Buying Your First Home in Michigan? Why Pre-Approval Comes First.

Buying your first home is one of the most exciting milestones in life. It’s also one of the most emotional and overwhelming experiences — there are so many moving parts, and the process can feel like a puzzle. If you’re searching in Flushing, Genesee County, or anywhere in Mid-Michigan, one of the smartest things you can do is start with pre-approval before falling in love with a house online.

In this post, I’ll walk you through why pre-approval matters, what to expect from different loan types, and how to keep your home search focused on what works best for you. I’ve also included a short video where I break this down in my own words.

Why Pre-Approval Matters

It’s so tempting to start with the fun part — scrolling listings, touring homes, and imagining yourself in a new space. But the truth is, your budget sets the tone for everything. Without a pre-approval, you could end up walking into the perfect house only to find out later that it’s out of reach. And trust me, that disappointment can sting.

Pre-approval gives you:

• A clear idea of what you can afford.

• Insight into which homes will qualify for your loan type.

• Confidence when you make an offer, since sellers see you as a serious buyer.

Instead of guessing, you’ll walk into the process with clarity — and that makes every step smoother.

Understanding Loan Types

Here’s something many first-time buyers don’t realize: homes aren’t just listed “for sale.” They’re often listed by loan type, too.

• Conventional loans work well for many buyers but may require stronger credit.

• FHA loans are popular with first-time buyers since they allow for lower down payments.

• VA loans are available for veterans and active-duty service members.

• USDA loans can help in rural areas of Mid-Michigan, offering great benefits if you qualify.

Each of these loan types comes with its own conditions. For example, some homes won’t meet FHA or VA requirements if they need significant repairs. This is why knowing your loan type matters before you even set foot in a home.

Why Online Listings Can Be Misleading

I see it all the time — buyers fall for a home online, only to discover later that the property isn’t eligible for their loan program. Sometimes, it’s not even their fault. Listings can be inconsistent. One agent may only select “cash or conventional” financing because that’s how they were trained, while another may mark FHA or VA on a house that isn’t actually in the right condition for those programs.

The result? Confusion, frustration, and wasted time.

Working with the right agent (that’s where I come in) means you’ll avoid these headaches. I’ll make sure the homes we look at are truly within your loan type and your budget, so your search stays focused and realistic.

More Than Just the Pre-Approval Number

Pre-approval is important, but it’s not the whole story. Just because a lender says you qualify for a certain amount doesn’t mean you should max it out. What really matters is your comfort level with the monthly payment.

I always encourage my clients to think about lifestyle. Do you want room in your budget for family vacations? Hobbies? Future renovations? These are just as important as the approval number. Buying a home isn’t about stretching yourself thin — it’s about finding a place that feels right financially and emotionally.

The 80/20 Rule for First-Time Buyers

Another tip I share with clients is what I call the 80/20 rule. If a home meets 80% of your must-haves, it’s worth serious consideration. The remaining 20% often comes down to things like paint colors, flooring, or cosmetic updates you can tackle later.

First-time buyers often want their “dream home” right away, and sometimes we do find it. But more often, your first home is a stepping stone. It gets you into the market, helps you build equity, and prepares you for that next move where you can check off even more wishlist items.