House hunting without losing the plot

Needs, wants, and the third list nobody makes

Before touring, split your criteria three ways: needs (non-negotiable — commute ceiling, bedroom count, budget), wants (worth paying a little for), and won't-fix items — things that can never change about a property, like its lot, light, and location on the block. Cosmetics are the cheapest problems in real estate; the won't-fix list is where discipline pays.

Reading a listing like an agent

• Days on market vs. the area's average tells you your negotiating position
• Price history — cuts tell a story the description won't
• Photos that skip a room usually skip it for a reason
• Taxes and any HOA/condo fees change your monthly cost as much as price does
• "As-is" means inspections are for your information, not negotiation — price accordingly

The two-visit rule

Love a home? See it twice, at different times of day, before offering when the market allows it. Traffic, light, neighbors, and noise all change by the hour. When the market doesn't allow a second visit before offering, your inspection period is the second visit — treat it that way.

How many homes do buyers usually see?