Get Pre-Approved
Talk with a lender and get a preapproval. Know both the maximum loan amount and the monthly payment you are comfortable carrying.
Your step-by-step guide to getting ready, knowing your buying power, finding the right home and getting to the closing table.
If you're ready to buy, start by getting pre-approved so you know your current buying power before you shop. Ask your lender to update your approval and review your current income, debts, credit, cash available and monthly comfort level.
A preapproval gives you a realistic starting point for your search. Your lender—not your real estate agent—determines the loan amount you qualify for. We can then help you search within the price and payment range that makes sense for you.
We will help guide you through the real-estate side of the process while your lender handles the financing.
Talk with a lender and get a preapproval. Know both the maximum loan amount and the monthly payment you are comfortable carrying.
Compare conventional, FHA, USDA and VA options with your lender. Ask about down payment, mortgage insurance, funding fees, closing costs and rate options.
Tell Julie & Robby your preferred towns, price range, bedrooms, acreage, property type and must-haves. We will help narrow the search.
See properties that fit your goals. We can help you evaluate location, condition, access, utilities, restrictions and other practical considerations.
When you find the right property, we help prepare the offer and explain the terms, contingencies, timelines and negotiation process.
Your lender handles the loan process while inspections, appraisal, title work and other required steps move forward toward closing.
Review your final closing documents, complete the transaction and get ready to move into your new home.
Ask a qualified lender which programs fit your finances and the property you want to buy.
FHA-insured mortgages can offer a down payment as low as 3.5% for eligible borrowers. FHA can be used for 1–4 unit properties, subject to program and lender requirements.
Example:On a $250,000 purchase, 3.5% is $8,750 before other cash-to-close costs.
Learn about FHA at HUD →USDA's Single Family Housing Guaranteed Loan Program can provide 100% financing for eligible buyers purchasing a primary residence in an eligible rural area. Income limits and other requirements apply.
Good to know:No down payment does not necessarily mean no cash is needed. Closing costs and other transaction expenses may still apply.
Learn about USDA →VA-backed purchase loans can often be made with no down payment when the borrower is eligible and the purchase price does not exceed the appraised value. VA loans generally do not require monthly mortgage insurance.
Good to know:A VA funding fee may apply unless you qualify for an exemption, and lenders can have their own approval requirements.
Learn about VA loans →If saving for the down payment or closing costs is holding you back, ask a Kentucky Housing Corporation (KHC)-approved lender whether you qualify for assistance. Program availability, income limits, property rules and lender requirements apply.
KHC's Down Payment Assistance (DPA) can provide up to $12,500 toward eligible down payment and closing costs. KHC says the assistance is a secondary loan and is currently repayable over 15 years at a fixed 4.75% interest rate.
Who may qualify: KHC first-mortgage borrowers who meet the applicable program, income, purchase-price and underwriting requirements. The DPA is available to both first-time and repeat homebuyers.
See KHC Down Payment Assistance →KHC offers mortgage programs that can be paired with its DPA. Depending on eligibility, options include FHA, VA, RHS/USDA and conventional financing. KHC's current program information shows DPA of up to $12,500 with several of these loan types.
Important: Some KHC Mortgage Revenue Bond options have first-time-buyer requirements in non-targeted areas, while other KHC funding options are available to repeat buyers as well. A KHC-approved lender can determine which program applies to you.
Explore KHC Loan Programs →KHC's 2026 Shared Appreciation Mortgage (SAM) is designed for eligible first-time buyers purchasing qualifying new-construction homes. It can provide up to 25% of the home's purchase price or appraised value toward down payment and closing costs.
Know the trade-off: SAM is a 0% deferred-payment loan, but when a repayment event occurs, the borrower repays the original assistance plus KHC's agreed share of future appreciation. Eligibility and property requirements apply.
Learn about KHC SAM →National statistics show a market with more inventory and less price pressure than a year ago. That can create more room for comparison and negotiation—but local Kentucky conditions can differ, and no statistic guarantees that buying now will be the right choice for every household.
Freddie Mac's national average for the week ending Sept. 17, 2026.
National active inventory topped 1.15 million homes for sale for the week ending Sept. 12.
The national median listing price was $419,900 for the week ending Sept. 12.
Homes were spending about one day less on the market than a year earlier in the latest weekly data.
Realtor.com research projects Sept. 27–Oct. 3 as the strongest seasonal week to buy nationally in 2026, with potentially up to 31.9% more active listings than at the start of the year and roughly $14,000 less spent than the summer peak on a median-priced home. That is a national seasonal analysis—not a promise about any individual Kentucky property.
Being approved for a certain amount does not mean you have to spend that much. Before you start touring, ask your lender for a comfortable monthly payment estimate that includes principal, interest, property taxes, homeowners insurance and any applicable mortgage insurance or fees.
We'll help you get your home search organized after you talk with your lender.
Talk With Julie & RobbySearch Live MLS ListingsStart here, then confirm your specific situation with your lender.
No. Depending on your eligibility, FHA may allow as little as 3.5% down, while qualifying USDA and VA borrowers may be able to purchase with no down payment. Other conventional and assistance programs may also have lower-down-payment options.
Yes, it is helpful. An updated preapproval gives you a realistic price range and helps us focus your search. You can still contact us first—we can help you understand what information you will need from a lender.
Rates can rise or fall. If rates fall in the future, a refinance may be an option for some homeowners, but refinancing has costs and is not guaranteed. Choose a home and payment you can comfortably afford at today's terms.
Some loan programs allow gift funds or down-payment assistance, but the rules vary. Ask your lender which sources of funds are acceptable for your specific loan.
Sources & date: Market statistics on this page were checked Sept. 18, 2026. Mortgage-rate data: Freddie Mac PMMS. Market statistics and seasonal analysis: Realtor.com Economic Research. Loan-program information: HUD/FHA, USDA Rural Development, VA and the Consumer Financial Protection Bureau. Kentucky first-time-buyer and down-payment assistance information: Kentucky Housing Corporation (KHC), checked Sept. 18, 2026. Statistics are national unless specifically stated and can change. This page is educational information, not a loan offer, financial advice or a guarantee of eligibility.
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