According to an NAR Profile of Home Buyers and Sellers, 13 percent of recent home buyers bought directly from a builder without the help of a real estate professional, and 9 percent bought their home from its previous owner without professional assistance.

Buyers who make what can be the biggest investment of their lives without an agent may be confused about commissions, think they are saving money because they believe sellers will pass along any savings to a total stranger, or are uninformed about the complexity of today’s home buying process

In a recent quest for information, a recent homebuyer shared with me that they had an excellent experience on the purchase of their new home. Rob M. from Boston stated, “My realtor knew I was a first time homebuyer and was very patient with me. They knew that they would have to help me a lot because this was my first time buying a house, however, they also realized that I knew the ball was in my court, as far as buying a house.

I looked at well over four dozen houses with my realtor. I eventually settled on a house that was priced almost $50,000 below comps (but that is because the home owners did not do anything to improve the house in the last 10 years or so), so in working with my realtor, I was able to get a new roof, new hot water tank, an accepted offer almost 10 percent below asking price, and the owners to pay my closing costs.

Sure, a lot of what I received was due to the market, but overall, my realtors did a great job of helping me out and assisting me to purchase a great house in a great neighborhood in a not-so-great market.”

• More money; The amount of money you are permitted to borrow for the purchase and renovations is based on the increased value of the home after improvements are made, and according to our local representative the values after considering renovations have a value of 110% value on work to be performed.

• Lower payment on going payments; Renovation costs are spread throughout the entire term of the loan.

• Tax deductibility; The interest on the cost of your improvements, included in your mortgage, may be tax deductible.

• Convenience for you the new Homeowner; Start customizing your own improvements after closing. There is no reason now to pass up a house that’s in the ideal location but needs your own personal touch through remodeling!

• Keeping it Simple; One loan closing, one closing to attend and one payment each month

Recommended for the homebuyer who;

• Is interested in buying a house either in need of renovations or fixes, but want to avoid going through the hassle of getting two separate loans.

• Need extra financing to improve newly purchased property.

Why not simply get a 2nd Mortgage or HELOC to fund renovation projects? It’s simple, funds you are permitted to borrow with this program is based on the home’s value after improvements are made not based on purchase price before improvements.

Another tool out there for the Buyer who I have walked houses with who finds a house in a perfect location or home with great pluses, but also has quite a few negatives. This is an exciting loan program that today offers many possibilities. Customize that house and make it your own!

If you are in the process of starting your home search please contact me. I would be happy to assist you and to direct you toward this program and the qualified individuals who originate it!

1. Find a real estate agent who you connect with. Home buying is not only a big financial commitment, but also an emotional one. It’s critical that the REALTOR® you chose is both highly skilled and a good fit with your personality.

2. Remember, there’s no “right” time to buy, just as there’s no perfect time to sell. If you find a home now, don’t try to second-guess interest rates or the housing market by waiting longer — you risk losing out on the home of your dreams. The housing market usually doesn’t change fast enough to make that much difference in price, and a good home won’t stay on the market long.

3. Don’t ask for too many opinions. It’s natural to want reassurance for such a big decision, but too many ideas from too many people will make it much harder to make a decision. Focus on the wants and needs of your immediate family — the people who will be living in the home.

4. Accept that no house is ever perfect. If it’s in the right location, the yard may be a bit smaller than you had hoped. The kitchen may be perfect, but the roof needs repair. Make a list of your top priorities and focus in on things that are most important to you. Let the minor ones go.

5. Don’t try to be a killer negotiator. Negotiation is definitely a part of the real estate process, but trying to “win” by getting an extra-low price or by refusing to budge on your offer may cost you the home you love. Negotiation is give and take.

6. Remember your home doesn’t exist in a vacuum. Don’t get so caught up in the physical aspects of the house itself — room size, kitchen, etc. — that you forget about important issues as noise level, location to amenities, and other aspects that also have a big impact on your quality of life.

7. Plan ahead. Don’t wait until you’ve found a home and made an offer to get approved for a mortgage, investigate home insurance, and consider a schedule for moving. Presenting an offer contingent on a lot of unresolved issues will make your bid much less attractive to sellers.

8. Factor in maintenance and repair costs in your post-home buying budget. Even if you buy a new home, there will be costs. Don’t leave yourself short and let your home deteriorate.

9. Accept that a little buyer’s remorse is inevitable and will probably pass. Buying a home, especially for the first time, is a big financial commitment. But it also yields big benefits. Don’t lose sight of why you wanted to buy a home and what made you fall in love with the property you purchased.

10. Choose a home first because you love it; then think about appreciation. While homes do appreciate in value, a home’s most important role is to serve as a comfortable, safe place to live.