For first-time buyers · Licensed across Michigan
Brian & Lynn Buying your first home in Michigan? Start by knowing your numbers.
Your first home is the biggest purchase you’ve made so far, and most of the stress that comes with it is really just not knowing — what you can afford, what you’ll need at closing, and what the monthly payment actually includes. Our whole job is to take that uncertainty off your shoulders before you fall in love with a house. We’ve been helping first-time buyers across southeast Michigan for over 20 years, and there’s no question too basic.
“First-time buyer” is broader than you think
You don’t have to be 25 and renting to qualify as a first-time buyer. In most programs, you count as a first-time buyer if you haven’t owned a home in the last three years — which includes plenty of people coming out of a rental, a divorce, or a long stretch of life that took them away from owning. If that’s you, you may have more options than you expect.
How much do you really need for a down payment?
Less than most first-time buyers assume. The right number depends on the loan program, and as an independent broker we’ll walk you through the ones you qualify for:
- VA loans — 0% down for eligible veterans and active-duty service members, with no monthly mortgage insurance.
- Conventional loans — from 3% down, the most flexible all-around option for buyers with solid credit.
- FHA loans — from 3.5% down, more forgiving on credit and debt-to-income, which often makes them a good fit for first-time buyers.
The point isn’t to push you toward the lowest down payment — it’s to show you the real tradeoffs so you can choose with open eyes.
A straight word on down-payment assistance
Michigan has real first-time-buyer help out there — down-payment assistance and grant programs through MSHDA (the Michigan State Housing Development Authority) and others. Here’s what most lenders won’t say out loud: some of those programs are bigger than what we, as an independent broker, can offer directly.
If the strongest path for you runs through a grant we don’t access, we’ll tell you straight and point you to whoever does it best — even when that isn’t us. Because here’s who we’re built for: buyers who are in a solid spot and want sharp, honest numbers and a closing that lands on time.
We’re not in the business of stacking every program we can find just to squeeze you into a house that stretches you thin. If you’re ready, and you want an advisor who treats your mortgage like advice instead of a sale, that’s exactly us. If you’re not quite there yet, we’ll say so — and tell you what it would take to get there.
What you’ll see before you ever make an offer
No guesswork, no sales pitch, no “we’ll figure it out later.”
The big picture, one screen
Down payment, rate, monthly payment, and the initial investment due at closing — all in one view before you make an offer.
Every dollar of your payment
Broken into principal, interest, taxes, insurance, and HOA — you’ll know what’s in every dollar of that monthly number.
An honest closing estimate
A real number for the closing table — not a lowball teaser that blows up at signing.
Every line item, explained
Title, escrow, taxes, insurance, prepaid items — all itemized, so you know what each dollar is for.
How the process works
Six steps. The middle one — the house hunt — moves entirely at your pace. We’re with you at every step.
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Initial consultation
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Preapproval
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House hunt
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Formal application
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Underwriting
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Closing
Brian Mutter
Loan Officer · NMLS #1109257
Lynn Marie Oates
Loan Officer · NMLS #1495433
No question is too basic. Reach out to whichever of us feels like the right fit — we’re happy to start with a conversation.
A few questions first-time buyers always ask
Do I need perfect credit to buy my first home?
No — and this is one of the biggest myths in home buying. There’s no single magic credit score, because the right number depends on the loan program. FHA loans, for example, are more forgiving on credit than conventional loans, which is part of why they’re often a good fit for first-time buyers. Rather than have you guess or talk yourself out of it, we’ll look at your full picture — credit, income, debts, and savings together — and tell you honestly where you stand. If there’s one simple move that would put you in a stronger position before you apply, like paying down a specific balance, we’ll point it out. The goal is a clear answer, not a brush-off. Lynn’s blog has practical guides on buying after a credit setback and whether paying off a charge-off actually helps.
How much should I have saved beyond the down payment?
Beyond the down payment, you’ll want to cover closing costs and keep a little cushion in reserve. Closing costs include things like title work, escrow setup, taxes, insurance, and prepaid items, and they’re separate from your down payment — which is exactly where a lot of first-time buyers get surprised. We give you an honest, itemized estimate up front so the number isn’t a mystery and you know what each dollar is for. We’ll also talk through how much of a reserve makes sense for your situation, so a surprise expense after closing doesn’t throw you off. The point is to walk in with eyes open, not to scrape together every last dollar.
Is it better to get preapproved before I start looking?
Yes — preapproval should come before house hunting, not after. It does two important things. First, it tells you your real budget, so you’re touring homes you can actually finance instead of falling for one you can’t. Second, it makes your offer far stronger; in a competitive market, sellers take a preapproved buyer much more seriously than someone who hasn’t talked to a lender yet. Preapproval is the first thing we’ll set up after our initial conversation, and it usually comes together within a couple of days. Then, as you shop, we give you detailed estimates for any home you’re seriously considering — so you always know the real monthly payment and cash to close before you make a move.
Ready when you are
The best first step costs you nothing: a conversation. We’ll lay out your numbers, answer every question, and let you decide what’s right — no pressure, ever.