How to Find a Suitable Property: Useful Tips for Buyers (2026)

Updated October 2026. Buyer figures are from NAR’s 2025 Home Buyers and Sellers Generational Trends report and 2025 Profile of Home Buyers and Sellers (buyers from July 2024 to June 2025), read October 27, 2026.

To find a suitable property, set your must-haves and budget first, get a lender’s preapproval, then judge each home on commute, schools, condition and history. It’s the hard part for most people. As of October 2026, 55% of buyers said finding the right property was the most difficult step, and the typical buyer searched 10 weeks and toured 7 homes (NAR, 2025).

Jump to: 🏠 Needs and budget · 📍 Where to search · 🤝 Getting help · 🪜 Checks before you offer · ⏱️ Your shortlist · ❓ FAQ

Maybe you’ve pictured owning a home since you were a kid. The good news is that a clear method beats endless scrolling. Below are the steps we’d follow to find a property that fits your life, your budget and your plans, with the numbers that show how other buyers did it.

What do you need, and what can you afford?

Start with two lists before you look at a single listing.

Your must-haves are things you can’t change later: location, number of bedrooms, a yard, a single floor, a short commute. Your nice-to-haves are things you could add or live without, like paint colors, a newer kitchen or a pool. Some people want land and space. Others want something small and easy. Both are fine. What matters is that you know which you are.

Then set a budget you’re comfortable with, not just the most a lender will approve. Count the down payment, closing costs, taxes, insurance, HOA dues and a cushion for repairs. NAR found first-time buyers put a median 10% down in 2025, and repeat buyers 23%. Our guide to the financial basics to know before buying a house walks through the math.

Get preapproved early

A preapproval letter tells you, and sellers, how much a lender is generally willing to lend you. The CFPB notes that lenders use “prequalification” and “preapproval” differently, and neither letter is a firm loan offer. Still, it helps you make an offer that sellers take seriously. Get one before you tour, so you shop in the right price range.

Where should you search for suitable properties?

Online is where most searches start. In NAR’s 2025 data, 43% of buyers began by looking at homes online, and 69% used a phone or tablet along the way. ConsumerAffairs has a helpful overview of the home search process, and Business Insider rounded up sites that make it easy to research via the Internet.

Use filters well. Set alerts for your must-haves and your top price, then check new listings every day in a busy market. Look at the photos closely; 83% of online buyers rate them very useful. And look at the sold prices nearby, not just the asking prices.

Don’t stop at the screen. Drive the area at rush hour, on a weekend and at night. Our guide on visiting a home at different times explains what each visit tells you.

Should you get help from an agent?

It’s your choice. Most buyers do: 88% used an agent or broker in NAR’s 2025 survey. A good buyer’s agent sets up searches, spots homes before they hit your alerts, explains local prices and handles negotiation, which many buyers find the hardest part. A local agent, like this person here, can also tell you about a neighborhood that a listing won’t.

Since August 2024, buyers who work with an agent sign a written agreement before touring, and the agent’s pay is negotiable. NAR’s settlement FAQs explain the change. Commissions are not set by law or NAR rules and are fully negotiable. Sellers choose whether to offer buyer-agent compensation, and since August 17, 2024, such offers can’t be shown on the MLS.

If you’d like an agent and some money back, the Beycome buyer program has no upfront fee and is open to every buyer on homes listed by other agents. Beycome keeps 1% of the price, with a $1,499 minimum, and credits the rest of the buyer-agent commission at closing, with lender approval. On a $400,000 home where 3% is offered, that’s $8,000 back. The credit can’t apply where no buyer-agent commission is offered, like most homes sold by owner, or on homes listed by Beycome sellers.

Buying directly from an owner is another path. Our guide on how to buy a house from an owner covers the contract and closing steps.

What should you check before you make an offer?

Commute and daily life

Time on the road shapes your days. A home that adds an hour each way costs you more than gas. Test the commute at the hours you’d actually drive it. Then check what’s nearby: groceries, parks, restaurants, a gym, a doctor. If you love going out, a remote house can wear thin. Think about the whole household, not just yourself.

Schools and the neighborhood

If you have children, or might, the school district matters for them and for resale. Only 24% of 2025 buyers had children under 18 at home, but schools can still matter when you sell later. Look up the schools yourself. For safety, check local police crime maps and talk with neighbors. Visit the street at night.

Condition and major systems

Ask about the age and condition of the roof, the water heater, the electrical panel and the HVAC system. Air conditioning can be a big bill in hot places. Research trusted service providers, like Island Breeze AC in the Phoenix area, to understand repair or maintenance costs before you buy. Our guide on inspecting pre-installed appliances when buying a house lists what to test.

Always get a home inspection. It’s the best way to find problems before they’re yours.

The property’s history

Look for past flooding, fire, foundation work or environmental issues. Check the address on FEMA’s Flood Map Service Center, ask the seller for disclosures, and ask about permits for big projects. For homes built before 1978, the seller must give you the federal lead-based paint disclosure, and you get a 10-day window for a lead inspection unless you agree otherwise (EPA). It’s far better to find these things before you sign than after.

How do you narrow it down to the right home?

Keep a shortlist of about five homes that meet every must-have. More than that and you’ll lose track. Score each one on the same few points: price, commute, schools, condition and how you felt walking in. NAR’s data suggests most buyers see about seven homes in person, so be choosy about which ones earn a visit.

A second set of eyes helps. Bring a friend or family member to showings; they’ll notice what you miss. Once you’ve picked, move fast. Our guide on what to do after you make a home offer covers the next steps, and what to know before buying a home for the first time fills in the rest.

Not sure you’re ready yet? Read the factors to consider before buying a house first.

Frequently asked questions

Reviewed by Beycome Brokerage Realty LLC, a licensed real estate brokerage. Licenses are listed at beycome.com/faq/how-to/are-you-a-licensed-broker/.