🏡 The Do’s and Don’ts of Buying a Home in 2026
By David Dorman, Broker-Associate | CENTURY 21 Carioti
Buying a home is one of the biggest financial and emotional decisions you’ll ever make. They don’t teach “Home Buying 101” in school, so most people lean on the professionals guiding them — or, increasingly, on tools like ChatGPT, Zillow, and social-media advice.
But while technology is incredible, nothing replaces working with a seasoned Realtor who truly understands every step of the process — from contract to closing and beyond. Here are my updated Do’s and Don’ts of buying a home in today’s market.
✅ DO: Get Pre-Approved Early
Before you start touring, talk to a trusted lender and get pre-approved.
💡 Why it matters: A pre-approval not only helps you set a realistic budget — it makes your offer stronger in the eyes of sellers. In multiple-offer situations, the buyer with verified financing almost always wins.
🎯 DO: Be Realistic
Everyone loves a great deal, but pricing expectations need to match the market.
📊 Look at comparable sales with your agent, and try putting yourself in the seller’s shoes. Would you take $50,000 less on your own home if you didn’t have to? Probably not.
Sometimes sellers are overpriced and need time to adjust — but stay objective and base your decisions on facts, not wishful thinking.
🕵️ DO: Get a Home Inspection
Even if the house looks perfect, hire a licensed inspector.
🔍 It’s a small investment that can reveal major issues before you sign on the dotted line. If anyone tells you “you don’t need an inspection,” that’s your cue to run the other way.
🌎 DO: Do Your Homework
Your agent will know the market, but only you know your lifestyle.
🚗 Drive through neighborhoods at different times of day.
💻 Use tools like Google Maps, school-rating sites, and even ChatGPT to learn about the area.
But remember: data can’t replace experience. Your Realtor has context that online tools simply don’t.
🚫 DON’T: Make Big Purchases Before Closing
New furniture, cars, credit cards — resist the urge!
💳 Lenders re-check your credit before closing, and new debt can throw off your ratios and delay or even cancel your loan approval.
🤝 DON’T: Work with Multiple Agents
Pick one Realtor you trust and stick with them.
Your agent gets to know your preferences, advocates for your interests, and helps you avoid costly mistakes. Working with multiple agents creates confusion — and can hurt your negotiating power.
⏳ DON’T: Wait Too Long to Make a Move
If you find a home you love, don’t “sleep on it” for days.
⌚ By the time you decide, someone else may already have an accepted offer. The best homes — especially well-priced ones — go quickly.
Trust your instincts, trust your agent, and be ready to act confidently when the right opportunity comes up.
💬 A Word About AI and Real Estate
Tools like ChatGPT are becoming popular for everything from researching neighborhoods to drafting offer letters. They’re amazing for general information — but they can’t walk a property, negotiate terms, or spot red flags in a contract.
That’s where experience matters. A knowledgeable Realtor understands local market trends, appraisal values, and the human side of every transaction.
📞 Ready to Buy Smart?
Let’s make your home-buying journey as stress-free and successful as possible.
David Dorman
Broker-Associate, CENTURY 21 Carioti
📧 David@DavidDorman.com
📱 407-948-8295
🌐 www.DavidDorman.com
🌐 www.LiveInOrlandoFL.com
“When you hire David Dorman, you GET David Dorman.”