The Step by Step Home Buying Process We Use So Our Clients Feel Confident and Protected
Buying a home in Greater Philadelphia or Montgomery County in 2026 can feel intimidating. The market is still competitive, headlines are noisy, and you may have heard stories from friends about bidding wars, inspection drama, or deals falling apart at the last minute.
I am Shaina McAndrews, Realtor and Team Leader with eXp Realty. My team uses a clear, structured process, strong communication standards, and client experience guarantees so that nervous and first time buyers can move through this journey feeling informed, protected, and supported at every step.
Step 1: The First Conversation and Big Picture Planning
Everything starts with a conversation—not a showing. Before we ever unlock a door, we sit down (in person or virtually) to:
Talk about your “why” for buying and your timeline.
Discuss your comfort zone for monthly payments and cash needed at closing.
Answer questions you might feel shy asking, like “What does earnest money mean” or “What is an appraisal.”
This is where we also address any fears you have about the process. My goal is for you to leave that first meeting with a clear overview of what will happen and what we will handle for you.
Step 2: Financing and Pre Approval
In this market, a strong pre approval is not optional; it is your ticket to being taken seriously by sellers.
During this step, you will:
Connect with a reputable local lender if you do not already have one.
Share income, assets, debts, and credit details so they can give you a realistic approval range.
Receive a pre approval letter that we will use when submitting offers.
At the same time, we have a separate conversation about what you actually want to spend each month, which is often different from the top of your approval. This is key to feeling confident rather than stretched.
Step 3: Clarifying Criteria and Setting Up Your Search
Once we know your budget and target areas, we build your search in a focused way. We talk through:
Your must haves (bedrooms, bathrooms, commute limits, school needs).
Your strong preferences (yard size, style, parking, office space).
Your nice to haves (bonus features that would be great but not essential).
I then set up a custom search that sends you homes that truly fit, while you continue browsing on your favorite apps. When you see something you like, you send it my way so I can pull details, check status, and spot any red flags that might not be obvious online.
This keeps your search focused and reduces the “drinking from a firehose” feeling.
Step 4: Touring Homes and Refining Your Preferences
As we start touring homes, your preferences usually become clearer. You might realize an extra bathroom matters more than you thought, or that certain layouts just do not feel right.
During showings, I encourage you to pay attention to:
How the space feels and flows for your daily routine.
Signs of maintenance or neglect.
Things that would be hard or expensive to change versus cosmetic updates.
We talk after each showing or group of showings about what you liked and did not like. This feedback helps us refine your search, so we are not wasting time on homes that do not really fit.
Step 5: Writing an Offer That Protects You and Stands a Chance
When you find a home that feels right, we move into offer strategy. In a market where the Philadelphia metro is projected to remain one of the country’s hotter housing markets, buyers still need to be prepared and strategic.
We will:
Review recent comparable sales and current competition so you understand value.
Talk through price, deposits, contingencies, and timelines.
Decide how aggressive or conservative you want to be based on your comfort level and how much competition this property appears to have.
I explain each part of the offer in plain language so you know what you are signing, and we craft terms that are both competitive and protective where it matters most.
Step 6: Under Contract – Inspections, Appraisal, and Due Diligence
If your offer is accepted, congratulations—but we are not done. This is where my job shifts into protecting you through due diligence.
Inspections. We schedule inspections appropriate for the home: general, termite, radon, sewer, or others as needed. Once reports come back, we talk through:
Which issues are safety or major concerns.
What might be normal for a home of this age and type.
What to ask the seller to repair or credit, and what you may choose to accept.
Appraisal. Your lender orders an appraisal to confirm value. If it comes in low, we talk strategy: negotiating with the seller, adjusting terms, or, in rare cases, walking away.
Throughout this stage, I am coordinating with the lender, inspectors, and the listing agent, and keeping you updated so you do not feel like you are in the dark.
Step 7: Final Loan Approval and Closing Preparation
As inspections and appraisal get resolved, your lender moves toward final underwriting and clear to close. During this time, I help you:
Track key dates and tasks so nothing is missed.
Schedule your final walkthrough to confirm the home is in the expected condition.
Understand your closing disclosure: exactly how much you need to bring and what each line item means.
You will also get logistical reminders about utilities, insurance, and move in planning so that closing week feels as smooth as possible.
Step 8: Closing Day and After
On closing day, we meet at the title company or attorney’s office, sign documents, and you receive the keys. It is a big moment, and my goal is for you to feel clear, not rushed.
But our relationship does not end there. After closing, I:
Check in to see how you are settling in.
Answer questions that come up as you live in the home.
Stay available as a resource for future plans, contractor recommendations, or questions about value over time.
I want you to feel that when you work with my team, you are not just getting help with a transaction; you are gaining a guide you can come back to whenever life and real estate intersect again.
“What Happens When I Buy a House?” and “What Does a Buyer Agent Actually Do?”
Put simply:
What happens when you buy a house is a series of clear steps—planning, pre approval, searching, offering, inspecting, finalizing, and closing—that we walk through together.
What I do as your buyer agent is protect your interests, explain your options, and manage the details so you can make grounded decisions instead of guesswork.
If you are thinking about buying and want to walk through this process in the context of your timeline, budget, and fears, I would be glad to talk.
You can schedule a buyer consultation here:
https://calendly.com/agentshainamc/buyerconsult
Our process is designed so that even if you are nervous or brand new to this, you can move forward with a clear roadmap and someone in your corner from the first call to the day you get your keys—and beyond.
