Don't know if you can afford it yet? Let's make a game plan.

You don't have to be ready today

Some of my favorite clients called me a year or two before they were ready to buy. Their credit needed some work, or they weren't sure how much they'd need saved, or they just didn't know where to start. We sat down, looked at where they were, and made a plan. A year later we were touring homes.

That's what this page is for. If you're not sure you can afford a home yet, let's talk. There's no cost and no pressure, and you won't get a sales pitch. You'll get honest answers and a list of next steps that fit your situation.

To be clear about my role: I'm a REALTOR®, not a lender, credit repair company or financial advisor, and I don't charge for this help. I'll connect you with licensed loan officers and free HUD approved housing counselors for the parts that need them.

Step 1. Find out where you stand

• Pull your credit reports. You can get free reports from Equifax, Experian and TransUnion at AnnualCreditReport.com, the official site set up under federal law. Weekly free reports are now available there.
• Look for errors. Accounts that aren't yours, late payments that weren't late, debts listed twice. Under the Fair Credit Reporting Act you can dispute inaccurate information directly with the credit bureau for free.
• Know your score range. Lenders look at your score, your debt compared to your income, your work history and your savings. A loan officer can tell you exactly what you'd qualify for today and what would change it.

Step 2. Work on what moves your score

FICO says payment history and amounts owed are the two biggest parts of a FICO score, together about two thirds of it. So the steps that usually matter most are simple, even if they take time:

1. Pay every bill on time, every month. Set up autopay for at least the minimum.
2. Pay down credit card balances. Using a smaller share of your available credit generally helps.
3. Don't open or close a bunch of accounts right before you apply for a mortgage.
4. Deal with collections carefully. Ask a loan officer before paying old collections, because how you handle them can matter for your loan.
5. Keep your job steady if you can. Lenders like consistent income history.

Be careful with anyone who charges big upfront fees and promises to erase accurate negative information. Federal and Florida law limit what credit repair companies can charge and promise.

Step 3. Figure out the money

• Down payment. Some loan programs allow a low down payment, and some allow none. A lender will explain which ones you may fit.
• Down payment assistance. Florida Housing Finance Corporation and some local governments offer down payment and closing cost help for eligible buyers. Programs, amounts and income limits change, so we'll check what's open when you're ready.
• Closing costs. Budget for them on top of your down payment. Use my closing cost calculator for a rough number.
• Monthly cost. In Florida, taxes, insurance, HOA and CDD fees can add a lot to the mortgage payment. Try the mortgage calculator so the payment you're aiming for is realistic.

Step 4. Make the plan and check in

Once we know where you stand, we'll set a target price range, a savings goal and a rough timeline. I'll check in along the way, send you homes so you can see what your budget buys, and let you know when it looks like the right time to get pre approved.

Free help worth knowing about

• HUD approved housing counselors offer free or low cost homebuyer education and credit counseling. You can find one through HUD's website or by calling 800-569-4287.
• Homebuyer education classes are required by some down payment assistance programs and loan types, and they're worth taking anyway.

See also: first time homebuyers and buying a home in Florida.