First-Time Homebuyer Roadmap

Stage 01 • 6 to 12 Months Out

Credit Score & Savings Preparation

Building a rock-solid financial foundation so you qualify for the lowest possible interest rates and down payment grant eligibility.

Required Action Checklist:

  • Pull full 3-bureau credit reports (aim for 620+ for Conventional, 640+ for DPA Grants)
  • Pay down high-utilization revolving credit card balances below 30%
  • Avoid opening new credit cards, financing auto loans, or changing jobs
  • Save for earnest money deposit (1–2%) and inspection reserves ($500–$800)
⚠️ Key Pitfall to Avoid: Do NOT make large undocumented cash deposits. Lenders must verify the paper trail of all funds.
Stage 02 • 3 to 6 Months Out

DPA Grant Matching & Mortgage Pre-Approval

Connect with Maria’s vetted network of trusted local lenders to calculate your true purchasing power and screen for Georgia Dream ($10k–$12.5k) and Cobb/Paulding county grants.

Required Action Checklist:

  • Gather 2 years W-2s, 30 days paystubs, and 2 months bank statements
  • Screen for Georgia Dream and local Cobb/Paulding down payment grant programs
  • Determine comfortable monthly payment (PITI + HOA) rather than maximum approval
  • Receive official Verified Pre-Approval Letter to submit with purchase offers
⚠️ Key Pitfall to Avoid: A "Pre-Qualification" is just an estimate. You need a full "Verified Pre-Approval" to compete in North Metro Atlanta.
Stage 03 • 1 to 3 Months Out

Targeted Neighborhood Search & Home Tours

Collaborate with Maria VanVurst to tour homes across Cobb, Cherokee, and Paulding tailored to your lifestyle, school preferences, and budget.

Required Action Checklist:

  • Establish "Must-Haves" vs. "Nice-to-Haves" (Bedrooms, yard, garage, commute distance)
  • Set up automated FMLS real-time alerts for Acworth, Kennesaw, Marietta, and Dallas
  • Attend private buyer tours with Maria to evaluate foundation, roof age, and HVAC condition
  • Analyze neighborhood resale potential, HOA restrictions, and tax rates
⚠️ Key Pitfall to Avoid: Don't rely solely on staging photos. Maria inspects structural age and deferred maintenance during tours.
Stage 04 • Under Contract (Days 1–14)

Offer Strategy, Negotiation & Due Diligence

Crafting a win-win purchase contract with protective contingencies, followed by deep inspection analysis and appraisal review.

Required Action Checklist:

  • Structure competitive offer with earnest money, financing, and appraisal contingencies
  • Hire an ASHI/InterNACHI certified home inspector (and radon testing if needed)
  • Review inspection report with Maria and negotiate repair amendments or seller credits
  • Lender orders independent home appraisal to confirm fair market valuation
⚠️ Key Pitfall to Avoid: Never waive due diligence or inspection rights. Maria protects your earnest money deposit.
Stage 05 • Closing Day (Days 21–30)

Final Walkthrough, Closing & Getting Your Keys

Reviewing the Closing Disclosure (CD), wiring final funds safely, signing paperwork with the closing attorney, and receiving your keys.

Required Action Checklist:

  • Receive "Clear to Close" from lender 3+ days before closing date
  • Review Closing Disclosure (CD) line-by-line with Maria and your lender
  • Perform final walkthrough of property to verify repairs and clean condition
  • Wire closing funds directly to closing attorney escrow following strict wire safety protocols
  • Sign final documents and celebrate receiving the keys to your new home!
⚠️ Key Pitfall to Avoid: Always verbally verify wire instructions directly with the closing attorney office by phone before sending any funds.
Vetted Lending Network

Need Help Getting Pre-Approved?

Trusted North Metro Atlanta Lending Partners

Pre-approval is your golden ticket in North Metro Atlanta. Maria has built strong relationships with a vetted network of top local lenders who specialize in first-time buyer loan programs, Down Payment Assistance (DPA) grants, and custom financing.

  • Competitive Rates & Transparent Loan Estimates
  • Specialized Cobb, Cherokee & Paulding Grant Matching
  • Fast pre-approval coordination & zero-pressure guidance
Zero Pressure Consultation

Schedule Your First-Time Buyer Strategy Call

Maria VanVurst | Realtor®, SRES®

Have questions about where to start? Let’s review your target budget, desired school districts in Cobb, Cherokee, or Paulding, and map out your personalized timeline.

  • Customized buyer purchasing timeline
  • Grant eligibility & local neighborhood review
  • 100% Educational, zero sales pressure

Schedule Your First-Time Buyer Strategy Call

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Frequently Asked First-Time Homebuyer Questions

Clear answers to the most common questions our buyers ask.

You do not need 20% down! Many conventional loans require as little as 3% to 5% down, and FHA loans require 3.5%. Furthermore, Georgia Dream and local Cobb/Paulding down payment grant programs can provide between $10,000 to $15,000+ in assistance for eligible buyers.

Most standard FHA programs require a minimum credit score of 580 to 620, while Conventional loans generally look for 620 to 640+. Down payment assistance grant programs typically require a 640+ middle credit score. If your credit is not quite there yet, Maria and our vetted lending partners will outline a custom credit-repair roadmap.

In standard Georgia real estate transactions, buyer representation agreements outline agent compensation, which is historically negotiated and covered from transaction proceeds by the seller. Maria will walk you through the agreement in complete transparency during your initial consultation with zero hidden surprises.

Earnest money is a good-faith deposit (typically 1% to 2% of the purchase price) held in an escrow account once an offer is accepted. It demonstrates to the seller that you are committed. It is credited directly toward your down payment and closing costs at the closing table.

Maria's Hand-Picked Listings for First Time Home Buyers

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Maria Makes Moves Over and Over Again...

I don't even know where to start. You deserve all the stars out there and more. Thank you for helping us with our first house. If you're out there, and looking to get a place, please look no further. You're with the right person. Maria is so relatable, and super nice. I can't even start to write down our short, but great experience with Maria. I'll have lots of paragraphs. Just believe me when I say, she's a great person, and loves what she does. We look forward to more deals in the future. Thank you so much.
Kemp Omoyeni
If I could give Maria more stars, I would. After looking for another rental to move into and being tired of the landlord and rental situation in Paudling County, I talked to her. Expecting to be a year out, she got me in touch with a lender who approved me, and I was able to find a place, get an offer accepted with very favorable terms for myself (due to her wonderful negotiation skills), and close everything in about a month's time. I couldn't be more pleased with the creative approach she was able to deploy to the whole situation.
Rob Kemp
I can't recommend Maria enough. This is my second transaction with her, this time to help my mom. Maria went above and beyond. This deal was a little tricky, but at anytime I could have whispered "what would you do?" and Maria would give me honest feedback. But still allow me space to make a decision. Needless to say we got what we needed. Sign, sealed, and delivered. I look forward to working with her again and would recommend over and over.
Max Pierre Jr
Maria is a rockstar! Awesome personality, but most importantly, she has her clients best interest at forefront. Maria gives great feedback, but ultimately leaves final choice to us, with no push back. Which I appreciated the most. We’ve heard so much horror stories about the home buying process, however Maria made it effortless and stress free by giving us realistic expectations and made sure she covered us all the way during negotiations. My wife and I would keep Maria to ourselves for all our real estate transactions, but I dont think we’ll have enough work for her 😆 So I guess we can just HIGHLY recommend her to anyone looking for a home.
Max Pierre Jr
Maria is an incredible professional in the real estate market. She regularly attends seminars and workshops to ensure she stays ahead of the curve. She is very knowledgeable about the area and the real estate world. Highly recommend!
Alan Thompson
I found Maria while I was searching for a realtor to do a big interstate move, and I am so glad I chose her! She is communicative, diligent, hardworking, and always ready to deliver on whatever you need, with extensive knowledge and valuable advice throughout the process. She was completely dedicated to getting answers and results no matter the hurdle, and I could breathe easier knowing that she was always in our corner. If you want a realtor who is lightning quick, endlessly supportive, and committed to turning your dreams into reality, Maria is the agent for you! We are eternally grateful for all she did for us. Thank you Maria! 💚
Stephanie Joyce
This was one of the best vacations I have ever been on! Maria was extremely responsive and helpful with anything we needed. The Sandy Vans rental was in excellent condition when we arrived, and the resort/location could not have been better! I will definitely be coming back in the future, and I cannot recommend highly enough!!!
Reece Ausmus
Our experience working with Maria was truly exceptional from start to finish. As a family relocating from Florida to Georgia to be closer to our children and grandchildren, this move represented an important and emotional next chapter in our lives. Finding the right home wasn’t just about location—it was about being near the people who matter most and creating a space where our family could gather, grow, and make lasting memories. From our very first conversation, Maria took the time to form a genuine personal connection with us and fully understand what this transition meant to our family. Although the process was lengthy and involved viewing numerous properties, Maria remained consistently patient, supportive, and encouraging. She never made us feel rushed or pressured, even when the search became challenging. Instead, she reassured us that the right home was worth waiting for and stayed fully committed to helping us find the perfect fit. Her deep market knowledge, attention to detail, and calm, steady guidance made the entire experience far less stressful—especially given the complexities of an out-of-state move. Maria was a strong advocate for us during negotiations, ensuring we got the best possible deal while still maintaining a positive and respectful relationship with the sellers. Her professionalism and strategic approach truly set her apart and gave us complete confidence throughout the process. What truly made Maria exceptional, however, was her personal touch. After we moved into our new home in Georgia, she checked in with us to make sure everything was going smoothly and that we were settling in comfortably near our family. She even surprised us with a beautifully framed poem that she personally wrote about our entire experience together. This thoughtful and heartfelt gesture spoke volumes about her dedication and genuine care for her clients—it went far beyond what we ever expected from a real estate agent. In summary, our experience with Maria was nothing short of outstanding. Her dedication, expertise, advocacy, and personal approach made a meaningful difference in our Florida-to-Georgia relocation. We wholeheartedly recommend her to anyone looking to buy or sell a home. She’s not just an agent—she’s a true partner in finding the perfect place to call home. Paula & Angelo Questo
Angelo Questo
Maria is an awesome realtor. She’s very knowledgeable about the Atlanta communities as well as the ins and outs of purchasing and selling homes. We are so glad we found her!
Happy Teacher
We are from Washington and are moving to Georgia, met Maria when looking at houses on our own while visiting. She was at a showing with another client but handed us her number because looking across country can be very difficult. A few months later we contacted her about some houses we saw and were ready to start looking to move. In no time she had all the information needed, she was so responsive and went to look at the houses for us. She looked at more homes for us along the way until we found exactly what we wanted, kept in contact with us the whole way through the process from across the country. She set us up with a mortgage company that met our needs. I can’t even imagine if we had not randomly met her one day while visiting Georgia that we would be closing on a dream home. I highly recommend Maria as a local and long distance realtor! Thank you so much Maria you are the best!
Janice Kaiser

MORTGAGE CALCULATOR (FHA Assumed)

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Mortgage values are calculated by Lofty and are for illustration purposes only, accuracy is not guaranteed.