HOMEBUYING 101: Understanding Today's Market

Ready for the final step in your homebuying journey? Step 10 reveals why even the most well-meaning advice from experienced homeowners could derail your 2025 house hunt – and shows you exactly where to find the current market insights you actually need. Quote: “Your best play is more time in the market, not trying to time the market.” Highlights:

What if everything you’ve heard about buying a home from friends and family is based on an entirely different market reality than today’s?
Could your dream of homeownership be closer than you think, especially with new 2025 down payment assistance programs?
Is it possible that waiting for the “perfect time” to buy is actually costing you money in today’s low-inventory market?
What makes location, timing, and timing (not location, location, location) the true mantra for first-time homebuyers?
How can you take advantage of current market conditions that change weekly, sometimes even daily?
Could you be missing out on massive opportunities, like the new Southern California grant offering $20,000-$50,000 to first-time buyers?

Referenced Episodes:

Episode 164: The Chutes and Ladders Episode
Multiple episodes on topics including:
- Down payment assistance programs
- House hacking
- FHA and VA loans
- Self-employed buyer myths
- Dave Ramsey misconceptions
- And many more in the podcast catalog

Connect with me to find a trusted realtor in your area or to answer your burning questions!

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David Sidoni, the “How to Buy a Home Guy,” is a seasoned real estate professional and consumer advocate with over 18 years of experience helping first-time homebuyers navigate the real estate market. His podcast, “How to Buy a Home,” is a trusted resource for anyone looking to buy their first home. It offers expert advice, actionable tips, and inspiring stories from real first-time homebuyers. With a focus on making the home-buying process accessible and understandable, David breaks down complex topics into easy-to-follow steps, covering everything from budgeting and financing to finding the right home and making an offer.

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HOMEBUYING 101: Understanding Today’s Market | STEP 10

You made it. This is the last step in the ten steps of how to buy your first home. As we come to a close on this, if you’ve shared your educational experiences with anyone out there, you’ve no doubt gotten an earful from people giving you their own advice. Spoiler alert. Most of it is garbage. They all mean well, and it’s not their fault. I don’t care how smart, trustworthy, or caring the people who are giving you their own advice are, but most of them are spewing terrible thoughts into your brain. In this episode, we’re going to discuss where you can find the best information and who from.

You made it to step ten. Be proud of yourself. I am stoked for you making it to ten. You did this. That’s super rad. You invested in yourself. You put up with me, and you got past my supreme cringiness, or perhaps you didn’t get past it. Maybe you tolerated it. Either way, you made it to the final step, step ten. It’s a biggie. It’s understanding the 2025 housing market and 2025 mortgage conditions, and then learning the best tools to give yourself some clarity and help you properly navigate your purchase when that big day comes.

Also, at the end of this episode, I’ve got a little special treat for you guys, but first, let’s start with step ten. The information is important. A lot of times, when you hear people talk about real estate, they say the most important thing is location. I understand that. That’s partially true, but it’s incredibly oversimplified. In fact, that saying, most of the time, they’re referring to business and investment real estate, not buying your first home.

When it comes to buying your own personal house, especially that first one, the better mantra is location and timing. I do not mean trying to time the market so you get a killer deal buying at the bottom or anything like that. Remember, we’ve got low inventory here in 2025. That bottom market crash you’re waiting for isn’t coming, so your best play is more time in the market, not trying to time the market.

When I say location and timing, I mean understanding the timing of the data, understanding the forecasting for the timing of what might be coming ahead in the next year or two, and using that to help you see. When you’re trying to time the market? Your best time is as soon as possible, so you can reap the rewards of this low inventory and pent-up demand. It’s going to start gobbling up the inventory and pushing the prices up here in 2025 and heading into ‘26 as well. Plan your purchase.

Current Market Knowledge Vs. Outdated Advice

Step ten will be the last crucial piece. What are the conditions in the housing market and the lending market when you are going out there and starting to write offers? How do you take advantage of what’s happening? The time you buy a home changes everything. That’s why all that advice that you get from well-meaning friends and family is useless because the housing market changes constantly, and their options are not your options that you’ve got. It’s nothing like it was when they bought a home, so you can’t use the same blueprint.

It’s not like walking down the aisle of a store or comparison shopping on Amazon. Real estate is a freaking Willy Wonka store. Each time you open the door, the room is different. The products have massively changed. The prices and loan options are all different from when the last time you opened the door, let alone when your friends or family opened the door, especially if it was 2024 or beyond that.

I look at it like when people use social media to ask their friends or family for advice. On Facebook, I see a lot of the moms and dads saying, “Hive, I’m looking to buy a cell phone, a computer, a car, a TV, or get a pet. What’s your suggestion?” Think about it this way. You might get some good advice like that. When it comes to asking about buying your first home, those responses that you see online and in the comments, anything that comes from a non-unicorn professional, you need to look at it the same way that you would intake your grandma’s comment on a post about how she bought her cell phone ten years ago this way, and it’s awesome. It’s outdated and not helpful.

Buying a home is like being pregnant or planning a wedding. There are lots of people with lots of opinions, and most of them are not for you. Nobody, and especially our best friend, Google, can give you the simple cheats and hacks that are going to work exactly in the market, especially when we’re looking at you individually with your own specifications, which are all going to differ tremendously.

The bottom line is that if someone hasn’t bought a home in the last couple of months or couple of weeks, their information is obsolete. The market conditions are going to change everything in how you eventually end up shopping for your home, how you write your offer, or how you negotiate your transaction. It’s going to change everything.

A quick side note, there are basic principles and procedures that are going to be the same now as they were in 2024 and maybe even a couple of years ago, but there’s going to be a ton more that’s going to be wildly different, especially here in 2025. Let’s focus on how you can adjust and take advantage of the here and now.

Trusting Your Support Team Over Generic Advice

You’ve got two options in how you approach step ten, figuring out the market. Option one is that you can believe in your support team. Ask them where you are on the Chutes and the Ladders board, and then ask them for the proper roadmap for what comes next. That’s episode 164 for the Chutes and Ladders discussion. You can talk to your personal support team and understand that they know more than anyone else because they’ve taken the time to intake all that crucial information from you, your financial and personal goals.

They have, with you, formed the best options, and then they’re going to help you get in your own best position aligned with the things that are happening in the 2025 market or ‘26. They’re going to use their experience to give you the most efficient combination of the steps that you need, including the tried and true things that have worked forever along with the new, tricky steps that apply to what’s happening. They do this every day. They know what’s up. They know how to lay the foundation.

Since they’re professionals who are insanely active in the market, they’re out there doing that because they’re not just learning it for you. They’re learning it for all their clients so they can be the best in their field. They’re going to pass on the latest tips, tricks, hacks, techniques, and things that are working in the 2025 market. You can try to do option two. You can listen to other people’s generic advice only to discover it doesn’t work for you, either because you are not them and your finances and goals are different, or because the entire buying process is different. What worked for them is not possible anymore.

These are some of the things you need to be aware of. I could do a four-hour Joe Rogan-style episode with all the details on the things that change in home shopping, presenting your offer, how to deal with the competition, the bidding, how quickly you need to see homes that present your offers, the negotiation tactics, and the fluid closing process.

Understanding all the market conditions at the exact time you are writing offers is paramount to your success.

Rapidly Changing Market Factors Buyers Must Watch

I could do hours. It’s that detailed. Instead, I’m going to give you a small sample of the market conditions. All these things can change when you’re trying to buy a home. I’m going to have to bite my tongue not to expand and go into details in each one of these, but I want you to understand these are all the things that change sometimes daily.

There are new down payment assistance programs that have become available. This happens all the time, and sometimes, old ones go away. Perhaps the advice that you were given for down payment assistance programs or loan programs is no longer available because they ran out of money. This is one of the things that changes.

What about loan programs for your specific approval numbers? We’re talking about changes in credit score, income, debt, and how they are utilized for loan approval. What about interest rate buydowns? Are those happening? If so, at what particular cost? What about grants or construction loans? What type of lenders should we be using in this particular market? Maybe a credit union will work.

What’s the best down payment to get taken seriously? What percentage is working in the last few months? What are sellers accepting? How are banks lending to self-employed people versus W-2 people? What loans are not being accepted under the conditions? There are the sellers. Specifically, how are the sellers selling homes? Is it a buyer’s market or a seller’s market? Are they giving concessions? Are they looking for multiple offers and trying to bid everybody up?

Are they willing to give you credit? Are they going to take price reductions? Are they paying potentially for your closing costs or maybe even a loan mortgage interest rate buydown? Are they desperate, or do they perhaps realize that they may be the only home that’s been for sale in their neighborhood for the last few months? Are they going to hold open houses, or are they going to do everything by appointment only? Maybe they’re going to do no-showings at all. You only get to look at the pictures and the virtual tours, and then you have to write an offer.

From the buyer’s side, what are the tricks that buyers are using to be successful in buying? Do you have to get to a new listing in the very first hour that the home is on the market, or can you see it in a couple of weeks? Is it going to get snatched up, or can you bring your parents back next weekend? How are bidding wars being handled? Do you have to offer over list price? If so, how much? How strong of an offer do you need to present? Do you need to offer everything up front and go all in with your first offer, or can you negotiate along the way and maybe come in a little bit lower?

What about new construction and home developments that maybe you should be looking at to compare to the resale in your area? What new city, municipal, county projects, and developments are happening in your area? What should you be looking at? What are the pros and cons of each? Here’s a good one for 2025. What’s new with homeowners’ insurance and climate issues? Spoiler alert. A lot is new with that. Finally, what about iBuyer and internet purchase programs? What new companies are selling homes this way? You don’t need to research that. They all suck, and they’re horrible deals for buyers.

That’s some of them. This is why understanding all the market conditions at the exact time that you are going to be writing offers is paramount to your success. That list is a sample of the thousands of options. That could be different in every new market cycle. I can guarantee you that the best 2025 guidance is going to have major differences from the advice that you’re getting from your uncle Stevie, who’s a smart guy. He bought a home in 2006, 2018, and maybe even bought one in 2024. It’s super rad that he bought three homes in his life, but he may as well have bought them on other planets. Forget it because that’s outdated when it comes to the timing of your purchase.

Sometimes, last month and even last week’s best practices have been changed. For those of you who are research hounds, that means that when you go to the website that has the most hits and most views on how to buy your first home, and it ranks top on Google with millions of reviews, it has got to be outdated because it’s been on the internet for a long time.

Massive New First-Time Home Buyer Grant

I posted on my social media an insane first-time home buyer grant in Southern California. It is something I’ve never heard of in my entire career. It is the greatest first-time home buyer grant, which is $20,000 to $50,000. It is something amazing. It wasn’t here last time. The story on it is that the Department of Justice, the DOJ, have been dropping huge fines on banks and lenders since the pandemic, anyone doing anything shady.

With this one bank, they’d already levied a hefty fine on them. They were about to do some more fines for discriminatory practices and some other hanky-panky, but they decided that, since we’re getting into this affordability crisis in 2025, what they were going to do is they were going to make the bank pay the fine. Instead of one big chunk, they were going to make them pay it in the form of individual grants to first-time home buyers. It is $20,000 to $50,000 per buyer in Southern California from LA, Orange County, San Diego, Riverside, Ventura, and all San Bernardino as well. All you needed was a 660 credit score, and you could get $50,000 to buy a home in the Los Angeles area and $20,000 in Orange County.

This is brand-new, which means it’s not going to be on the PDF that you printed out and posted on your wall from that great website of the important things you need to do to buy a home. Not to mention the fact that this is local. It’s specific. Only a few of us who are in the know are out there talking about it. Several clients that I know, when they heard about this, decided to use this grant for their down payment and closing costs. They figured out they had enough leftover that they could buy their interest rate down with the grant money, dropping from 7.1%, which is the average, down to close to 6%.

Why did I tell that story? It’s because step ten is to know your market information. If you’re not the kind of real estate nerd who’s going to read about what the DOJ is doing and how it can benefit first-time home buyers, that’s where you’re going to need a team to help you bring these new, exciting things into your personal plan. This kind of stuff happens all the time, so don’t miss out on the monster benefits.

Do you notice how this is step 10 and not step 3? First of all, that’s because you’re going to have to have your team secured, because multiple people scouring what’s going on is better than just you. They’re going to get insider information like what I told you about. Secondly, this is step ten because it’s important that you’ve gone through many of the foundational and educational steps in the homebuying process.

It is so that when something exciting does happen, you can comprehend all the complex variations. You’re going to know, “I know some of the things about that. Let me check with my team and see if this is something that can benefit me as we get into the actual writing offer and buying phase of buying a home.” The more engulfed you are in the process, the easier it’s going to be for you to see the intricacies.

The more immersed you are in the homebuying process, the easier it will be for you to see the intricacies.

Start with your team first. Don’t feel like you have to learn everything before you even get your team. Start with that, and then go through the rest of these steps. Make sure that you’re getting engulfed in the process and learning while you’re planning. It’s going to be easier for you to see the intricacies of the tricks that you can use when you’re timing the new things that are happening in the market.

Importance Of Having A Real Estate Support Team

Your greatest hack and ultimate weapon to ensure your most advantageous buying power is the partnership you have with the real estate support team who are active in the market and find out about stuff like this. I can’t stress this enough. If you want to avoid stress, make sure your team is in it and living it day-to-day. They’re badass unicorns with pink and blue mohawks and tattoos of fairies and rainbows. You jump on the back of their Harley-Davidson or whatever weird motorcycle unicorns drive, and then go tear it up.

Your support team has the knowledge that it is right for you and your personal buying plan in the market. They’re going to combine the market techniques that are getting results with other people with everything they know about you, your goals, finances, stretch points, must-haves, short-term and long-term goals, saving and money styles, next step after this purchase, and the personal dreams that you’re shooting for. All that stuff is stuff that you feel like you can create any time. That’s true, but making it fit with the things that are happening in the market is where the magic happens.

Build Your Knowledge Base — Then Stay Updated

Go ahead and rewind. Go back and read the list of things that I gave you. It’s only a partial list, but I want you to understand how many things can change year to year, month to month, and week to week. You can use the show catalog library. You can go in there and get general knowledge of all the things that you want to figure out, like how much salary you need, your down payment assistance programs, seller credit options, house hacking, 401(k)s, gift funds, writing the offer, how credit pulls aren’t going to kill you, your FICO scores, FHA loans, and VA loans, which are awesome.

There are other episodes on inspection red flags, new builds versus resale, and the 1099 self-employed buyer not necessarily needing two years of employment. Is that potentially a myth? Can you learn about buying a home while you’re in college with no job yet? Possible. That’s an episode. Check out the episodes on PMI not being the devil and the truth about Dave Ramsey and what he has been doing to hold back buyers. It’s ironic that he’s the devil with some advice for first-time home buyers, don’t you think?

There are also going to be old episodes on inflation, recession, being house poor, down payment assistance, rising rents, buying in expensive cities, and buying out of state or even out of the country. We had one person do that. They bought in Germany to buy here. We talk about student loans. We talk about condos versus single-family homes, breaking your lease, debt-to-income ratio, timing the market, knowing your own math, realizing that closing costs are funky, and understanding home price versus the monthly cost. Appraisals, appraisal gaps, bidding war, seller concessions, and on and on, all that stuff you can go back and check out, and then find out how it’s working in the market.

Lots of these topics are going to apply. Some of the stuff could be dated. Maybe it’s dated, but not something that changed in 2024. Who knows? This stuff might have changed last week. This is your place to get your base knowledge and then combine that with your support team that you trust to get the market information, the big piece in step ten. Don’t worry about it. I’m going to keep you up to date because I keep dropping these episodes with new information on Instagram, TikTok, and YouTube. I do it every single week. That will help keep you updated.

On your journey, if you are having brain overload and you want inspiration and motivation instead, you’re fortunate enough to have started your journey after several real-life readers of this show are homeowners. You can read about them telling their stories and how they followed these steps, and now they own a home.

They were not all rich. They didn’t all have hundreds or even tens of thousands saved. We’ve got people buying from $200,000 up to $1.2 million and $1.5 million. Some of them didn’t have a partner. Some of them did it alone. Many of them had no clue when they were getting started. The interviews are across sections of all different people with different knowledge bases, levels of education, ages, races, gender identity, careers, incomes, debt, and credit scores.

Some of them bought not just with their partner, but with 3 or 4 people. There are stories from a nineteen-year-old. We had one interview with someone who was 59 and a half. We have stories from people who’ve been researching the heck out of buying a home a long time before they found the show to clueless people that found me first and felt hopeless, but they were curious.

The cool thing is, I have a bunch more interviews already lined up for 2025. I’ve been talking to all the people who bought homes in 2024. The reason I’m excited about these is that, statistically, 2024 was the worst year for first-time home buyers in decades. The cool thing is, though, these guys bought at the worst of times, and they’re sitting in control of their own destiny.

Real Updates Showing The Payoff

Before I recorded this episode, I went back and talked to some of the people who I put in the early episodes who told you a little bit about their story. I wanted to get an update and let you guys see where they are since you’ve read what it was like for them a couple of years ago when they started their journey. I reached out to engineer Jake. He sent me a big list of numbers and stuff. Here’s what engineer Jake said. He says that rents have increased by more than $400 a month where he was.

His house payment is fixed and has only increased by $80 in the past few years due to some taxes. His home value has increased by 11%. His other positives, he loves customizing the house and doing house projects, having a lawn and space for his pets. He’s renting out a room and generating income. That’s a house hack. The last thing he said was how excited he was to have a garage for his hobbies.

You remember my girl Sally. Sally bought a home in November 2023. That probably doesn’t mean anything to you, but to real estate nerd Captain Von Dorkenstein here, I know that was the worst time to buy a house. Interest rates had gone from 3% to 8%, the highest they’d been since the 1990s. Sally was so determined to do it. She was the first person in her family to own a home. She had it crazy tough, and she still pulled it off.

Here’s her update in 2025. This is the message she sent me. She said, “It’s been great. Everyone loves the place. We’ve hosted a lot of gatherings. We’ve had friends and family stay over. Rent prices over here keep going up. If I compare the mortgage payment versus what we were paying for rent, it’s higher, but what you get in return is peace of mind. It is amazing to have your own place, knowing that you’re contributing to something that’s for you and not for somebody else.

It’s time for you to be the hero of your own story. Take the initiative. Go after it. Be your own hero.

I wouldn’t change that for anything. It’s good to see how the increase in value keeps happening. We’re at 3%, I believe. It might be more than that since we’ve done a few changes around the house. Those are super helpful. It’s great to see that you’re contributing to something that’s for yourself. That’s a good asset. We’re excited for the next property. We’ve been thinking about what’s next for us.

It’s great to know that we have a team of unicorns that we can rely on with questions. It’s all thanks to you and your show, everything that we learned. We know that it is possible and that you have good people out there who are able to answer questions and are willing to help. It has been an amazing and very rewarding process.”

Remember Stephanie, the one who was told that she needed to put 3a 0% down payment, but when she found the right team, she found out that she could use a zero down payment program? Here’s her update. “It’s Stephanie Green. What a very fast two years. It has been since I first connected with you, and you were able to get me in contact with one of the best realtors here in North Carolina to help us find our dream home. That’s exactly what it has been.

Somewhere where our kids can grow up and make all of these memories has been such a dream. It’s so reassuring for us to have a home and know that the market continues to be in flux. Not only do we have a fixed payment, but we also have equity that’s already being built into our home. In only two years, we’re up 2% from when we bought it. We feel so blessed to be able to have this home and to be able to be here with our family, create the memories, and feel the love.”

Dr. Kendall’s 2025 Update: From Doubt To Stability, Equity, & Joy

I’ll wrap things up with the last update from the good Dr. Kendall. Remember, she was the one who was researching for over a year. When she finally started talking to professionals, she said she felt silly because she found out she was much more ready and had more options than she thought she did. Let’s see what her update is for 2025.

“To be locked into our price and not have to deal with those price fluctuations has been awesome in owning a home versus renting. Don’t feel quite as beholden to the market. In terms of equity we’ve gained in our home, when I look at our neighborhood and houses that have sold within the last year, I’m noticing a range of prices being around $45,000 to $520,000 for the homes in my area. I believe, based on comps and what I’m seeing selling that looks similar to our home, we’ve received about a $20,000 increase in equity.

Overall, one of my favorite things about being in my own home is this general feeling of peace and stability. I felt it the second we moved in, and that’s persisted for me for the year and a half that we’ve been living here. I love being able to make changes. If I can’t stand a wall, I can paint it a different color. The landscaping wasn’t great, so we, little by little, redid it ourselves. I feel like there was such a sense of pride in doing that. The appliances don’t work the way you want. If the fridge was janky or we didn’t like it, we could buy a new one. It’s awesome to be able to make those little changes.

Overall, it does feel like you’re playing a bit of a long-term game to best benefit from home ownership, but even the short-term gains that I’ve noticed in feeling stable and not feeling like we’re going to be able to be kicked out of our home at any minute because the owner decides they want to sell. That has happened to us in the past in our rental history.

It feels so good to feel like if we want to be here, we get to be here. There is the happiness that comes with being able to make small changes in my home and make it myself. I will say this is the most at home I have felt in years of renting. Overall, the boost alone, too. My happiness and my well-being have been so wonderful. You never want to go into these things blind. Hopefully, some of these thoughts will help somebody.”

I love it. Dr. Kendall is so practical. Did you notice how much control she has over her life? There’s no fear of having stupid rent increases she can’t control or getting kicked out like she did when someone decided to sell the property she was renting. She said that she has a great sense of happiness and well-being, and she says that it’s the most at home she has felt in years.

They did it, and you can, too. Come on. Ten steps. You’re still here. That tells me you’re invested. That tells me you want to do it, and you probably should do it. It is time for you to be the hero of your own story. I hear anthems in my head for you. I hear the Avengers theme, Star Wars theme, the soundtrack to Rudy, Remember the Titans, One Day More from Les Misérables, and pretty much anything by the band Queen, and that Wicked green battle cry. Everyone deserves a chance to fly. You did it. You took the initiative. You’re here. You are the champion, so get after it. Be your own hero.

If you learned anything from this and you want to be part of the real estate revolution, and you want to get the help that you deserve, that’s awesome. Let’s get after it. I want to keep this going. I want this real estate revolution to happen for everybody. If you’ve gotten anything out of this, please help me out by writing a review on Apple or Spotify. I know I beg for this all the time, but it’s the only way that people know that what we’re doing is starting a revolution. Take a minute and write that for me. Back to you. You’re the hero.

Hero, for the love of all things holy and unholy, if you haven’t gone to HowToBuyAHome.com to ask for free, no obligation, nothing-to-buy guidance, what are you doing? Let’s go. It is time for you to get on your journey. I’ve seen this happen. I know the happy ending. The people have spoken. You don’t have to listen to me. Listen to them.

Here it is, ten steps in, my biggest tip. Start your planning earlier than you think. That is 10 steps all wrapped up in 1 sentence. I look forward to hearing from you and getting you the baddest unicorn team in the land, not the 74% of realtors that sold 0 homes in 2024. That stat got updated. 74% sold 0 homes, and only 2% sold between 4 and 10. Can you believe that?

This is about you. Once you get with that great team, you’re on your way. Congrats to you for finishing all ten steps. Here’s to you and your success. If you want to get deeper into this, there’s plenty out there. There’s the whole show library, YouTube, Instagram, TikTok, and all those interviews. There is so much education, all free. Keep learning. Keep getting educated. Keep realizing ignorance is okay, and let’s get past that. Stop dreaming about buying a home and start planning because you can do this.

ImportantLinks

This podcast was started for YOU, to demystify things for first time home buyers, and help crush the confusion. After helping first timers for over 13 years, I knew there wasn’t t a lot of clear, tangible, useable information out there on the internet, so I started this podcast. Help me spread the word to other people just like you, dying for answers. Tell your friends, family, and perhaps that random neighbor you REALLY want to move out about How to Buy a Home! A really easy way is to hit the share button and text it to your friends. Go for it, help someone out. And if you’re not already a regular listener, subscribe and get constant updates on the market. If you are a regular and learned something, help me help others – give the show a quick review in Apple Podcasts or wherever you get your podcasts, or write a review on Spotify. Let’s change the way the real estate industry treats you first time buyers, one buyer at a time, starting with you – and make sure your favorite people don’t get screwed by going into this HUGE step blind and confused. Viva la Unicorn Revolution!

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