You see a house pop up… it looks good… the photos look nice… the price seems reasonable… and then you check the days on market. 47 days. 62 days. 103 days. And instantly you think: what’s wrong with it? Buyers assume a house sitting on the market means there’s a hidden problem. Structural issues. Bad neighbors. Foundation cracks. Water problems. Something scary. But here’s the truth — most homes that sit aren’t broken… they’re mispositioned.

The reality?

The down payment is only ONE part of the money you need — and often not even the biggest surprise.

So today I’m going to walk you through what you actually need financially before buying a home, so you understand the full picture before you even start looking.

what most buyers think house hunting is:

You walk in…

you feel it…

and you just know.

But here’s the truth.

The feeling you get walking into a house is usually not about the house.

It’s about:

Lighting

Smell

Furniture

Paint colors

Cleanliness

And staging

You’re reacting to presentation — not the property itself.

And presentation is temporary.

The layout, location, and structure… those are permanent.

So the goal isn’t to remove emotion.

The goal is to make sure emotion doesn’t override logic.

Yes — existing cesspools are legal in New York.

You are allowed to own a home with one

You are allowed to sell a home with one

You are allowed to finance a home with one

What you cannot usually do anymore…

is install a new one.

New York has been phasing them out mainly because of groundwater protection.

So if a cesspool fails today, you typically replace it with a septic system — not another cesspool.

But that does NOT mean every house with one needs immediate replacement.

ew York amended the Property Condition Disclosure Act.

Now:

• Sellers are required to complete the disclosure form
• The automatic $500 credit option was eliminated
• Sellers can no longer “opt out” by paying $500

The goal was transparency.

Lawmakers felt buyers weren’t getting enough information about property conditions, especially regarding:

• Water damage
• Flooding
• Structural issues
• Environmental concerns

Anyone can open a door. But when things get tough, you need someone who knows how to protect you, negotiate for you, and keep your deal together. That’s my job.”

One of the scariest parts of a real estate transaction is from accepted offer to fully executed contract. Learn why

Your down payment doesn’t just change how much cash you bring to closing — it changes your life every month.

Less down = more PMI.

More down = lower payment (and sometimes no PMI).

There’s no “perfect” answer… just the right answer for your budget.

Let’s talk it through.

#RealEstateTips #FirstTimeHomeBuyer #CommunityJoe