If youāre feeling a little overwhelmed by the idea of buying a home ā you're not alone. Between financing, inspections, contracts, and timing, it can feel like a lot.
Youāre asking questions like:
āHow do I even start?
āWhat do I need to do before I make an offer?
āWhat if I miss something important?
Thatās where I come in. I'm Kathleen Militello, Realtor and expert serving the North Shore of Boston. As an AI Certified Agent, I bring exclusive, cutting-edge technology to deliver a smarter, faster, and more seamless real estate experience. With real-time market insights and intelligent tools, I help you make confident decisionsāfrom your very first showing to the day you close.
Before we look at any homes, the first (and most important) step is getting pre-approved by a lender.
Why?
Because pre-approval tells you:
š° How much you can afford to spend on a home
š” What your monthly payment will look like (including taxes & insurance)
š Which loan programs you qualify for (FHA, Conventional, etc.)
š What homes are actually realistic to buy ā so you donāt waste time falling in love with something out of reach
It also tells sellers:
šµYouāre serious
šµYouāre financially ready
šµ Your offer is strong and backed by a lender
What Youāll Need to Get Pre-Approved:
Most recent pay stubs (2ā4 weeks)
Two years of W-2s or tax returns
Bank account statements
Driverās license or passport
Info on your monthly debts (like student loans, car, credit cards)Your permission to pull credit
Once thatās submitted, your lender will issue a pre-approval letter, which weāll use when you make an offer.
š Call today and Iāll connect you with a trusted lender.
š§¾ Already pre-approved? Awesome ā letās talk about your next step.
Once youāre pre-approved, the fun begins āhouse hunting. But with hundreds of listings online and new homes popping up daily, itās easy to feel overwhelmed or distracted by shiny things that arenāt quite right. Thatās where I come in.
Ready to build your must-have list and start seeing homes that actually fit?
Once youāve found a home that checks all the right boxes, itās time to take action and submit an offer. This is where things get exciting ā and a little nerve-wracking ā but Iāll guide you through every step with clarity and confidence.
In Massachusetts, we start with a formal Offer to Purchase Agreement.
As an AI Certified Agent, I use real-time market data to:
š„Analyze what similar homes are selling for
š„Spot overpriced vs. underpriced listing
š„Forecast how competitive the market is
š„Help you submit an offer thatās strong, but smart
This means we avoid overpaying, but we donāt miss out by underbidding in a hot market.
ā
Ready to make your move with confidence?
š Letās talk offer strategy ā
Once your offer is accepted, the clock starts ticking on one of your biggest protections: the 10-day home inspection window
in Massachusetts.
This is your chance to take a deeper look at the property ā and decide if you want to move forward, renegotiate, or walk away with your deposit.
You'll receive a full inspection report, and donāt worry ā most homes will have at least a few minor issues. Thatās normal. In my career, I've only seen one home that came close to perfect!
ā Ask the seller to fix certain things or give a credit
ā Back out and get your deposit refunded if something serious comes up
š This is where I help you navigate the details, evaluate risk, and negotiate the right next move.
If you decide to move forward, we finalize the Purchase & Sale Agreement (P&S) ā which replaces the original offer. This document includes:
š„All agreed-upon repairs or credits
š„Legal terms to protect both parties
š„A firm closing date
š„Your second deposit ā typically 5% of the purchase price, minus the $1,000 already paid
š Iāll coordinate all of this with the sellerās agent, the attorneys, and lender so nothing falls through the cracks.
After inspections are complete and the Purchase & Sale Agreement is signed, your lender orders a home appraisal. This is their way of making sure the home is worth what you're paying for it ā so they can approve your mortgage.
An independent licensed appraiser visits the home and evaluates:
š„Recent comparable sales in the neighborhood (aka "comps")
š„The homeās condition, upgrades, size, and layout
š„Location, market trends, and value factors
Their goal is to confirm that the agreed-upon price reflects current fair market value.
As an AI Certified Agent, I use neighborhood-level data to:
āļøSet smart offer prices from the start
āļøPredict appraisal ranges before you even offer
āļøHelp you respond strategically if the number doesnāt come in where we expected
Around the same time, your lender will finalize all your paperwork and issue a Mortgage Commitment Letter ā which means your financing is fully approved and your loan is locked in (this typically happens within 21 business days of the signing of the P&S.
Youāre now officially "Clear to Close!"
š Important Note: You wonāt get the keys just yet ā but at this point, weāre in the home stretch. The next steps are about preparing for closing day, final walkthrough, and utility setup.
Weāre almost there! But before you get the keys, there are a few important final steps to protect your purchase and ensure a smooth move-in.
No one wants to move into a dark, cold house with no internet. Iāll help you transfer all utilities into your name before closing day so everything is ready when you arrive.
Electric Company (ex: National Grid, Eversource, or Public Utility Company i.e. Ipswich, Peabody, Middleton, etc...we will take the paperwork to them and take care of this for you prior to closing)
Natural Gas or Propane Gas Company (if applicable)
Oil Company (see below)
Water/Sewer Department many times this is taken care of by us due to the inspection that is involved prior to closing.
Internet & cable (schedule install!)
š You'll provide your closing date and confirm service starts the day of closing, even if you're moving in later.
Weāre almost at the finish line⦠just one step to go.
After inspections, negotiations, walkthroughs, and weeks of prepā¦closing day is finally here!
In Massachusetts, your closing will usually take place at your real estate attorneyās office or the lenderās attorneyās office. Iāll be there (or just a call away) to support you through the final step.
You did it! Youāre a homeowner. But just because closing is complete doesnāt mean my job is.
After you move in, Iām still your go-to guide for:
š§° Referrals to trusted local contractors
š° Tracking your equity and long-term value
š§ Answering first-time homeowner questions (trust me, theyāll come up!)
Whether youāre just getting your finances in order or already pre-approved and ready to tour homes ā Iām here to guide you with clarity, care, and smart strategy from day one.
š Schedule Your Free Buyer Consultation ā
Buying your first home is an exciting milestone, but it can also feel overwhelming. Thatās where I come in! As a dedicated real estate professional and one of the only AI Certified Agents on the North Shore, I make the process smooth, stress-free, and even fun.
Whether you're dreaming of a charming coastal cottage, a modern condo, or a historic home with character, Iāll help you find the perfect fit. My goal is to educate, guide, and advocate for you every step of the way.
Letās turn your dream of homeownership into realityāright here on the beautiful North Shore of Boston!
Coastal Living, Community Charm, and Smart Investment
The North Shore of Boston is a one-of-a-kind place to call home. From stunning beaches to historic downtowns and easy access to Boston, thereās something for everyone. Hereās why first-time buyers love it here:
š¦ Coastal Beauty ā Enjoy ocean views, sandy beaches, and picturesque harbors.
š¦ Vibrant Communities ā Find friendly neighborhoods, walkable town centers, and great local businesses.
š¦ Strong Market Growth ā Home values here continue to rise, making it a smart investment.
š¦ Easy Commuting ā Take advantage of train access, highways, and ferry options for stress-free travel to Boston.
š¦ Outdoor Lifestyle ā From hiking and boating to farmersā markets and seafood festivals, life here is active and engaging!
If you want a place that offers work-life balance, community, and financial security, the North Shore is the perfect place to buy your first home.
1ļøā£ How much do I need for a down payment?
Great newsāmany first-time buyers put down as little as 3-5% with special loan programs. Letās explore your options!
2ļøā£ Whatās the best way to start the process?
First, weāll chat about your goals and budget. Then, Iāll connect you with a trusted lender to get pre-approved, so we know exactly what you can afford.
3ļøā£ Is now a good time to buy?
Yes! While the market can change, owning a home builds long-term wealth Letās discuss the best strategy for you.
4ļøā£ What if I donāt know what Iām looking for yet?
Thatās okay! Iāll help you explore different towns, neighborhoods, and home styles until you find the perfect fit.
5ļøā£ What costs should I expect beyond the down payment?
Besides the down payment, youāll need to budget for closing costs (2-5% of the home price), moving expenses, and home maintenance. Iāll help you plan for everything.
Still have questions?
Letās chatāIām here to help!
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