First-Time Buyer Guide
The realistic 8-step path from renter to homeowner in Middle Georgia.
Pull your free reports at AnnualCreditReport.com. Most loan programs accept 580+ FICO (FHA), 620+ (Conventional), 640+ (Georgia Dream). Dispute errors, pay down credit cards below 30% utilization, never close oldest accounts.
Lenders look at the last 2 years of W-2s/1099s and your debt-to-income ratio (DTI). Keep total monthly debts under ~43% of gross income. Don't job-hop in the 6 months before applying.
Down payment: 0% (VA/USDA), 3.5% (FHA), 3% (Conventional first-time). Closing costs: budget 2–5% of price. Many Lennar communities offer closing-cost credits when using Lennar Mortgage.
Georgia Dream offers up to $10,000 in down payment assistance (more for PEN — protectors/educators/nurses). Many buyers combine it with FHA. Income & price limits apply — see the Georgia Dream page.
A pre-qual letter from Lennar Mortgage takes ~15 min. It tells you (and your sales team) your real budget so you don't fall in love with the wrong floor plan.
Use Find Your Match to narrow communities. Tour 2–3 in one weekend. Bring your pre-qual letter and a notebook. Don't sign anything on the first visit.
Once under contract, your job is to NOT touch your credit. No new cars, no furniture financing, no balance transfers. Underwriting re-pulls right before closing.
Final walkthrough, cashier's check, sign, get keys. Schedule utility transfers (Georgia Power, City of Perry/Warner Robins water, Cox/Spectrum) one week ahead.