

FHAA government-insured option

FHA-insured loans can be worth exploring if you need a lower down payment or more flexible credit criteria. Eligibility, mortgage insurance, and property standards apply. Compare the full cost with other options.

VAFor eligible military borrowers

Eligible veterans, service members, and some surviving spouses may qualify for a VA-backed loan. Ask about entitlement, funding fees or exemptions, lender requirements, and whether a down payment is needed for your situation.

USDAFor eligible locations & households

USDA programs may be available for qualifying properties and households. Location, income limits, and other requirements apply. Your lender can help check both your eligibility and the property’s.

Down payment assistanceAsk what’s available locally

Ask a lender or housing counselor about current South Carolina and local assistance programs. Funding, eligibility, repayment obligations, and program availability can change. Review the terms before relying on assistance.

Explore loan options with the CFPB
LESS JARGON. MORE CLARITY.

Words you’ll hear along the way.

Pre-approval+

A lender’s conditional assessment of what you may be able to borrow based on information and documents reviewed. It is not final loan approval.

Earnest money+

A deposit made under the purchase contract to show commitment. How it is held, applied, or refunded depends on the contract and what happens during the transaction.

Due diligence+

The period and process for researching a home and completing inspections. Your contract controls your deadlines, cancellation rights, and any fees.

Contingency+

A contract condition, such as financing or appraisal. Its exact language determines the protection and deadlines it provides.

Appraisal+

An assessment of a property’s value, commonly ordered by the lender. It is different from a home inspection and does not replace one.

Escrow account+

An account your mortgage servicer may use to hold part of your monthly payment for property taxes and insurance. Amounts can change as those bills change.

Mortgage insurance+

Insurance that protects the lender, not the buyer, on certain loans. Cost, duration, and cancellation rules depend on the loan program.

Closing Disclosure+

The document detailing your final loan terms, projected payments, and closing costs. Most covered mortgages require you to receive it at least three business days before closing.

Seller concessions+

Costs the seller agrees to pay on your behalf under the purchase agreement. Loan programs may limit the types or amounts allowed.

Title insurance+

Insurance covering certain ownership-related risks. Lender and owner policies protect different interests; ask your closing attorney what each policy covers.

Fixtures+

Items attached to the property, such as built-in appliances or lighting. Your purchase contract should clearly state what stays and what is excluded.

Cash to close+

The final amount needed to complete the purchase, accounting for the down payment, closing costs, deposits, credits, and other adjustments.

Pre-approval: A lender’s conditional assessment of what you may be able to borrow based on information and documents reviewed. It is not final loan approval.

Earnest money: A deposit made under the purchase contract to show commitment. How it is held, applied, or refunded depends on the contract and what happens during the transaction.

Due diligence: The period and process for researching a home and completing inspections. Your contract controls your deadlines, cancellation rights, and any fees.

Contingency: A contract condition, such as financing or appraisal. Its exact language determines the protection and deadlines it provides.

Appraisal: An assessment of a property’s value, commonly ordered by the lender. It is different from a home inspection and does not replace one.

Escrow account: An account your mortgage servicer may use to hold part of your monthly payment for property taxes and insurance. Amounts can change as those bills change.

Mortgage insurance: Insurance that protects the lender, not the buyer, on certain loans. Cost, duration, and cancellation rules depend on the loan program.

Closing Disclosure: The document detailing your final loan terms, projected payments, and closing costs. Most covered mortgages require you to receive it at least three business days before closing.

Seller concessions: Costs the seller agrees to pay on your behalf under the purchase agreement. Loan programs may limit the types or amounts allowed.

Title insurance: Insurance covering certain ownership-related risks. Lender and owner policies protect different interests; ask your closing attorney what each policy covers.

Fixtures: Items attached to the property, such as built-in appliances or lighting. Your purchase contract should clearly state what stays and what is excluded.

Cash to close: The final amount needed to complete the purchase, accounting for the down payment, closing costs, deposits, credits, and other adjustments.

Maria Coult talking with a client by phone LOCAL EXPERTISE. GENUINE CARE.
MEET YOUR GUIDE

Hi, I’m Maria.
I’m in your corner.

Buying your first home is a lot of firsts at once. Your first pre-approval. Your first offer. Your first inspection report.

You deserve someone who makes space for your questions, explains the details in plain language, and celebrates every step with you. That’s what the Green Arc Properties team and I are here for.

Maria Coult REALTOR® · GREEN ARC PROPERTIES
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GOOD PEOPLE. LOCAL ROOTS.

You have a whole team
on your side.

Helping our Upstate neighbors buy, sell, and put down roots. Backed by Keller Williams Greenville Central.

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YOUR NEXT CHAPTER STARTS WITH A CONVERSATION

Let’s find your
place in the world.

No pressure. No question too small.
Just a friendly conversation about what comes next.

Say hello to Maria
CALL OR TEXT MARIA806-474-8866DROP A NOTEmaria@greenarcproperties.com
COME SAY HELLO1030 E. Butler Rd
Greenville, SC 29607
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