You do not have to buy a house this year to start preparing to buy one.
In fact, if you think you may buy within the next 12 months, the best thing you can do today has nothing to do with touring houses.
Start getting financially ready.
Step 1: Talk to a lender before you start shopping
If you want lender you can trust to steer you in the right direction and not pressure you more than a car salesman, just ask Byron Hunter at Ember Realty. You do not need to commit to a loan.
You need information.
Ask a lender to help you understand:
What payment fits your budget?
What purchase price does that payment support?
How much cash will you need?
What credit issues need attention?
How does your debt affect your purchasing power?
What should you accomplish over the next 12 months?
A good lender can turn a vague goal into a measurable plan.
Step 2: Figure out your number
Do not start with:
“How much house can I get approved for?”
Start with:
“How much housing payment am I comfortable carrying?”
Those are not necessarily the same number.
Your lender may approve you for more than you actually want to spend.
Remember that your housing cost can include principal, interest, taxes, insurance, HOA fees, and maintenance.
The goal is to own the house without the house owning you.
Step 3: Attack the financial obstacles
If your lender says your biggest obstacle is debt-to-income, work on debt.
If your down payment is too small, save.
If your credit needs improvement, address the issues.
If you have collections, find out what can be done.
If you need another $12,000 over the next year, that is $1,000 per month.
A large financial goal becomes much easier to attack when you turn it into a monthly target.
Step 4: Start researching neighborhoods early
This is where you can make your future home search much easier.
Pick three or four DFW cities that could realistically work for your life.
Then compare them.
Look at:
Commute
Schools
Taxes
Home prices
New construction
Parks
Restaurants
Shopping
Future development
Neighborhood condition
Resale considerations
You will learn a lot before you ever make an offer.
Step 5: Learn the difference between a good house and a good deal
They are not always the same.
A beautiful house can be overpriced.
A dated house can be an opportunity.
A cheap house can have expensive problems.
A slightly more expensive house in a stronger location can make more sense over the long term.
This is where having a knowledgeable Realtor involved early can be useful.
You do not need someone to send you 100 listings.
You need someone who can help you understand what you are seeing.
Step 6: Stop trying to predict the market
This might be the hardest part.
Mortgage rates change.
Inventory changes.
Prices change.
Economists disagree.
Headlines change every week.
Even professionals cannot consistently predict exactly when the market will turn.
As of October 1, 2026, Freddie Mac's 30-year fixed average had reached 7.28%.
That could be higher or lower a year from now.
Nobody knows.
What you can control is whether you are ready.
Your 12-month goal should be simple
Do not make your goal:
“Buy a house in 12 months.”
Make your goal:
“Be in a position to buy the right house in 12 months.”
If the right opportunity appears, you can act.
If it does not, you are still better prepared than you were a year earlier.
That is how I think buyers should approach the market.
Do not wait for the market to become perfect.
Prepare yourself so you can recognize a good opportunity when it appears.
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