Welcome to Your North Shore Home Buying Journey
🏠 Your First Home Starts Here
Simple, Smart, and Stress-Free Guidance for First-time Home Buyers on the North Shore
💬 Buying your first home? Let’s keep it real.
If you’re feeling a little overwhelmed by the idea of buying a home — you're not alone. Between financing, inspections, contracts, and timing, it can feel like a lot.
You’re asking questions like:
❓How do I even start?
❓What do I need to do before I make an offer?
❓What if I miss something important?
That’s 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 decisions—from your very first showing to the day you close.
📍 Step 1: Get Pre-Approved
Know What You Can Afford Before You Start House Hunting
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:
💰 How much you can afford to spend on a home
🏡 What your monthly payment will look like (including taxes & insurance)
📝 Which loan programs you qualify for (FHA, Conventional, etc.)
📄 What homes are actually realistic to buy — so you don’t waste time falling in love with something out of reach
It also tells sellers:
🔵You’re serious
🔵You’re financially ready
🔵 Your offer is strong and backed by a lender
What You’ll Need to Get Pre-Approved:
Most recent pay stubs (2–4 weeks)
Two years of W-2s or tax returns
Bank account statements
Driver’s license or passport
Info on your monthly debts (like student loans, car, credit cards)Your permission to pull credit
Once that’s submitted, your lender will issue a pre-approval letter, which we’ll use when you make an offer.
🙋♀️ Ready to Get Pre-Approved?
📞 Call today and I’ll connect you with a trusted lender.
🧾 Already pre-approved? Awesome — let’s talk about your next step.
🏠 Step 2: Start Your Smart Home Search
Find a Home That Fits Your Life — Not Just Your Price Range
Once you’re pre-approved, the fun begins —house hunting. But with hundreds of listings online and new homes popping up daily, it’s easy to feel overwhelmed or distracted by shiny things that aren’t quite right. That’s where I come in.
🧭 We Start With What Matters Most to You
💥 Do you need to be close to work or public transit?
💥 Do you want space for kids, pets, or a home office?
💥 How many bedrooms and bathrooms do you really need?
💥 Are you willing to do cosmetic updates — or do you want move-in ready?
💥 What kind of neighborhood feels right — walkable downtown or quiet cul-de-sac?
🌀How I Help
💥I build a custom property search based on your lifestyle, not just filters
💥I use AI-powered tools to match you with listings that fit your preferences
💥 I preview homes for you if your schedule is tight
💥I point out future resale value and potential issues you may not notice
Ready to build your must-have list and start seeing homes that actually fit?
✍️ Step 3: Making an Offer
You’ve Found the One — Now Let’s Make It Yours
Once you’ve found a home that checks all the right boxes, it’s time to take action and submit an offer. This is where things get exciting — and a little nerve-wracking — but I’ll guide you through every step with clarity and confidence.
In Massachusetts, we start with a formal Offer to Purchase Agreement.
🌀 What’s Included in Your Offer:
💵 Offer price — based on market value and your pre-approval
📅 Proposed closing date — usually 30–45 days from acceptance
🔍 Contingencies — like a home inspection and mortgage approval
💰 Initial deposit — typically $1,000, held in escrow
📝 Terms & conditions — what you want the seller to include (appliances, fixtures, etc.)
📈 How I Give You the Edge:
As an AI Certified Agent, I use real-time market data to:
💥Analyze what similar homes are selling for
💥Spot overpriced vs. underpriced listing
💥Forecast how competitive the market is
💥Help you submit an offer that’s strong, but smart
This means we avoid overpaying, but we don’t miss out by underbidding in a hot market.
✅ Ready to make your move with confidence?
📞 Let’s talk offer strategy →
🛠️ Step 4: Home Inspection & Negotiations
This Is Where You Learn What You’re Really Buying
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 — and decide if you want to move forward, renegotiate, or walk away with your deposit.
🔍 What the Inspector Looks At:
🔹Roof, foundation, windows, and structure
🔹Heating and cooling systems
🔹Plumbing and electrical
🔹Appliances and water pressure
🔹Signs of moisture, pests, or safety issues
You'll receive a full inspection report, and don’t worry — most homes will have at least a few minor issues. That’s normal. In my career, I've only seen one home that came close to perfect!
🔵After the Inspection, You Can:
⚀ Move forward if everything looks good
⚀ Ask the seller to fix certain things or give a credit
⚀ Back out and get your deposit refunded if something serious comes up
📌 This is where I help you navigate the details, evaluate risk, and negotiate the right next move.
🛠️ What Happens Next:
If you decide to move forward, we finalize the Purchase & Sale Agreement (P&S) — which replaces the original offer. This document includes:
💥All agreed-upon repairs or credits
💥Legal terms to protect both parties
💥A firm closing date
💥Your second deposit — typically 5% of the purchase price, minus the $1,000 already paid
📌 I’ll coordinate all of this with the seller’s agent, the attorneys, and lender so nothing falls through the cracks.
💵 Step 5: Appraisal & Mortgage Commitment
Time for the Bank to Do Their Homework
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 — so they can approve your mortgage.
🔎 What Is an Appraisal?
An independent licensed appraiser visits the home and evaluates:
💥Recent comparable sales in the neighborhood (aka "comps")
💥The home’s condition, upgrades, size, and layout
💥Location, market trends, and value factors
Their goal is to confirm that the agreed-upon price reflects current fair market value.
🌀3 Possible Appraisal Outcomes:
➡️Appraises at or above your offer price: ⚀ We move forward — no issues.
➡️Appraises slightly below: 💬 We renegotiate or adjust terms.
➡️Appraises significantly below: ❌ We can cancel the deal if you're not protected by enough cash or concessions — but don’t worry, you’re protected by your mortgage contingency.
💡 How I Help:
As an AI Certified Agent, I use neighborhood-level data to:
☑️Set smart offer prices from the start
☑️Predict appraisal ranges before you even offer
☑️Help you respond strategically if the number doesn’t come in where we expected
📑 Final Loan Approval (Mortgage Commitment)
Around the same time, your lender will finalize all your paperwork and issue a Mortgage Commitment Letter — 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.
You’re now officially "Clear to Close!"
📌 Important Note: You won’t get the keys just yet — but at this point, we’re in the home stretch. The next steps are about preparing for closing day, final walkthrough, and utility setup.
🔄 Step 6: Utility Setup & Final Walkthrough
Let’s Make Sure Everything’s Right — and Ready — Before Closing Day
We’re 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.
🔌 Utility Setup — Do This Before You Close
No one wants to move into a dark, cold house with no internet. I’ll help you transfer all utilities into your name before closing day so everything is ready when you arrive.
☑️You’ll need to contact:
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!)
🛢️ Oil Tank Readings for HUD Paperwork - If the home has oil heat, we’ll arrange for a final oil reading just before closing. That amount will be calculated on your HUD settlement statement, and you’ll reimburse the seller for the remaining oil in the tank. This ensures the seller is paid fairly, and you don’t run out of heat on your first night in the home.
📌 You'll provide your closing date and confirm service starts the day of closing, even if you're moving in later.
We’re almost at the finish line… just one step to go.
🖊️ Step 7: Closing Day
This Is It — Time to Sign, Smile, and Get the Keys!
After inspections, negotiations, walkthroughs, and weeks of prep…closing day is finally here!
In Massachusetts, your closing will usually take place at your real estate attorney’s office or the lender’s attorney’s office. I’ll be there (or just a call away) to support you through the final step.
☑️What to Bring:
⚀ A valid photo ID (driver’s license or passport)
⚀ A steady hand — there are a lot of signatures required!
🧾 What Happens at the Closing Table:
➡️You’ll sign mortgage documents and disclosures
➡️You’ll review and approve the final closing disclosure (HUD statement)
➡️The bank and attorneys will transfer title and funds
➡️The deed is recorded at the Registry of Deeds
➡️Then once on record, you get the keys 🔑 — and officially become a homeowner!
🏡 Step 8: Welcome Home
The Key Is Just the Beginning — I'm Still Here for You!
You did it! You’re a homeowner. But just because closing is complete doesn’t mean my job is.
After you move in, I’m still your go-to guide for:
🧰 Referrals to trusted local contractors
💰 Tracking your equity and long-term value
🧠 Answering first-time homeowner questions (trust me, they’ll come up!)
Ready to Start Your Home Journey?
Whether you’re just getting your finances in order or already pre-approved and ready to tour homes — I’m here to guide you with clarity, care, and smart strategy from day one.
📞 Schedule Your Free Buyer Consultation →
Your Trusted Guide to Finding the Perfect Home
About Kathleen
Buying your first home is an exciting milestone, but it can also feel overwhelming. That’s 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, I’ll help you find the perfect fit. My goal is to educate, guide, and advocate for you every step of the way.
Let’s turn your dream of homeownership into reality—right here on the beautiful North Shore of Boston!
Why Buy a Home on the North Shore?
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, there’s something for everyone. Here’s why first-time buyers love it here:
🟦 Coastal Beauty – Enjoy ocean views, sandy beaches, and picturesque harbors.
🟦 Vibrant Communities – Find friendly neighborhoods, walkable town centers, and great local businesses.
🟦 Strong Market Growth – Home values here continue to rise, making it a smart investment.
🟦 Easy Commuting – Take advantage of train access, highways, and ferry options for stress-free travel to Boston.
🟦 Outdoor Lifestyle – From hiking and boating to farmers’ 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.
First-Time Buyer FAQs
Answers to Your Biggest Home Buying Questions
1️⃣ How much do I need for a down payment?
Great news—many first-time buyers put down as little as 3-5% with special loan programs. Let’s explore your options!
2️⃣ What’s the best way to start the process?
First, we’ll chat about your goals and budget. Then, I’ll connect you with a trusted lender to get pre-approved, so we know exactly what you can afford.
3️⃣ Is now a good time to buy?
Yes! While the market can change, owning a home builds long-term wealth Let’s discuss the best strategy for you.
4️⃣ What if I don’t know what I’m looking for yet?
That’s okay! I’ll help you explore different towns, neighborhoods, and home styles until you find the perfect fit.
5️⃣ What costs should I expect beyond the down payment?
Besides the down payment, you’ll need to budget for closing costs (2-5% of the home price), moving expenses, and home maintenance. I’ll help you plan for everything.
Still have questions?
Let’s chat—I’m here to help!
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