First-Time Buyers · August 7, 2026 · 5 min read

What I Tell Every First-Time Homebuyer in Maryland Before We See a Single House

I spent more than twenty years in education before I ever held a lockbox key, and old habits die hard. So when a first-time buyer calls me, we don't start with houses. We start with a lesson plan.

That surprises people. They call ready to tour that cute colonial in Bowie or the rowhome in Canton they saw online at 11pm, and I say, "Great. Let's talk first." Not because I don't love showings. I do. But I've watched too many buyers fall in love with a house in week one and then discover in week three that their financing, their timeline, or their expectations were never going to get them to a settlement table.

So here's the conversation. The same one I have at my kitchen table, or theirs, before we ever see a single house.

Pre-approval is the starting line, not a formality

You would not believe how many people tour homes for a month before talking to a lender. In this market, that's like showing up to a race without shoes.

A real pre-approval — not a two-minute online pre-qualification — tells us three things: what you can borrow, what that payment actually looks like month to month, and whether there's anything on your credit report we need to deal with now instead of mid-contract. In Maryland, listing agents expect a pre-approval letter attached to any serious offer. No letter, no consideration, in a lot of cases.

I always suggest talking to at least two lenders. A local lender who knows Maryland's quirks and a credit union or bank you already have a relationship with is a fine place to start. Compare the loan estimate documents side by side. The rate matters, but so do lender fees, and those vary more than people expect. Freddie Mac's weekly rate survey is a good reality check for whether the quote you're getting is in the normal range.

The money conversation nobody enjoys (but everyone needs)

Here's the part where I put on my former-administrator voice: the down payment is not the only number.

Maryland buyers pay closing costs that typically run somewhere in the neighborhood of 2–4% of the purchase price once you count transfer and recordation taxes, title work, lender fees, and prepaid escrows. First-time buyers in Maryland do get a break — the state's portion of transfer tax is reduced for first-time buyers on the buyer's side — but you still need cash at the table beyond the down payment.

Now the good news, and I wish more people knew this. Maryland has one of the more generous first-time buyer support systems in the country:

Not everyone qualifies, and the programs come with rules and income limits. But if nobody has even checked whether you qualify, that's a miss. It's free money for the people it fits.

Your "must-have" list will change. Let it.

Every buyer hands me a list. Three bedrooms, two baths, garage, big yard, updated kitchen, quiet street, good schools, under budget. And I smile, because I know that in three weeks the list will be different, and that's healthy.

The list isn't the point. The point is knowing which two or three items are actually non-negotiable. A buyer commuting to Fort Meade every day has a different non-negotiable than a buyer working from home in Havre de Grace. When we tour homes together, I'm not just showing you granite counters. I'm watching what you react to, because your gut usually knows before your list does.

One thing I ask every buyer to do: drive the neighborhood at 8am on a Tuesday and again at 9pm on a Saturday. The house doesn't change. The street does.

The mistakes I see in week one

A short list, because I promised myself I'd keep this practical:

  1. Opening a new credit card or financing furniture before closing. Your loan is underwritten on your credit picture. Don't change the picture.
  2. Skipping the buyer consultation and just meeting an agent at a house. Since the industry rule changes, you'll be signing a buyer agreement before touring anyway — so have the real conversation about services and compensation up front. I wrote more about how those agreements work in Maryland, D.C., and Pennsylvania in a separate post if you want the details.
  3. Treating the inspection as pass/fail. Every house has a list. Even new construction. The inspection is information for negotiation, not a verdict.
  4. Stretching to the top of the pre-approval. The lender tells you what you can borrow. Only you know what lets you sleep at night.

What working with me actually looks like

I'm a full-time REALTOR® with Samson Properties, licensed in Maryland, D.C., Pennsylvania, and Delaware, and I built my business the way I ran my classrooms: nobody moves on until they understand the material. You will never sit at a settlement table wondering what you just signed.

We'll meet. We'll build your real budget, check your program eligibility, and get your pre-approval squared away. Then — and only then — we go shopping. And honestly? That part is the fun part, when the foundation is done right.

If you're thinking about buying your first home anywhere in Maryland, D.C., or southern Pennsylvania, reach out and let's have that first conversation. No pressure, no scripts. Just a good lesson plan.

You can also browse my current listings to get a feel for what's on the market right now. Consider it homework — the enjoyable kind.

Katrina Kirton Sherrod, REALTOR® · Samson Properties · Licensed in MD, DC, PA & DE · 443-616-9770 · Katrina@kkstherealtor.com

“Buyers decide in the first eight seconds of seeing a home if they are interested. Get out of the car, walk in the door — sold.” — Barbara Corcoran