What I Wish Every Home Buyer Knew Before They Start Looking in Greater Philadelphia
If you are thinking about buying a home in Greater Philadelphia, you are probably feeling a mix of excitement and anxiety. You might have a dozen tabs open with homes you like, friends giving you conflicting advice, and a little voice in your head asking “What if I mess this up.”
I am Shaina McAndrews, a Realtor and Team Leader with eXp Realty, serving Greater Philadelphia and the surrounding counties. I am known for walking clients through the process step by step, setting realistic expectations, and protecting them from common mistakes. My approach is calm, educational, and supportive, especially for first time buyers and anyone who feels nervous about such a big decision.
This is what I wish every buyer knew before they start.
It Is Normal to Feel Overwhelmed
First, feeling overwhelmed does not mean you are not ready or that you are doing something wrong. It means you understand how big this decision is. Most of my buyers are balancing questions like:
Are we picking the right neighborhood.
What if we overpay.
What if something is wrong with the house.
What if we change our minds later.
You are not alone in those fears. Buyers across Montgomery County and Greater Philadelphia are also dealing with headlines about rates, competition, and affordability, and it is easy to feel like you are already behind. My job is to take all of that noise and turn it into a clear, manageable path.
The Emotional Side: You Will Not Get Everything
One of the hardest truths is this. Almost no one gets 100 percent of their wish list. Even in a calmer market, buying a home is about trade offs. Maybe you get the neighborhood and yard you want but not the finished basement. Maybe you get the updated kitchen but need to compromise on square footage.
That does not mean you are “settling” in a bad way. It means you are choosing which things matter most for your real, everyday life. Before you start touring, I encourage my buyers to separate their list into:
Non negotiables (safety, commute limits, school needs, bedroom count).
Strong preferences (yard size, specific finishes, open layout).
Nice to haves (bonus rooms, specific colors, extra garage bay).
When you are clear on this, it becomes much easier to evaluate homes and much less draining emotionally.
The Financial Side: More Than Just the Purchase Price
I wish every buyer understood that the price of the home is only one piece of the financial picture. In 2026, buyers in our region are especially payment sensitive because of higher rates and rising costs in other parts of life. When we talk, we look beyond the list price and look at:
Monthly payment with current rates, taxes, and insurance.
Closing costs, including lender fees, transfer tax, and escrows.
Inspection costs and potential repairs.
Moving costs, furniture, and “first year” expenses.
When you see the whole picture, you can choose a price range that lets you breathe, not one that looks good on paper but keeps you stressed every month. A comfortable payment is more important than chasing the highest price you are approved for.
The Practical Side: The Market Is Competitive, But You Still Have Power
Greater Philadelphia and Montgomery County remain competitive markets, with steady demand and limited move in ready inventory in many areas. That means you might not get every home you offer on, and that is okay. The goal is not to “win at all costs”; the goal is to win the right home at the right terms.
Here is what I want you to know practically:
You do not have to waive every protection to get a home. Strategy matters more than drama.
A strong pre approval, clean offer structure, and realistic price expectations carry real weight.
The first offer you write is often the hardest emotionally, because it makes everything real.
We will talk through different offer strategies, what contingencies mean, and how to write an offer that is competitive but still protects you.
Inspections: They Are There to Inform, Not Terrify
Inspections are one of the biggest sources of anxiety for buyers. You might be worried that the inspector will find something terrible or that you will be forced to take on more than you can handle. In reality, inspections are about information and choices.
A good inspection will:
Point out safety issues and major structural or mechanical concerns.
Highlight maintenance items you can plan for over time.
Help you understand what is normal “house stuff” versus actual red flags.
Once we have the report, we talk through it together. We discuss what to negotiate, what to accept, and what might be a reason to walk away. You are not expected to interpret a 40 page report alone.
Patience: The Process Takes Longer Than You Think
Another thing I wish buyers knew is that it is completely normal for the process to take longer than you expect. In some price ranges and neighborhoods, it might take seeing several homes and writing more than one offer before you get under contract. That does not mean you are failing. It means you are learning the market in real time.
I remind my buyers often:
Every showing teaches you something about what you like and do not like.
Every offer helps you understand pricing and competition better.
It is better to lose a house that was not quite right than to force a fit out of fear.
You do not have to be “the perfect buyer.” You just have to stay engaged, ask questions, and trust the process we build together.
What You Should Know Before You Start
If I could sit down with you before your very first search and answer “What should I know before buying a house,” I would say this.
You should know that:
Feeling scared and excited at the same time is completely normal.
You will have moments where you question everything, and that does not mean you are making a mistake.
You deserve an agent who answers your questions, explains every step, and never makes you feel rushed or pressured.
The “right” home is not perfect; it is the one that supports your life, your budget, and your next chapter.
You do not need to know all the jargon or understand every part of the contract on day one. That is my job. Your job is to be honest about what you need, what you can afford, and how you are feeling along the way.
How We Can Work Together
If you would like a calm, step by step conversation about buying in Greater Philadelphia or Montgomery County, I would love to talk. We can walk through your goals, answer your questions, and map out a plan before you ever step into a showing.
You can book a full buyer consultation here:
https://clendly.com/agentshainamc/buyerconsult
If you prefer something shorter and more informal to start, you can also schedule a quick call here
https://calendly.com/agentshainamc/quick-call
Whether you are three weeks or three years away from buying, you deserve clear information, honest guidance, and a process that feels human and supportive. That is what I try to give every buyer I work with.
