BUY
Thrive Buyer's Guide · 2026 Edition

Everything you need before you write your first offer.

From pre-approval to possession. What it costs, what to avoid, how the market actually works, and what it looks like to have someone genuinely in your corner.

12
Steps to Closing
7
Cost Categories
$35K+
Programs Available
2026
Edition
Welcome

Buying a home is about more than square footage.

First, congratulations. What an exciting chapter you're stepping into.

Buying a home is one of the most significant decisions you'll make, and it's about so much more than a price tag. It's about finding the place where your life actually unfolds. Where Saturday mornings feel right. Where you can picture yourself staying, growing, and thriving.

I've been helping buyers find that place since 2015. I'm a Certified Real Estate Negotiation Expert (RENE), which means I bring real, trained skill to the table when it's time to fight for your best terms. But more than credentials, I'm someone who genuinely gives a damn about getting you into the right home, not just a home.

This guide walks you through exactly what to expect: the process, the costs, the market, and how I show up for you every step of the way. No question is too small. This is a big deal, and you deserve to feel informed and confident.

Adrianna Berlin
REALTOR® · RENE Certified · The Local Element
Adrianna Berlin, REALTOR® — Thrive Homes, The Local Element
12
Step by Step

The Homebuyer's Roadmap

Every situation is different, but most buyers travel this path. I'll be with you at every step.

Step 01
Connect
We meet, map out your goals, and sign a buyer agency agreement.
Step 02
Pre-Approval
A credit check and loan pre-approval gives you your real number.
Step 03
Search
The moment you've been waiting for: touring homes and falling in love.
Step 04
Write an Offer
We build your strongest offer together, price, terms, strategy, all considered.
Step 05
Offer Accepted!
Congrats! Schedule your inspection and coordinate your deposit.
Step 06
Inspection
Attend the inspection, review the report, negotiate any repairs.
Step 07
Appraisal
The lender orders an appraisal to confirm the home's market value.
Step 08
Underwriting
All documents go through underwriting for final loan approval.
Step 09
Clear to Close
You're approved. Time to schedule your closing date.
Step 10
Close
Sign the paperwork. You legally own your home. Congratulations.
Step 11
Set Up Accounts
Set up your mortgage payment and utility accounts online.
Step 12
Possession
Keys in hand on the date agreed in your purchase contract.
Before You Tour

A few things to do before you start looking.

The search is the fun part. These steps set you up to move with confidence when you find the right home.

Make a budget. What are you comfortable spending each month? Your pre-approval number and your comfort number aren't always the same. Know both before you fall in love with a house.

Connect with a lender. I work with trusted local lenders and can match you with one that fits your situation. Local lenders move faster and communicate better than big banks in most cases.

Get pre-approved. This is your golden ticket. Without a pre-approval, you can't write a serious offer in today's market. Your lender will pull credit and review income, assets, and debt.

Start looking at houses. Send me anything that catches your eye, even if you're not sure. I'll tell you what I think, and we'll schedule tours that make sense.

The moment you find the one, we move. Speed and strategy both matter in this market.

Once your offer is accepted, you'll have costs before closing. The next section breaks those down so there are no surprises.

Know Before You Go

What to Expect with Closing Costs

Budget for these before you make an offer. Surprises at closing table are avoidable.

$1,000 – 1%
Earnest Money Deposit
Your good-faith deposit to the seller. Due when your offer is accepted and applied toward closing costs at the end.
$450 – $850
Inspection(s)
A full home inspection by a certified inspector is strongly recommended. You pay the inspector directly, typically at time of service.
$500 – $700
Home Appraisal
Required by most lenders to confirm the home's market value. Many lenders collect this payment before closing.
4% – 6%
Closing Costs
Fees including property taxes, title insurance, deed recording, lender fees, and setting up your escrow account.
3% – 20%
Down Payment
Depends on your loan type. First-time buyer programs can significantly reduce this. See the programs section below.
$750+
Moving Costs + Reserve
Whether you hire movers or rent a truck, budget for it. And keep a cushion for unexpected repairs in the first months.
Protect Your Deal

What NOT to Do When Buying a Home

Most deals that fall apart do so because of something the buyer did between accepted offer and closing. These are the six things to avoid.

Don't Quit Your Job (Yet)
Your lender needs to verify stable income right up until closing. Even a voluntary job change can jeopardize your loan. Wait until after you have keys in hand.
Don't Stop Paying Your Bills
Late or missed payments can tank your credit score at exactly the wrong moment. Lenders often pull credit one more time right before closing. Stay current on everything.
Don't Take on New Debt
New car? New furniture? New appliances? Hold off. Even a hard credit inquiry can shift your debt ratios and change your loan terms or approval status.
Don't Try to Do Everything Yourself
I coordinate the process and the people. I have relationships with inspectors, lenders, attorneys, and contractors who will save you time and money. Let me connect you.
Don't Keep Questions to Yourself
There are no dumb questions in this process. If something feels unclear or worrying, call me. That's what I'm here for, and I'd rather hear from you than have you lose sleep.
Don't Go Unrepresented
71% of real estate litigation involves at least one unrepresented party. These transactions are complex. Having a skilled advocate in your corner protects you at every turn, and in Michigan it typically costs you nothing extra.
My Commitment to You

What to Expect When Working With Me

Adrianna Berlin, REALTOR® — Grand Rapids, Michigan
Guidance Through Every Step
Education, Not Just Information
Skilled Negotiation (RENE Certified)
Clear, Same-Day Communication
Deep Local Market Expertise
Trusted Service Provider Referrals
Consistent Weekly Updates
A Great Experience, Start to Finish
You'll never feel like you're guessing what happens next. I communicate however works best for you: text, call, or email. I return messages same day. I tell you what you need to know, not just what you want to hear. And when things get complicated, I've been navigating this since 2015 and I know how to find a way forward.
Why It Matters Who You Work With

The Thrive Difference

Buying a home is transactional. But the outcome depends on who's building your strategy and fighting for your terms.

Community Knowledge
When we tour neighborhoods, I point out the local coffee shops, the farmers markets, the parks your kids will actually use. I know these places because I live in them too.
Agent Relationships
I have strong working relationships with listing agents across West Michigan. That reputation means my offers get taken seriously, and your interests are represented with integrity.
Stronger Offers
As a RENE (Certified Real Estate Negotiation Expert), I know how to structure offers that are both competitive and protective. Clauses, timing, terms. Every detail matters.
Seller
Motivation
Before we write any offer, I contact the listing agent to learn as much as possible about what the seller actually needs. Price matters, but so does timing, possession, and terms. Knowing their priorities lets us meet them in the right place.
Seller Review Package

Your offer package isn't just a purchase agreement. I include a cover letter that highlights your strongest points as a buyer and introduces your team of professionals. I also include your proof of funds, your pre-approval, and clear communication about when your offer will be presented. Sellers notice the difference when an offer is put together with care.

More Help Than You Might Think

First-Time Buyer Programs

There are more programs available right now than most buyers realize. Housing affordability has been a legislative priority, and both federal and state governments have responded with real money for eligible buyers.

Federal Programs
The Federal Home Loan Bank provides assistance through participating local lenders to help first-time buyers purchase their home. In recent years this has been up to $25,000 toward a down payment for qualifying buyers. Ask your lender which FHLB program you qualify for early in the process.
State Programs (MSHDA)
The Michigan State Housing Development Authority has multiple assistance programs. First-time buyers may access up to $10,000 toward their purchase, and this can often be paired with federal program assistance for even greater impact.
Local Programs
Many cities including Grand Rapids have their own homebuyer assistance programs, offering help with down payments and closing costs for eligible buyers. Some programs also support health or safety repairs for new homeowners.
Non-Profit and Bank Programs
Numerous non-profit organizations and individual banks offer their own assistance programs that can add $10,000 to $50,000 in down payment support. Your lender can help you identify which you qualify for based on your income, the location of the property, and the home's characteristics.

Want to know what you actually qualify for? Reach out and I'll connect you with a trusted local lender who can walk through every available program before you start your search.

Call 404.512.3466
Your Starting Point

Next Steps Checklist

Work through this before your first conversation with an agent or lender. The buyers who feel most confident going in are the ones who did this prep.

Questions People Actually Ask

The buying process, answered plainly.

How much do I need for a down payment in Michigan?
Down payment requirements vary by loan type, typically ranging from 3% to 20% of the purchase price. FHA loans require 3.5% down. Conventional loans can go as low as 3% for qualified buyers. Michigan first-time buyer programs through MSHDA can provide up to $10,000 in down payment assistance, which can be paired with federal programs for even greater impact. Your lender will confirm the exact requirement for your loan type.
What are closing costs in Michigan?
Closing costs in Michigan typically range from 4% to 6% of the purchase price. They include property taxes, title insurance, deed recording fees, lender origination fees, and escrow account setup. You'll also need to budget separately for the home inspection ($450 to $850), the appraisal ($500 to $700), and your earnest money deposit (usually $1,000 to 1% of the purchase price).
How long does it take to buy a house in Grand Rapids?
The typical home buying timeline in Grand Rapids runs 60 to 90 days from accepted offer to possession. The search phase varies widely depending on what you're looking for and current inventory. Getting pre-approved before you begin your search puts you in a position to move quickly when you find the right home.
Do I need a buyer's agent in Michigan?
You're not legally required to have a buyer's agent in Michigan, but having skilled representation protects you at every stage of the transaction. In Michigan, the seller typically covers the buyer's agent commission, meaning you generally pay nothing out of pocket for professional representation. Buyers without an agent are involved in a disproportionate share of real estate litigation.
What first-time buyer programs are available in Michigan?
Michigan first-time buyers have access to multiple assistance programs. The Michigan State Housing Development Authority (MSHDA) offers up to $10,000 in down payment assistance. The Federal Home Loan Bank has provided up to $25,000 for qualifying buyers in recent years. Many cities including Grand Rapids have local programs for down payment and closing cost assistance. Some non-profit organizations and individual banks also offer programs that can add $10,000 to $50,000 in support. A local lender can walk you through which programs apply to your situation.
GO

Ready to find the place?

I'd love to hear where you are in the process and what you're after. No pitch, no pressure. Just a conversation about what's possible.

Let's Connect Back to All Guides

404.512.3466  ·  adriannaberlin@gmail.com  ·  thrivehomesgr.com