Coffee with Kathleen: The 5 Questions I Wish Every Buyer Would Ask Me

Let’s pretend we’re sitting down together over a cup of coffee—me with my usual (probably iced), and you with whatever fuels your homebuying dreams. If I could wave a magic wand and have every future homeowner ask me just five things before they dive into the mortgage process, these would be it.

Whether you’re a first-time buyer or it’s been a while since your last move, these questions can make a world of difference in how confident and prepared you feel. Ready? Let’s pour into it.

1. What’s the real difference between pre-qualification and pre-approval?

Pre-qualification is a surface-level estimate based on the information you provide, like your income, debts, and assets. It gives you a general idea of what you might be able to borrow, but it hasn’t been verified by a lender. It’s helpful as a first step, but it doesn’t carry much weight with sellers.

Pre-approval, on the other hand, involves a more detailed look at your finances, including pulling your credit report and reviewing your income documentation. It shows sellers that a lender has reviewed your file and is confident in your ability to secure financing. In competitive markets, a strong pre-approval can give you an edge when submitting an offer.

I always recommend starting with a pre-approval so you can shop for homes with clarity and confidence. It doesn’t have to be overwhelming. I’ll walk you through every step and make sure you understand exactly where you stand.

2. How much house can I actually afford? Not just on paper, but in real life?

Just because a lender says you can borrow a certain amount doesn’t mean it’s what you should borrow. Let’s look at your full financial picture—your comfort level, lifestyle, and future plans—so your mortgage fits your life, not the other way around.

3. What costs should I be prepared for besides the down payment?

There’s more to the upfront costs than just your down payment. Think closing costs, home inspections, appraisal fees, homeowner’s insurance, property taxes, and moving expenses. Depending on the home, you may also encounter HOA fees or need to budget for immediate repairs or upgrades.

These costs can add up quickly, which is why I help my clients plan for all of it—not just the obvious parts. We’ll go over what’s typical for your price range and location, and I’ll give you a clear picture of what to expect. That way, when you reach the closing table, you feel prepared, not blindsided.

4. Is now a good time to buy, or should I wait?

This is one of the most common questions I get, and there’s no one-size-fits-all answer. What I can do is help you look at current rates, trends, and your personal goals so you can make an informed choice. No pressure, just clear guidance.

Sometimes waiting makes sense. Other times, taking advantage of current opportunities can save you money in the long run. It all depends on your unique situation, timeline, and financial readiness. If your family is growing and you need more space, or if you're ready to downsize or relocate to a new area, you owe it to yourself to explore your options. Even just starting the conversation can help you feel more confident about your next move.

5. What makes you different from other lenders?

I’m not here to push paperwork and call it a day. I’m here to be your guide, your advocate, and your sounding board. I’ve built my business on relationships, not transactions, and I take pride in making the mortgage process personal, transparent, and human.

You’ll never be just a file number to me. I take the time to understand your goals, explain your options, and make sure you feel supported from our first conversation to the day you get your keys. And even after closing, I’m still here whenever you need guidance.

Let’s Chat! No Pressure, Just Good Info

If you’re thinking about buying, refinancing, or just curious about what’s possible, I’d love to talk. You can send a message, book a call, or just ask a question. Buying a home is a big deal and you deserve someone who cares about getting it right. Contact me today. Prefer to talk? Let’s schedule a quick call!