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How Soon to Start Your Home Search: A Buyer's Guide
Author: Jamie Milam
Date: October 25, 2025
So, you're on the hunt for your dream home. How exciting! Whether it's your first ever home purchase, you're moving cities or states, or upgrading to a different home in the same area, it's a big deal.
And after working with hundreds of buyers searching for their ideal house, I know that this season can be a whole mix of emotions: excitement, anxiety, nerves—you name it. That's why I think it's so important to get really clear on not only what you're looking for, but the timeline to find it.
Many prospective buyers have one simple question: how soon do I start my home search? If you're wondering that too, read on. Here I provide a comprehensive timeline on how soon to start your home search and what steps you need to take along the way.
How Soon to Start Your Home Search: A Timeline Overview
Before determining exactly when to start your home search, you need to get clear on your ideal move date. AKA, when do you want to be in your new home?
External factors like a new job or family situations may determine this for you, while others may have a more flexible timeline. Consider things like when you can reasonably move (i.e., when your lease is up, taking time off working, getting help from friends or family members) and when you want to move (i.e., it would be nice to be there for Christmas or before the new school year starts).
No matter your situation, step one is to identify your target move date. Using that date, we'll reverse-engineer the steps you need to take:
- 3-6 months before you want to move: Get financially ready and gather information.
- 2-3 months before: Get pre-approved and start your search.
- 1-2 months before: Make an offer and go under contract.
That's the rough outline, but let's get a little more granular here and walk through each phase together.
Phase One: 3-6 Months Before You Want to Move
Got that target move date in your head? Great. So, at least three months ahead of time—and ideally closer to six months—you need to start getting ready. There are three areas to do this:
- Consolidating your finances
- Determining your ideal location or neighborhood
- Find and vet a local Realtor® you can work with
Purchasing a house is no small thing, so getting your financials in order well ahead of when you want to move is important to ensure everything happens smoothly. Here are some steps to take:
- Check your credit and pay down high balances—your score affects your interest rate.
- Avoid major purchases or new credit lines—they can impact loan approval.
- Start saving (or consolidate your savings) for your:
-
- Down Payment, which is typically 3–20% of the purchase price. The higher the down payment, the better the interest rate and the lower your monthly payment will be.
- Due Diligence Fee, which is paid at the time the offer is accepted. States differ on this, but in North Carolina, it’s non-refundable and goes directly to the seller. Everyone asks "what is the typical amount for this?" and my answer is almost always "it depends", because it does depend on price point, condition, and time on the market. However, to remain competitive, it's best to plan for up to 2.5% of the purchase price. This DOES go towards your down payment at closing!
- Earnest Money Deposit, which is paid at the time the offer is accepted; it is refundable if you terminate within your due diligence period. The deposit is held in escrow until closing. Again, the amount will vary, but plan for up to 2.5% of the purchase price. This also goes toward your down payment!
- Inspection and appraisal costs, which can be between $600–$2,000 combined. These are costs that are paid while under contract, so you'll need to have these readily available, before placing an offer, in addition to your combined lender & attorney costs (what us agents call 'closing costs').
- Lender and attorney fees and loan prepaids, such as pre-paid taxes, insurance, interest, HOA fees, title search, and lender application fees. This is typically a combined total of 1-1.5% of the purchase price.
All-in-all, in addition to your down payment, you should financially plan to have about 2% of your target purchase price in the bank and ready to use to be able to close on your new home. (*This assumes no seller credits during contract other than paying your buyer agent representation fee.)
Bonus: For a full list of terminology and detailed steps in the homebuying process in the Carolinas, be sure to download your free Guide to Homeownership!
The other thing you need to start nailing down in the 3-6 months prior to your move date is exactly where you want to live, specifically at the neighborhood level. If all you know is that you want to move to Charlotte, for example, but aren't familiar with all the different areas or home styles, your search is too broad. Without narrowing things down, you can easily get frustrated in your search, and it will be hard for a Realtor® to find options that will fit you without at least a general sense of where you want to live and why.
That "why" is important when it comes to neighborhoods, as it informs your choices and gets to the heart of what you're looking for. Consider things like proximity to work, lifestyle advantages (e.g., if you're into sports or live music and want to be close to the action), schools, access to the outdoors, and more.
Start doing your own research and become familiar with potential areas that may fit your needs so that you can have them narrowed down prior to touring homes.
Last thing during this period is to find a Realtor® to work with. I wrote a whole guide on how to find the right real estate agent, but the big things you're looking for are:
- Someone you trust and get along with—good rapport is a must!
- Someone who knows the area you want to move to.
- Someone who resources and equips you with knowledge and information.
Leverage your personal network to find referrals, or if you find someone online, you can have an introductory conversation to see how you fit together. Finding the right Realtor® for you and your needs is essential to the process here.
And if you're thinking about buying a home in Charlotte, maybe we can work together! If you'd like to have a pressure-free conversation to see if I'd be a good fit to partner with, please feel free to reach out to schedule a consultation.
Phase Two: 2-3 Months Before You Want to Move
You've completed phase one of the "how soon to start your home search" timeline and have your finances in order and have narrowed down your search to a couple specific neighborhoods.
The next step is all about action: starting your search and getting pre-approved by a lender. You've done the groundwork and are ready to get started! Here are the steps you should follow:
- Partner with your Realtor® to discuss neighborhoods, commute times, and priorities. They are your partner in crime during this process and can really give helpful insights!
- Connect with a local lender to get pre-approved, not just pre-qualified. When you are pre-approved by a lender, your maximum budget is clarified and you'll determine your monthly payment comfort zone. Your real estate agent will have recommendations to connect you with who they know and trust to help you find the right program for you.
- Start touring homes—either virtually or in person—so you can get familiar with what your money buys in your price range.
- Check your lease requirements if you're currently renting. Leases often require 60 days notice if you will be renewing or terminating. This means you want to be pre-approved between 75-90 days prior to that time frame so you're confident you will qualify for purchase. If you can't qualify yet, you can renew your lease.
Pro Tip: Don’t wait until you “feel ready” to start looking. The earlier you start, the better you’ll understand the market and move confidently when the right home hits. Starting the conversation with your Realtor® proactively is always going to be a positive step to take.
This is the time to really step into action and get things moving. When creating your move-in target date like we discussed at the beginning, it's important you are considering your capacity and time.
Touring homes, in particular, can take quite a bit of time and require you to be flexible with your schedule. What do you need to prepare ahead of time to make this a priority? It might be taking some time off work, shifting around commitments, lining up child care options, or simply knowing that you'll have to prioritize home viewings over other pastimes. I've worked with tons of buyers who can attest to the fact that, while often fun and exciting, finding your home can be a big time commitment. I want you to be prepared so you can approach it with confidence and intention to find your dream house!
Phase Three: 1–2 Months Before Target Move Date
We're almost there... Can you feel the excitement?!
By this time, you've gotten your finances in order, been pre-approved and viewed houses with a Realtor® who knows you, your lifestyle, and what you're looking for. You've found a home you're excited about—it's time to make an offer!
Here's what to expect:
- Make an offer: When you find the house you want to buy, your agent will help you determine a competitive offer based on comparable sales and strategy. They will also walk you through any negotiations and counter-offers until both parties agree on all terms.
- Pay your due diligence fees and earnest money deposit: When your offer is accepted, expect to pay due diligence fees and earnest money deposit within 24 hours of acceptance. This is saying "YES! I'm in."
- Schedule a home inspection: Your Realtor® will also help you schedule a home inspection within the due diligence period. This is important to do ASAP to ensure that there are no hidden issues or problems. Your agent can help review repair requests or negotiate credits based on the results of the home inspection.
- Get an appraisal: Your lender will also order an appraisal during the due diligence period. This is the assessment of the fair market value of the home and is required before the lender approves a mortgage.
In addition to these standard processes, you may have additional conditions in the contract. This could be something like the sale of your existing home or acquiring insurance—there are a wide variety of conditions both the buyer and seller can include that need to clear before the purchase is confirmed. Your agent can walk you through this as well.
Things can move fairly quick during this period, and the average time under contract is typically between 30-45 days. Keep in touch with your agent and lender to ensure you are on top of any documents or action steps necessary. I think you can see how important it is to work with an agent you like and trust—you'll be talking with them a lot in this process.
Home Search Done! You're an Owner
This is the time from when your offer is accepted until the day you close. On closing day, you'll receive your keys once the deed has recorded (NC) or all funds are with the closing attorney (SC) and then it's time to move in!
There it is—what to expect in the months before you close on a brand new home. I hope this helps answer the question of how soon to start your home search and settle some questions around what will happen.
Buying a home is a big, exciting, sometimes-scary, overwhelming, and involved process... It's going to be GREAT! If you're in the Charlotte area or considering a move here and want to talk more about how soon to start your home search or what to expect about working together, get in touch with me.
To buying your dream home!
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About Me
I'm Jamie Milam, a determined AF woman who's embraced life after divorce by finding peace through self-awareness, intentional decision-making, and thrilling new travel adventures.
As a Realtor® in Charlotte, NC (and your connection to top agents nationwide), I’m passionate about guiding you through your homeownership and design goals—while also helping you create space for the things you love. My mission is to empower you to create a life of alignment too - at home, abroad, and within.
Whether it’s through real estate tips, home design inspiration, or solo travel experiences, I hope this space encourages you to discover deeper self-awareness and build a life that aligns with your passions and needs.
Have you scoped the podcast series that empowers women to make aligned decisions in a divorce?
Your Free Charlotte City Guide
Jamie Milam is a Realtor® in the Charlotte, NC area, licensed in both NC & SC, and has the ability to refer you to a number of agent partners across the nation, regardless of where you may live. She is an enthusiast for the power of awareness and believes it can be used in all facets of life to support aligned living.
**Disclosure** This post may contain affiliate links and they are at no additional cost to you, though I may earn a small commission. Don't worry, I only recommend products or services that I have tried or believe would be of great value to you! All opinions expressed are those of my own!
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