Vintage American Realty
Email Tom
Lesson 7 Home Buying 101: From Online Browsing to Making Offers
Welcome to the exciting phase of your home buying journey! This guide will walk you through the process of finding your perfect Long Island home - from online browsing to making competitive offers in a fast-moving market.
The Long Island Reality: Be Ready to Move Fast
In the competitive Long Island market, speed matters. Sometimes the first house you see is the best house, so be prepared to act quickly when you find a property you love.
Many buyers lose their dream homes because they wanted to "think about it over the weekend" or "see a few more houses first." Meanwhile, another buyer who was ready to move made an offer that same day and secured the property.
This doesn't mean making rash decisions, but it does require being mentally and practically prepared to act decisively when you find the right home.
Starting Your Search: Online vs. In-Person
Online Searching: Your First Filter
Most initial searching happens online through Zillow, Realtor.com, MLS access via your agent, local real estate websites, and social media groups.
Pros: See hundreds of properties quickly, filter by specific criteria, available 24/7, get a sense of what's in your price range.
Cons: Photos can be misleading, properties may already be in contract, can't assess condition or neighborhood feel.
In-Person Viewing: The Reality Check
Use online searching to create your viewing list, not to make final decisions. If a house meets your criteria on paper, you need to see it in person.
Consider both open houses (more casual, multiple properties in one day) and private showings (undivided attention, detailed examination) in your strategy.
My recommendation: Use open houses for initial reconnaissance and schedule private showings immediately for serious contenders.
Seasonal Strategy: Timing Your Search
Fall/Winter Advantages
  • Fewer competing buyers
  • More motivated sellers
  • Better negotiating power
  • Less rushed decision-making
Fall/Winter Disadvantages
  • Limited inventory
  • Harder to assess outdoor spaces
  • Weather challenges for showings
Spring/Summer Reality
  • Maximum inventory
  • High competition
  • Faster-moving market
  • Better weather for viewing
The best strategy? Start your search whenever you're ready to buy, but adjust your expectations and tactics based on the season.
How to Tour a Home Like a Pro
Look beyond the staging and pay attention to the bones of the house – roof, windows, foundation, heating, electric, plumbing. Paint is cheap, a new furnace isn't.
Exterior Inspection
Check foundation for cracks, roof for damage, window condition, siding maintenance, and drainage issues around the property.
Interior Systems
Examine electrical panel, heating system age, plumbing and water pressure, window efficiency, and flooring condition.
Long Island Specifics
Look for oil tanks, basement water issues, cesspool/septic service history, and well water testing if applicable.
Taking Smart Notes: Your Documentation System
After seeing 5-10 houses, they all blur together. You need a system to keep track of what you liked and disliked about each property.
The Photo Strategy
  • Take photos of each room (if allowed)
  • Photograph any problems or concerns
  • Include exterior shots showing neighborhood context
  • Take a photo of the listing sheet or MLS number
The Scorecard System
Create a simple rating system for each property:
  • Overall condition (1-10)
  • Layout functionality (1-10)
  • Neighborhood appeal (1-10)
  • Value for money (1-10)
  • Pros and cons list
  • Must-have checklist status
Organize everything digitally with folders for each property containing photos, notes, listing information, and your scorecard.
The Weekend Warrior Approach
The market moves fast. We need to be ready to see new listings the day they come on the market, which usually means weekends and some evenings. How hard do you want to go?
1
Casual Searcher
  • Weekend open houses
  • Scheduled showings at your convenience
  • Comfortable timeline for decisions
2
Serious Shopper
  • Available for weeknight showings of hot properties
  • Willing to see houses within 24-48 hours of listing
  • Ready to make quick decisions on promising properties
3
Weekend Warrior
  • Available immediately for showings of perfect matches
  • Willing to make offers within hours of viewing
  • Prepared to compete aggressively in multiple offer situations
Your approach should match both your timeline and the competitiveness of your target market and price range.
Special Opportunity Properties & Future Considerations
Special Opportunity Properties
Foreclosures: Potential below-market pricing, but usually sold "as is" with condition issues. Often not the bargains people expect.
Short Sales: Motivated sellers and potential good deals, but require bank approval with very lengthy processes and uncertain outcomes.
Estate Sales: Often motivated families and houses with good bones, but may need updating and involve emotional sellers.
Considering Future Needs
You generally want to buy thinking of the future, so buying bigger than you currently need might work out better for you.
  • Growing Families: Will you need more bedrooms or a bigger yard?
  • Career Changes: Might you work from home more and need office space?
  • Aging in Place: Will stairs become difficult? Is there a first-floor bedroom?
  • Investment Potential: Will the extra space add value when you sell?
Financial Considerations During Your Search
Property Taxes
Check current tax bills as they vary dramatically even within the same town. Understand assessment cycles as taxes may increase after purchase. Factor into monthly budget as high taxes can make "affordable" houses expensive.
Flood Insurance
Required in flood zones and can cost thousands annually. Check FEMA maps for any property you're seriously considering and get quotes before making offers on flood zone properties.
Other Costs
Consider utilities (oil vs gas, well vs public water), HOA fees if applicable, village taxes in incorporated villages, and maintenance costs for older vs newer homes.
These additional costs can significantly impact your monthly expenses beyond just the mortgage payment.
Multiple Offer Situations & Next Steps
Multiple Offer Process
  1. Listing agent collects offers by a specific deadline
  1. Sellers review all offers simultaneously
  1. Best offer typically wins (but "best" isn't always highest price)
  1. Sometimes sellers counter the top few offers
  1. Selection is made and other buyers are notified
What Makes Offers Competitive:
  • Strong pre-approval from reputable local lender
  • Flexible closing timeline matching seller's needs
  • Minimal contingencies while still protecting yourself
  • Personal letter explaining why you love the home
  • Competitive price based on recent comparable sales
After Your Offer
If Accepted:
  1. Schedule inspection if included in contingencies
  1. Seller's attorney draws up contract after inspection
  1. Continue mortgage application process
  1. Schedule appraisal once mortgage moves forward
If Rejected:
  1. Don't take it personally - it's business
  1. Ask for feedback about why your offer wasn't selected
  1. Learn from the experience for your next offer
  1. Stay positive - the right house is out there
Thomas Brady SFR, e-PRO, SRES, BPOR,C_REPS
Licensed Associate Real Estate Broker/ Director of Operations
Notary Public, Retired N.Y.P.D. Lt., U.S. Air Force Veteran
Vintage American Realty LLC.
1551 Montauk Hwy. Suite E
Oakdale, NY 11769
631-682-8660