Answers by James Simmons

I wouldn’t panic yet. In today’s market, 30–60 days on the market is pretty normal since things have slowed down compared to the super-fast COVID years. What matters more than the number of days is the activity—are you getting showings and feedback? If buyers are touring the home but not making offers, it can sometimes mean the price needs a small adjustment. If there aren’t many showings, it might be worth looking at pricing, photos, or marketing. The good news is that even a small price repositioning can often bring in a fresh wave of buyers. For now, I’d stay calm, review the showing activity with your agent, and make strategic adjustments if needed rather than doing anything drastic.

You can attend open houses on your own. However, for private showings most sellers require that a licensed agent schedule and accompany buyers through the property. From my perspective as an agent, it’s also helpful for you to have someone representing you who can get you into homes quickly, answer questions while you’re there, and help you evaluate the property if you’re thinking about making an offer. If you ever see a home you’re interested in, find an agent you trust and reach out to them about the process.

It can be enough, depending on the loan program and the price of the home. Many buyers think they need 20% down, but that’s actually not required for most loans. There are programs that allow as little as 3–3.5% down, and in some cases even 0% down if you qualify. That said, the down payment is only one part of the upfront costs—you’ll also want to plan for closing costs, inspections, and moving expenses. The best first step is usually talking with a lender to see what loan programs you qualify for and what your total cash-to-close might look like. You might be closer than you think!

The fastest way to move forward with an FHA loan is to start by getting pre-approved with a lender. They’ll review your income, credit, employment history, and debts to make sure you meet the FHA guidelines and let you know how much you can qualify for. FHA loans typically require a credit score of around 580 or higher for the 3.5% down payment option, along with proof of steady income and manageable debt. To speed things up, it helps to have a few documents ready: recent pay stubs, W-2s or tax returns from the last two years, bank statements, and a photo ID. Once you’re pre-approved, you can start touring homes and move quickly when you find one that fits your needs, like a larger home with space for your family or an in-law suite. If timing is important, I’d recommend connecting with a lender right away so they can walk you through your options and get the approval process started as quickly as possible.

Residency requirements can vary depending on what you’re trying to qualify for, and they do differ from state to state. In Georgia, you’re generally considered a resident once you live in the state and establish it as your primary home—things like getting a Georgia driver’s license, registering to vote, or updating your address can help show that. For some things (like in-state college tuition), Georgia often looks for about 12 months of residency. For buying a home, though, there’s usually no minimum time you have to live in the state—you can purchase as long as you qualify for the loan. If you’re asking because of a specific program or situation, I’d be happy to help point you in the right direction.

Hi Gill! Great question—and you’re smart to think about this before listing. In today’s market, pricing correctly from the start is really important. Listing too high often causes a home to sit on the market longer, and the longer it sits, the more buyers start to wonder if something is wrong with it. That can sometimes lead to bigger price reductions later. Many sellers are having the most success by pricing right at market value (or slightly below) based on recent comparable sales. That strategy tends to attract more buyers right away, create stronger interest, and in some cases even lead to multiple offers. The best first step is having an agent run a comparative market analysis (CMA) so you can see what similar homes nearby have recently sold for and what your competition looks like. From there, you can price it strategically so it sells in a reasonable timeframe while still getting a fair price.

If you need to buy a house quickly, the key is getting a few things lined up right away. The fastest path is usually to get pre-approved with a lender first, so you know exactly what price range and loan programs you qualify for. Once you’re pre-approved, you can start touring homes and make an offer quickly when you find one you like. If you’re hoping for $0 down, there are a couple programs that may help depending on your situation. VA loans (for eligible military or veterans) and USDA loans (for certain rural or suburban areas) can allow 100% financing with no down payment. FHA loans are another option and typically require about 3.5% down with a 580+ credit score. () Keep in mind that even with low or $0 down programs, there are usually closing costs and qualification requirements, so the first step is talking with a lender to see what you qualify for. From there, working with an agent helps you find move-in ready homes and move quickly when the right one comes up.