Buying a home is one of the biggest and most considered financial decisions you’ll ever make. Some buyers may think they're making a good decision but end up with regret. In fact, 82% of recent homebuyers said they had at least one regret about their purchase, according to a 2024 survey conducted by Clever Real Estate.

Attention-grabbing features like updated kitchens and cosmetic touches like fresh paint can distract buyers, says Gabriella DeBartoli, a real estate pro with the DeBartoli Real Estate Group, part of Huntingon and Ellis, in Las Vegas. When they're distracted, buyers can overlook the "bones" of the home, including the foundation, the electrical system, and the roof. These items are critical to buyers’ long-term satisfaction and the affordability of a home, she says.

The 80/20 rule has been touted as a good starting point for house hunters. It says that if a home provides 80% of what you're looking for, it's a good match. Smart house hunting requires you to go beyond that and make sure the 80% you're finding is what's most important. Consider the cost and difficulty in changing what you don't like.

House Hunting Questions to Get You to the Right House

Starting a house hunt can feel overwhelming. These questions can help you avoid surprises and concentrate on what's most important.

House Hunting Question 1: Can I Afford This Home?

“Too often, buyers start looking at open houses before getting their financial house in order,” says Cara Ameer, a real estate broker with Coldwell Banker’s Vanguard Realty in Ponte Verde Beach, Fla., who is also licensed in California. That’s a mistake. You could fall in love with a home out of your price range.

Start by getting preapproved for a mortgage. A lender will review your finances and tell you exactly what you can afford.

House Hunting Question 2: What Kind of Expert Can Help?

A skilled real estate agent can help spot hidden red flags and craft winning strategies in competitive markets. Interview agents who are active in your local market and know how to negotiate under pressure. In addition, your agent should have a strong network including lenders, inspectors, and contractors. The right agent “will know how to build bridges, work through challenging situations and introduce you to the market with ease,” Ameer says.

The NAR “2024 Profile of Home Buyers and Sellers Generational Trends Report" listed buyers' opinions about the benefits of working with real estate agents:

• Helped buyers understand the process
• Pointed out unnoticed features/faults with the property
• Provided a better list of service providers (such as home inspectors)
• Negotiated better sales contract terms
• Improved buyers’ knowledge of search areas
• Negotiated a better price

House Hunting Question 3: Am I Looking Past Finishes and Features?

“The staging can throw us all off,” DeBartoli says. You may be so swayed by that fancy flooring in the entryway that you’re willing to pay a higher price tag. However, for a home with good bones but without the updates, you may be able to add those features you like and end up spending less.

Look for signs like sticking doors, strong air fresheners, and ceiling stains. When you tour homes, test outlets, light switches, toilets, and windows.

House Hunting Question 4: Can I Keep Up With Maintenance?

Impressive finishes and features won’t mean much if you’re constantly fixing or maintaining the place. Ask sellers for the costs of monthly utilities and regular upkeep. Plan to spend 1% to 4% of the home’s value on annual maintenance. Don’t forget outdoor upkeep.

House Hunting Question 5: Am I Accounting for Extra Costs?

“A lot of people think, ‘I have a down payment, I’m ready to shop,’” DeBartoli says. “What about the closing costs?” On a $300,000 loan, closing costs alone could amount to $6,000 to $9,000.

Besides a down payment and closing costs, factor in extra expenses like:

• Property taxes
• Insurance
• HOA dues
• Pool maintenance

House Hunting Question 6: How Old Are the Home’s Systems?

Ask about the age and condition of key components of the house to get insights about when a repair or replacement may be needed. How old is the roof, and has the seller had any previous issues or made repairs? How about the HVAC? Learn more about the average lifespan of common household systems from InterNACHI’s Standard Life Expectancy Chart for Homes.

House Hunting Question 7: Sniff Out Potential Problems

“Unpleasant odors can be more than just an unfortunate nuisance,” says Courtney Klosterman, home insights expert at Hippo, a homeowners insurance firm. These odors could point to trouble:

• Fishy odors could signal an electrical issue.
• Ammonia could indicate a fridge or washer problem.
• A musty scent could point to mold or excess moisture.

House Hunting Question 8: How is the Home Oriented to the Sun?

Sunlight affects heating and cooling and how bright the home feels. For example, south- and east-facing homes get more light. North-facing homes may be cooler in summer but cost more to heat in the colder months.

House Hunting Question 9: Is There Enough Space?

Look beyond square footage and evaluate the spaciousness and whether it can accommodate your needs:

• Is there enough garage space for your vehicles?
• Is there room for guests?
• Is it accessible for all family members?
• Will your furniture fit?
• Are there enough bedrooms and bathrooms to accommodate your family’s needs?

House Hunting Question 10: How Is the Neighborhood?

Use Google Maps to check distance to shops, gas stations, and schools. Test the commute during rush hour. Are the neighborhood’s sidewalks safe? Is there a nearby park? Visit the neighborhood and area at different times of day to check how they fit your preferences.

House Hunting Question 11: Will This Home Work in the Future?

“Focus on a house that’s going to be big enough for the years ahead,” says Lizette Sinhart, a real estate pro from Christie’s International Real Estate in Chappaqua, N.Y., who was featured in the National Association of REALTORS® docuseries “First-Time Buyer.” She recalls a client with young children who nearly bought a 1,000- square-foot house despite her warnings that it could feel too small in a few years. During a final inspection, they realized it was too small and canceled the contract.

House Hunting Question 12: Is the Asking Price Fair?

Let your agent run the numbers with a comparative market analysis. “A CMA looks at value based on square footage, style, neighborhood, and condition,” says Chris Lim, executive vice president and chief growth officer at RE/MAX.

House Hunting Question 13: What Do the Seller Disclosures Reveal?

Disclosures help identify issues early so you can negotiate repairs or walk away. If anything is unclear, ask your agent or an inspector to explain.

These documents are legally required and outline the history of:

• Water damage
• Foundation cracks
• Asbestos or radon
• Infestations
• HOA rules and fees

House Hunting Question 14: What Does the Home Inspection Report Say?

The inspection may be 70-plus pages, but don’t panic. No house has ever been perfect, and a report shouldn’t be read as “pass” or “fail,” says Matt Cook, a home inspector and director of business development at Chicago-based HomeTeam Inspection Service.

A home inspection will include reviews of the home’s foundation; plumbing, electrical, and HVAC systems; and the roof. “It’s the inspector’s job to list every little thing imaginable,” DeBartoli says. “If there’s a scratch on the wall, they’re going to list it. If the house is falling apart, your agent should respectfully tell you, ‘This isn’t the one, let’s walk away.’”

House Hunting Question 15: Are the Big-Ticket Items in Good Shape?

From your inspection report, focus on what could require spending thousands on future repairs and replacement, including:

• Roof
• Windows
• HVAC
• Water heater
• Home foundation
• Termite or water damage

If the inspection uncovers problems, you may need to factor in future replacement costs or focus on those areas in your negotiations with sellers.

Get Your Finances in Order Before House Hunting

Make sure your finances are ready before you start looking at houses and answer the questions in this article to get at the most important issues. Once you know you’re not being distracted by cosmetic finishes and flashy features and you’ve found a house with good bones, you’ll be ready to act.

For more info, visit houselogic.com.

Interested in more real estate tips? Feel free to contact me directly!

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