5 STEPS TO BUY YOUR HOME BEFORE THE END OF THE YEAR

There's a real satisfaction in stringing holiday lights across a porch you actually own. If you've spent years decorating a rental for the holidays, you know the feeling of it all coming down again in January. The good news: the year-end months are a smart window to buy. Sellers who list in the off-season are often motivated, and competition usually thins out as other buyers pause for the holidays.

I'm Chris Lewis, an originating branch manager with CrossCountry Mortgage in Bethlehem, Pennsylvania. My job is to help renters and first-time homebuyers move into homes they own — and the end of the year is one of the best times to make that happen. Here are five steps you can take right now to buy a home before the year ends.

Get pre-approved first so you know your budget and can act fast on a house.Lean on the off-season market where motivated sellers and less competition work in your favor.Match the loan program to your timeline, from FHA to Conventional to USDA.Lock in your rate early to protect against market movement while you shop.Plan your close around the holidays — typically 30–45 days, subject to appraisal, title, and underwriting — so a year-end move is realistic, not guaranteed.Choose the right starting point so your first move is the efficient one.

A quick word on how I picked these steps: each one is designed around the two forces that actually decide whether a year-end purchase succeeds — speed and preparation. Anything that slowed a buyer down or depended on luck got cut. If a step doesn't move you measurably closer to closing, it doesn't belong on this list.

1. Get pre-approved before you look at a single house

Pre-approval is the single fastest way to put yourself in a position to close quickly. A mortgage pre-approval is the process of reviewing your finances to determine the maximum home loan you can afford — your lender pulls your actual documents and credit report, not just a rough estimate. Real estate agents often prefer to show houses to buyers who have a pre-approval letter, so going through this process gives you a clear edge, and it helps to know what to expect from the mortgage pre-approval process before you sit down with a lender.

A pre-approval letter is typically valid for about 90 days, which fits a year-end timeline perfectly. Get one now, and when the right home appears you can move without waiting on paperwork. In my experience working with buyers across Pennsylvania, the ones who close fast are the ones who showed up pre-approved from day one.

2. Shop the off-season market to your advantage

Fewer competing offers and more motivated sellers are the two reasons year-end buying works. Buyers who pause for the holidays clear the field for you, and sellers who list in the off-season are usually serious about selling rather than testing the market.

That's why it pays to work with a real estate agent who knows your target neighborhoods. Before you commit, ask how many buyers they represented in your ZIP code and how many of those offers actually closed — it shows they have local experience and follow-through. Come prepared with the questions to ask when buying a house so the conversation stays focused on results. An agent who knows the off-season quirks of your area can also flag homes priced to move and negotiate on your behalf when competition is thin.

3. Match the loan program to your timeline

The right loan can shorten or stretch your closing clock. Four programs cover most first-time buyers: FHA loans generally offer flexible credit and down payment requirements for first-time homebuyers; Conventional loans work well when you have a stronger credit profile and can handle a larger down payment; VA loans support eligible Active-Duty Service Members, Veterans, and Military Families; and USDA loans help low to moderate income homebuyers buy in eligible rural areas and some suburban locations. CrossCountry Mortgage offers USDA Guaranteed loans among many mortgage options and can help you compare USDA with FHA loans, VA loans and conventional loans to find what works best — and learning how to apply for a USDA loan is a good place to start the comparison.

Each program has its own timeline and documentation, and that's where working with a lender matters. I've guided buyers through every one of these paths in Pennsylvania — knowing which documents each program needs ahead of time keeps your file moving instead of stalling.

4. Lock your rate before you shop

A rate lock holds your interest rate at the level you were quoted for a set period, protecting you from market movement while you shop for a home. Whether you can lock, and for how long, depends on your lender, the loan program you choose, and the details of your transaction — so it's worth discussing your options with your loan officer before you make a decision. It may suit buyers who plan to search for more than a week or two, or who are shopping in a volatile rate environment.

The main tradeoff is that a lock expires if your closing slips past its term, which is why your timeline matters. Your loan officer can walk you through the timing — whether to lock now or hold — based on how close you are to making an offer and what your chosen program allows. Availability and eligibility vary by lender and program, so the right approach is to ask your loan officer what options are available for your situation rather than assume a lock is always on the table.

5. Plan your close around the holidays

Closing-date planning means setting a target close early and coordinating everyone toward it. A typical purchase runs about 30 to 45 days from accepted offer to keys in hand, though the actual timeline depends on underwriting, appraisal, title, and other transaction requirements — so treat that window as an estimate, not a guarantee. You'll receive a closing disclosure at least three days before closing so you can review the final numbers before you sign.

Set that closing date early and tell your lender, your real estate agent, and the seller's side what you're aiming for. Everyone coordinating to the same deadline makes the process smoother. The goal is simple: you unpacking boxes in a home you own while the holiday lights are still up.

How to choose which step to start with

If you're not sure where to begin, start with pre-approval. It tells you exactly what you can afford, and every other step gets easier once you know your number. Pennsylvania buyers also have state resources through the Pennsylvania Housing Finance Agency that can help with down payment and closing costs — worth asking your loan officer about when you sit down (PHFA).

If you already know your budget, jump straight to interviewing a real estate agent and start touring the off-season listings. The key is momentum. Every step you take this month moves you measurably closer to owning a home — and to a holiday season where the porch lights are yours.

Rates and terms are subject to change. All loans subject to underwriting approval. Certain restrictions apply. Call for details.

All information provided in this publication is for informational and educational purposes only, and in no way is any of the content contained herein to be construed as financial, investment, or legal advice or instruction. CrossCountry Mortgage, LLC (“CrossCountry”) does not guarantee the quality, accuracy, completeness, or timeliness of the information in this publication. While efforts are made to verify the information provided, the information should not be assumed to be error free. Some information in the publication may have been provided by third parties and has not necessarily been verified by CrossCountry. CrossCountry its affiliates and subsidiaries do not assume any liability for the information contained herein, be it direct, indirect, consequential, special, or exemplary, or other damages whatsoever and howsoever caused, arising out of or in connection with the use of this publication or in reliance on the information, including any personal or pecuniary loss, whether the action is in contract, tort, or other tortious action.

Equal Housing Opportunity. All loans subject to underwriting approval. Certain restrictions apply. Call for details. All borrowers must meet minimum credit score, loan-to-value, debt-to-income, and other requirements to qualify for any mortgage program. CrossCountry Mortgage, LLC NMLS3029 (www.nmlsconsumeraccess.org).