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![Man Pointing Next to a Child  Outside of a Large Open Window](https://cdn.builder.io/api/v1/image/assets%2Fea37b90b89334a2ab1714e2159c75418%2Fca6fae6221564d3bbebe45838b7b42c2)

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  <div class="learn">
<p class="learnfont"><strong>What You’ll Learn</strong></p>

<p class="learnfont">How to prepare for your home search ahead of time</p>

<p class="learnfont">How to determine your wants and needs lists and narrow down location</p>

  <p class="learnfont">What aspects and features to consider when touring a home</p>

  </div>
  <br><br>

  House hunting is hands-down the most exciting stage of the homebuying process, but it can also be one of the most nerve-wracking. You probably have some idea of the things you need in a home, the things you want in a home, and things you absolutely don’t want in a home. But when you tour a home in person, it’s easy to lose focus or pay attention to the wrong details.

There are typically two ways to see a home that’s on the market: attend an open house or schedule a private tour. In some instances, you may also have the opportunity to do a virtual tour of the home—which can be a useful alternative if you're unable to attend in person. 

As the name suggests, an open house is an open invitation for anyone to show up and inspect a home during set hours. A listing agent will be there to field questions and give interested parties more information on the home. Private tours are usually set up with the listing agent or your own [real estate agent](https://better.com/find-an-agent). When a home really catches your eye, it’s typically better to schedule a private tour so you can take your time asking questions and take any measurements and photos. 

This guide will help you focus your thoughts and stay organized as you prepare for home tours, so you can make informed decisions and place an offer with confidence.

<h2>How to prepare for a home tour</h2>

<h3>First things first: Find out how much home you can afford</h3>

Before you start browsing listings, let alone touring homes, you should have an idea of what you can afford. To avoid getting your heart set on a home that’s out of your financial reach, spend a little time with a [mortgage affordability calculator](https://better.com/content/a-better-home-affordability-calculator/). These kinds of tools can help you confirm hypothetical home loan amounts, purchase prices, monthly mortgage payments, and whether you have enough in down payment savings.

<h3>Pro tip: Come prepared with a pre-approval letter</h3>

Confirm your eligibility for a home loan by going through [the pre-approval process](https://better.com/content/what-is-a-mortgage-pre-approval/). (FYI: it takes as little as 3 minutes with Better Mortgage, and it doesn’t require a hard credit check.) A pre-approval letter will provide you with a more accurate estimate of how much you’ll be able to borrow once you meet your lender’s conditions. Pre-approval letters can also add leverage to any home purchase offers, because they show agents and sellers that your offer is serious and you’ve already done the legwork to secure future financing.

<br>
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<h3>Make a list of your “needs” vs. your “wants”</h3>

Once you have an idea of what you can afford, it’s time to think about what your ideal home looks like. Start by making a concrete list of the things you absolutely need. 

Perhaps you require a certain number of rooms to accommodate your family, work, or lifestyle. For example, you know you’ll need three bedrooms for your growing family, or an extra room to serve as a home office because your company’s going remote. Understanding your must-haves will help you narrow down your home search so you won’t waste time touring houses that aren’t quite right.

Next, make a list of your wants—the features and things that may be nice to have but you could live without. These might include things like yard space, new appliances, or a fireplace. In other words, they’re things you picture in your dream home, but you could live without them. These will come in handy to weigh the pros and cons of similar properties. 

If you’re having trouble determining a need vs. a want, think about whether the feature would be easy and affordable to change once you move in, or whether it would be impractical or prohibitively expensive. For example, adding a dishwasher is a relatively small and inexpensive project compared to adding a garage. So, if your heart is set on a garage, you might consider that a need. 

If you’re looking at home listings online, they’ll likely have different criteria you can use to filter listings. If you’re working with a real estate agent, talking to them about your needs and wants will help them find properties that may work for you. 

<h3>Location, location, location</h3>

There’s a reason why “location, location, location” is such a common refrain in real estate. The address of your home can play a significant role in its appreciation as an investment. And if you plan on living in the home for even a short period of time, you want to make sure it’s somewhere you’re comfortable spending time. Before deciding on a location, it’s worth considering:

- <strong>Lifestyle and preferences:</strong> Are you looking for a home in a quiet suburb or a condo in a walkable downtown area? Do you want an acre of land, or do you want to avoid lawn maintenance altogether? Are you comfortable with a house on a main road, or would you prefer something more tucked away? Having some basic lifestyle criteria will help narrow your search.
- <strong>School district:</strong> If you have kids or plan to have a family in the future, school districts might be a major factor in your home search. Not only can schools affect your kids’ education experience, but they can also [affect property values](https://better.com/content/how-do-school-districts-affect-homebuying/).  
- <strong>Property taxes:</strong> Take a look at the last decade of [property taxes](https://better.com/content/how-to-calculate-property-tax-on-a-house) for the counties where you’re thinking about touring homes to get an idea of how  your property taxes may change over time. Increases in property taxes may not be a bad thing—often, it’s a sign of growth, improvement, and more services and resources for residents. Just be sure to consider the costs in your [budget](https://better.com/content/how-to-budget-for-your-monthly-mortgage-payment/).
- <strong>Neighborhood and surrounding areas:</strong> Do your research to learn about overall livability ratings for categories like crime, amenities, and walkability. Consider driving around any areas you’re considering to see how well-kept homes, streets, and local parks are. 
- <strong>Future zoning and infrastructure:</strong> Ask your real estate agent and/or the listing agent what they can tell you about any major changes planned for the area. Are there major development or infrastructure projects planned? New developments can mean increased traffic, but they might also mean increased property values. 

Considering these location factors can help give you a clearer picture of where you’ll want to live. 

<h2>Tips for touring a home</h2>

Now that you have nailed down some important criteria for finding the perfect home, it’s time to start seeing some properties.

A home tour is your best chance to ask questions and see if the property fits your needs. Here are some important things to think about as you’re touring homes: 

<h4>What to consider during the home tour</h4>

<strong>Structural condition, utilities, and HVAC</strong>

As you walk through a house, keep an eye out for any major cracks in the walls, floors, and ceilings. Structural damage, roofing, and HVAC systems are expensive fixes, so don’t be afraid to ask about any significant issues or renovations that may have occurred. 

<strong>Water damage and smells</strong>

Look out for signs of water damage or mold, which may indicate a moisture problem. Water damage can lead to significant structural problems and can be very difficult (and expensive) to fix. You’ll also want to take notice of any strong odors from smoke or pet urine, which can be persistent and difficult to remove entirely. 

<strong>Storage space</strong>

You’ll likely notice if there are plenty of closets, cabinets, and other storage areas, but it can be easy to overlook their absence. If you’ll need to add dressers or other storage, they can take up significant space in a room, so it’s good to keep in mind when you’re visualizing how you’ll use a space. 

<strong>Parking </strong>

Homes in a city or downtown area may not always come with designated parking spots. If you commute or otherwise use your car often, you’ll want to find out what the parking situation is like and if there’s street parking or other parking options available. Parking can get competitive quickly in more densely populated areas. On the other hand, neighborhoods with ample parking may have regulations about street parking which is something to consider if you like to entertain. 

<strong>Don’t get caught up on the small things</strong>

It’s easy to get distracted by dated appliances, paint or wallpaper that doesn’t match your taste, and other cosmetic details. Keep in mind that many of the things that will catch your eye during a home tour are fairly simple and relatively inexpensive to change. The bones of the house and utility systems are far more important to consider for the long term than the shag carpeting that can be easily removed. 

<h2>Update your must-haves</h2>

As you visit more homes, you might find new things you’re willing to compromise. Don't be afraid to update your wants and needs as you go. You may decide that you can’t deal with a small kitchen afterall, and that’s okay. Touring homes is a learning experience. 

<h2>What happens next?</h2>

Whether it takes one house tour or dozens, there’s no doubt that finding “the one” is an exciting experience.

Before you jump into an offer, take time to review your wants and needs list. If you can, walk the area during different times of day to get a sense of traffic, lighting, and noise. If you have the opportunity, talk to your potential neighbors to introduce yourself and ask questions about the area. 

You’ll also want to make sure “the one” works with your budget. While the asking price might fit into your pre-approved limit, there are other factors that can affect affordability like homeowners association fees, homeowners insurance, taxes, and utilities. 

When you’re ready to put in an offer, talk to your real estate agent to see if there are other contenders and what those offers might look like. Asking about recent sales of comparable homes (comps, for short) can give you an idea of how competitive the market is in that area. Your real estate agent can help you answer any questions and submit a [competitive offer](https://better.com/content/home-by-summer-june-to-dos-make-a-competitive-offer/).

Ready to start your home-touring journey? [Get pre-approved for a mortgage](https://better.com/preapproval/786066c2-f873-4c65-a64c-0cc34202d7f6) today, so you’ll be ready to put in an offer when the perfect house comes along.

<h2>Frequently Asked Questions About Touring a Home</h2>

<strong>Question:</strong> How should I prepare before touring homes?
<strong>Answer:</strong> Before touring homes, it's essential to understand what you can afford. Use a [mortgage affordability calculator](https://better.com/how-much-house-can-i-afford) to get an idea of your budget. Additionally, obtaining a pre-approval letter can provide a more accurate estimate of how much you can borrow and add leverage to your offers.

<strong>Question:</strong> What's the difference between an open house and a private tour?
<strong>Answer:</strong> An open house is an open invitation for anyone to inspect a home during set hours, usually with a listing agent present to answer questions. A private tour is arranged with the listing agent or your real estate agent, allowing for a more detailed inspection and questions.

<strong>Question:</strong> How do I differentiate between my "needs" and "wants" when looking for a home?
<strong>Answer:</strong> Your "needs" are essential features that accommodate your family, work, or lifestyle, such as the number of bedrooms. "Wants" are nice-to-have features like new appliances or a fireplace, which you could live without. Consider whether a feature is easy and affordable to change after moving in to help differentiate between the two.

<strong>Question:</strong> Why is location important when choosing a home?
<strong>Answer:</strong> [Location](https://better.com/content/how-to-choose-the-right-neighborhood-when-buying-a-house) can significantly impact a home's appreciation and your comfort living there. Consider your lifestyle preferences, school districts, property taxes, and the neighborhood's overall livability. Future zoning and infrastructure changes can also affect the area's desirability.

<strong>Question:</strong> What should I pay attention to during a home tour?
<strong>Answer:</strong> Look for signs of structural damage, water damage, or mold, as these can be costly to fix. Assess the storage space, parking situation, and don't get too caught up in minor cosmetic details that can be changed easily. Focus on the home's overall condition and utility systems.

<strong>Question:</strong> Can I update my list of "needs" and "wants" after touring homes?
<strong>Answer:</strong> Absolutely. Touring homes is a learning experience, and you may discover new preferences or deal-breakers. Don't hesitate to update your list as you gain more insight into what you're looking for in a home.

<strong>Question:</strong> What steps should I take after finding a home I'm interested in?
<strong>Answer:</strong> Review your wants and needs list and consider the home's affordability, including additional costs like homeowners association fees and taxes. Walk the area at different times to gauge traffic and noise, and talk to potential neighbors. Consult with your real estate agent about the market and submitting a competitive offer.

<strong>Question:</strong> How can I ensure my offer stands out in a competitive market?
<strong>Answer:</strong> A verified approval letter can make your offer more attractive. Discuss with your real estate agent about the competition and how recent sales of comparable homes may influence your offer. Your agent can guide you in [crafting a competitive offer](https://better.com/content/how-to-make-an-offer-on-a-home) that aligns with market conditions.

<br> <br>

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Touring homes is an exciting part of the home purchase journey. Here’s a guide to help you tick all the (not-so-obvious) boxes to find your dream home.

What to Look for When Touring a Home

Blog post image for What to look for when touring a home

What to look for when touring a home


![Mother and Toddler Sitting on Low Table Playing With a Toy Rainbow](https://cdn.builder.io/api/v1/image/assets%2Fea37b90b89334a2ab1714e2159c75418%2Fa73e5711025c4fc880656d7c0111888e)

Buying a home marks a new beginning for you and your family — especially if your children will be attending new schools as a result of the move. 

The [National Association of Realtors](https://www.nar.realtor/sites/default/files/documents/2019-moving-with-kids-08-12-2019.pdf) found that 53% of home buyers with children under 18 consider neighborhoods based on the quality of the school districts, and 50% choose their new home based on proximity to schools. 

If purchasing a home in a quality school district takes priority over other buying criteria, you may want to know how this will impact your home search, the [homebuying process](https://better.com/content/home-buying-process-timeline/), and your home’s future value. 

<h2>How to search for a home in a good school district</h2>

Your first step is to narrow your search by school district ranking. 

To start, sites like [GreatSchools.org](https://www.greatschools.org/) have compiled ratings of elementary, middle, and high schools in thousands of school districts by zip codes and cities across the U.S. Its [rating system](https://www.greatschools.org/gk/ratings/) incorporates common metrics for what defines higher- versus lesser-ranking schools like  college enrollment rates, academic rigor, and support for low-income and special needs students. 

You may also wish to broaden your criteria with [other metrics](http://realestate.boston.com/buying/2018/03/01/looking-to-buy-in-good-school-district/) such as class and district size, recess time, and even the quality of the local pre-kindergarten schools in your desired areas. And of course, nothing beats an onsite visit for a real gut-check to determine what’s best for your child.

It’s important to note that schools mere miles apart can have substantially different performance results. In Cleveland, Ohio, for instance, [Cuyahoga Heights High School](https://www.greatschools.org/ohio/cleveland/2197-Cuyahoga-Hts-High-School/) has average SAT scores of 1579. Meanwhile, the [Whitney Young School](https://www.greatschools.org/ohio/cleveland/480-Whitney-Young-School/), less than two miles away, has SATs reported to average 1410. 

<h2>Homes in good school districts are usually bigger and more expensive </h2>

Homes in areas of highly-rated public school districts are, on average, [49% more expensive](https://www.realtor.com/research/housing-insights-in-top-rated-school-districts/) — at around $400,000 — than the national median list price of $269,000. 

They are also 77% more costly than homes located within the boundaries of lower-ranked districts, which cost a median of $225,000. 

A [Brookings Institution](https://www.brookings.edu/wp-content/uploads/2016/06/0419_school_inequality_rothwell.pdf) study found that homes in highly-rated school districts also tended to be larger and more expensive as a result. For example, typical homes in high-scoring districts had 1.5 more rooms than homes in low-scoring ones. 

Because these larger homes and higher costs can price many families out of a good school zone, [some municipalities](https://www.jec.senate.gov/public/_cache/files/f4880936-8db9-4b77-a632-86e1728f33f0/jec-report-zoned-out.pdf) have turned to student selection based on open enrollment or a lottery system, rather than assignments by location. This process is intended to give children of lower-income families the opportunity to attend higher-rated schools in other areas and flatten the relationship between home value and school quality. 

Such changes aren’t made lightly, however, as school boards must weigh whether their attempts to balance socioeconomics [could backfire](https://www.pps.net/cms/lib/OR01913224/Centricity/Domain/207/Best_Practices_in_District_Rezoning_-_Portland_Public_Schools.pdf), with families opting for charter or private schools, or even resulting in more segregation, the exact opposites of the desired effect.

If buying a home in a good school district is your priority, then be sure to check that the homes in your desired areas and neighborhoods are routed to your desired school assignments. 

Enrollment and residential and commercial zoning policies and school board decisions can have a significant impact on your home price and your school district, so it’s important to stay abreast of regulations and changes that can impact both.
<br>

![schooldistricts2](https://cdn.builder.io/api/v1/image/assets%2Fea37b90b89334a2ab1714e2159c75418%2F3306fe424c224f54aec8df3a310af799)

<h2>Home property taxes may not be higher in a good school district</h2>

It may come as a surprise that property taxes aren’t always higher in districts with highly-ranked schools. 

Property owners in the majority of the U.S. pay some type of property tax, but how much varies widely from state to state and even county to county. Taxes are the main source of local government funding but how they are allocated (whether for services or school districts) depends entirely on city and state leadership.

In metropolitan areas, large businesses and highly-valued properties share the burden of educating children across a large tax base. 

In contrast, more rural or outlying suburban areas with fewer corporate taxpayers may have higher rates to cover school costs. 

A [Syracuse University study](https://www.syracuse.com/schools/2019/04/how-does-your-school-property-tax-rate-compare-to-other-districts-in-new-york-state.html) found that in Central New York, the highly-rated, wealthier [Skaneateles school district](https://www.niche.com/k12/d/skaneateles-central-school-district-ny/) has a property tax rate of 1.5% or around $15 of tax per $1,000 of property value. 

On the other hand, the lower-rated, less affluent [Fulton City school](https://www.niche.com/k12/d/fulton-city-school-district-ny/) district has a property tax rate of 2.7% or around $27 of tax per $1,000 of property value.  

For example, a home valued at $200,000 would have property taxes of:
Skaneateles: $200,000 x 0.015 (1.5%) = $3,000
Fulton City: $200,000 x 0.027 (2.7%) = $5,400

Note - lenders incorporate [real estate taxes](https://better.com/content/how-to-choose-the-right-neighborhood-when-buying-a-house/) when determining [how much](https://better.com/content/a-better-home-affordability-calculator/) you can borrow. So, explore local tax rates during your home search to see how they can affect your total affordability.       

<h2>The benefits of buying a home in a good school district</h2>

<strong>Good school districts may help you sell your home faster 
</strong>

Houses in good school districts are usually in strong demand and may be easier to sell. 

[Realtor.com](https://www.realtor.com/research/housing-insights-in-top-rated-school-districts/) found that homes in above-average school districts sell in an average of just 58 days. This is eight days faster than those in below-average districts, and four days faster than the national median of 62 days on the market. 

<strong>Buying a home in a good school district may be cheaper than sending kids to private school</strong>

Purchasing a home near good schools can be expensive — but it may still be cheaper than sending your children to private schools. [The Private School Review](https://www.privateschoolreview.com/tuition-stats/private-school-cost-by-state) reports that the average annual private school tuition and fees in 2020 were $11,021 — with private elementary costing an average of $9,946 and private high school $14,711. Costs can be dramatically higher, too, for top-rated institutions and boarding schools. 

Depending on how many children you have and how many years remain before high school graduation, high-quality public schools can be a bargain, even if your home costs more than similar ones in lower-rated districts. 
<br>

![schooldistricts3](https://cdn.builder.io/api/v1/image/assets%2Fea37b90b89334a2ab1714e2159c75418%2F68a0bfa03bb548e4abc3ee527e2d62e8)

<h2>How to get a good deal on a home in a quality school district</h2> 

<strong>Consider areas further from city centers </strong>

In 2017, [The New York Times](https://www.nytimes.com/interactive/2017/03/30/upshot/good-schools-affordable-homes-suburban-sweet-spots.html) compared school results with home costs and found significant disparities in districts closer to city centers versus ones further out. 

For example, in Cambridge, Massachusetts, where the average resident’s commute is just 25 minutes, homes cost approximately $574 per square foot. Students in this school district were found to be one grade level above their peers. 

But in Sharon, Massachusetts, where the average commute is 38 minutes, homes cost just $235 per square foot. And in this school district, students were found to be 2.9 grade levels above average. 

The Times’ database also found similar differences in schools around New York, San Francisco, and Chicago, with many of the most affordable high-quality districts located in suburbs further out from the city center. 

Parents who shop around, especially in outlying areas, may be able to find housing in good quality school districts at a reasonable price while maintaining a short commute. 

<strong>Deals in good school districts can exist in off-seasons</strong>

It’s not only where you buy that can make a big difference, but also when you’re looking. If you hope to purchase a home in a good school district, you might have more luck if you’re willing to move during the school year.

Home buyers typically pay the highest premiums in July, August, and September, and obtain the [steepest discounts from November through February](https://www.bankrate.com/real-estate/how-to-get-a-better-deal-on-a-home-after-school-starts/).

<h2>Preparing to buy your dream home</h2>

Tools like GreatSchools.org, [Niche rankings](https://www.niche.com/k12/rankings/), and [SchoolDigger.com](https://www.schooldigger.com/) can help you make decisions that balance your needs for educational quality and affordability. 

If you’re ready to start your home shopping journey, [Schedule a call](https://better.com/) to get matched with a [top real estate agent](https://better.com/with/find-an-agent) in your area.

<br>

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Better Mortgage can help determine [how much house you can afford](https://better.com/content/so-youre-wondering-how-much-house-can-you-actually-afford/) and provide you with a [pre-approval](https://better.com/content/what-is-a-mortgage-pre-approval/) letter to kick off your home buying journey! 

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More than half of homebuyers with children in school shop by school district. Here's what to know about the impact that can have.

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