5 Costly Mistakes First-Time Buyers Make in Langley (And How to Avoid Them)

Buying your first home is exciting — especially in a fast-growing market like Langley. But without the right guidance, first-time buyers often make mistakes that can cost thousands of dollars (and even their dream home). After helping dozens of families navigate this process, I’ve seen where things typically go wrong — and how to help you avoid the stress.

Here are the 5 most common (and costly) first-time buyer mistakes I see in Langley:

1. Not Getting Pre-Approved Before House Hunting

Why it hurts: You find a home you love — but by the time you get financing sorted, it’s gone.

How to avoid it: Always get pre-approved through a trusted mortgage broker before you start viewing homes. This gives you clarity on your budget and helps your offer stand out.

2. Underestimating Closing Costs

Why it hurts: You’re approved for $800K, spend every dollar… and then get hit with legal fees, property transfer tax, and moving costs.

How to avoid it: Plan for 1.5%–2% of the purchase price in closing costs. I walk all my clients through this during our first chat so there are zero surprises.

3. Waiting Too Long to Make a Move

Why it hurts: You keep waiting for the “perfect” deal or market crash — meanwhile, prices go up and interest rates shift.

How to avoid it: Focus on buying the right home for your life now, not trying to time the market. I help buyers understand the data and what’s a smart move vs. hype.

4. Skipping the Inspection

Why it hurts: You win in a competitive market… then find out the roof is toast or the foundation is cracked.

How to avoid it: Always get a home inspection. Even if it’s a competitive offer, I can advise on how to write it safely while protecting you from hidden issues.

5. Thinking All Realtors Are the Same

Why it hurts: Some agents just want to close a deal. But this is the biggest investment of your life — you deserve someone who treats it that way.

How to avoid it: Work with someone who’s walked the path — I bought my first home at 21 and built my net worth through real estate. My goal is to help you do the same, with zero pressure and full transparency.

Ready to Start Your Journey?

📩 Thinking about buying in Langley?
I’ve built a free Langley Buyer Guide with everything you need to know about neighborhoods, commute times, school rankings, and current prices.
👉 Download the guide here

Or feel free to text me directly at (604) 288-7592 — no pressure, just real advice.