From “can I qualify?” to keys in hand.
A smart, honest guide to buying a home in Central Texas: what it takes to qualify, what it really costs, how the process works, and every checklist you need. No pressure, just a clear plan.
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Clarity, confidence, and a plan, without the overwhelm
Can You Qualify?
How home financing really works, and exactly what lenders look at.
What It Really Costs
Cash to close and the true monthly payment behind the listing price.
The Process, Step by Step
A realistic timeline and who's doing what, from first look to closing.
Choosing a Home
New construction vs. resale, how to tour, and the common buyer mistakes.
Making the Offer
How to write one that gets accepted, and how to use your option period.
Inspections & Appraisal
What they actually tell you, before you're locked in.
Contract to Closing
Title, survey, what you'll sign, and what not to do before closing.
Four Printable Checklists
Every deadline that matters, from your first tour to your first 30 days.
What buying in Central Texas really takes
How much do you actually need?
Less than most people think. You do not need 20% down. Conventional loans can go as low as 3 to 5% down, FHA loans around 3.5%, and VA and USDA loans can be zero down if you qualify. On top of the down payment, plan for closing costs and a few prepaid items. Texas also has first-time buyer assistance programs through TSAHC and TDHCA that can help with down payment and closing costs. The right number depends on your loan type, your credit, and the price range, and figuring that out is step one, before you ever tour a home.
What it really costs, beyond the sticker price
Two numbers matter more than the list price: your cash to close and your true monthly payment. Cash to close is your down payment plus closing costs (typically around 2 to 5% of the loan) plus prepaid taxes and insurance. Your monthly payment is not just principal and interest, it is PITI: principal, interest, property taxes, and insurance, and in many newer Central Texas communities it also includes a MUD or PID district assessment that can add real money each month. Before you fall in love with a price, we work out the full monthly number so there are no surprises. For how those tax districts work, see the MUD and PID guide.
The written buyer agreement, explained
As of 2024, buyers sign a written representation agreement with their agent before touring homes. This is not a catch, it is a good thing: it spells out exactly what I do for you, and how buyer-agent compensation works, in writing, before you are committed to anything. In plain terms, it means someone is contractually in your corner from the first showing to closing, rather than walking into a listing alone where every agent works for the seller. I will walk you through the agreement line by line before you sign it.
Eight steps, start to finish
Goals and budget
We talk through your must-haves and your real ceiling, not just the number that feels comfortable.
Get pre-approved
A pre-approval tells you what you can actually borrow and makes your offer credible. Before the search, not during.
Search and tour
Hand-picked listings that fit your budget and the neighborhoods that match your life, all week, not just Saturday.
Choose the home
New construction or resale, we weigh the trade-offs and I flag the common mistakes before you make them.
Write the offer
Price is one part. Terms, timelines, and your option period are where deals are actually won.
Inspections and appraisal
These tell you what you are really buying before you are locked in. We handle repair negotiations from there.
Contract to closing
Title, survey, what you will sign, and what not to do before closing (do not buy a car or open a credit card).
Keys, and after
You get the keys, and I stay your resource for the home long after you have moved in.
5 mistakes first-time buyers make in Central Texas
- 1Touring before pre-approval. You fall for a home you cannot finance, or you lose it to a buyer who was ready.
- 2Forgetting the tax district. A "cheaper" new-construction home in a MUD or PID can cost more per month than a pricier resale once the district assessment is in the math.
- 3Walking into a builder or listing alone. Their sales rep works for the seller. Bring your own representation from the first visit.
- 4Budgeting to the max payment. Leave room for taxes, insurance, and the year-two tax reassessment on a new build.
- 5Skipping the inspection on a new home. New does not mean flawless. An independent inspection protects a very large purchase.
People who trusted the process
"Brandon was absolutely amazing throughout our home-buying journey. My husband found him through his YouTube videos, and after watching we knew he was who we wanted. As first-time buyers we had endless questions, and he made everything feel manageable and stress-free. We're now in our first home and couldn't be more grateful."
"My husband and I just bought our first home and would've been lost without Brandon. He walked us through the whole process, never pressured us, and always gave honest advice. He really knows his stuff."
"As first-time homebuyers deciding on a new build, we're so fortunate to have had Brandon. He always knew what to ask the builder, even when we had no idea what to ask, checked in regularly, and handled all the details so we felt supported the whole way. Can't recommend him highly enough!"
Meet Brandon Holley
Central Texas is a market I know deeply. I was named a FastExpert 2026 Top Agent, and with 175+ closed deals since 2016 across Austin, Buda, Kyle, and Bastrop, I've guided buyers through this exact process.
This guide is everything I'd tell you if you were sitting across from me, from the first "can I qualify?" to the keys in your hand. No pressure, just a clear plan.
Buying a home: quick answers
Is now a good time to buy?+
How much do I need for a down payment?+
What does it actually cost to buy a home?+
How long does buying a home take?+
Do I need my own agent as a buyer?+
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What you actually need to qualify, and what you don't
Every cost in a Texas purchase, including the ones nobody warns you about
How the written buyer agreement works now, and what to ask before you sign
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