Quick answer (as of October 2026) Don’t change your money, your credit or your job between pre-approval and closing. Don’t skip the inspection, don’t trust a ZIP code to tell you the county, and don’t wire a dollar until you’ve called the title company on a number you already trust.
You can do everything right for six months and lose the loan with one trip to the furniture store. Lenders underwrite the financial picture you showed them, and they check it again before they fund.
I’ve been part of more than 500 transactions since I started selling real estate in 2013. Here’s what I tell buyers not to do, in the order it comes up.
What should you not do before you start looking?
Don’t shop before you’re pre-approved. You’ll fall for a house you can’t buy. A pre-approval gives you a real price range and shows the seller you’re serious.
Don’t borrow the most a lender will give you. Build your budget around the monthly payment, including property tax and insurance. My affordability guide shows the math.
Don’t forget the cash beyond your down payment. In my $500,000 Tennessee example, the buyer’s closing costs come to about $7,730.
Don’t tour homes without reading the buyer agreement. Since 2024, you’ll generally sign a written agreement before an agent shows you a house. Read what it says about pay and how long it lasts. Here’s how that works in Tennessee.
What should you not do while you’re shopping?
Don’t trust the ZIP code. Spring Hill sits in both Williamson and Maury counties, and ZIP 37174 crosses that line. In 2026, the property tax rate inside Spring Hill is $2.009 per $100 assessed on the Williamson side and $2.108 on the Maury side. Check the county and the city limits for every address, because comps change with them too.
Property tax figures are the county and city rates published for the year shown and are for planning only. Your actual bill depends on the assessed value, any exemptions and the city or district the home sits in. Confirm with the county assessor or trustee and your tax professional before you rely on a number.
Don’t price a house off an online estimate. Automated values miss condition, lot and subdivision. Base your offer on recent sales in that subdivision.
Don’t let one house run your budget. Set your top number before you write the offer, and leave it alone when you’re excited. There’s always another house.
What should you not do once you’re under contract?
Don’t skip the inspection, even on new construction. It’s your best look at what you’re buying, and it’s far cheaper than a surprise after closing.
Don’t miss a contract date. Your contract sets deadlines for inspection, loan steps and closing. Put every one on your calendar the day you go under contract.
Don’t skip the flood check. Look up the address on FEMA’s flood map before your inspection period ends, then ask your insurance agent for a real quote.
Don’t wait on your lender’s paperwork. Slow answers to document requests can delay closing. Answer the same day if you can.
What should you not do before closing on a house?
Keep your finances exactly as they were on your application until the loan funds.
| Don’t | Why it hurts | Do this instead |
|---|---|---|
| Finance a car or furniture | New debt raises your debt-to-income ratio | Wait until after closing |
| Open a new credit card | It can change your approval and rate | Wait, and don’t apply for store cards at checkout |
| Co-sign for anyone | The payment can count as yours | Say no until you’ve closed |
| Miss a payment | One late payment can change your rate or approval | Keep every bill on autopay |
| Quit or change jobs | Lenders verify your income and employment | Talk to your lender before you do anything |
| Move big money with no paper trail | Lenders must review large deposits | Keep statements and ask before you transfer |
| Take gift money with no letter | Lenders need a signed gift letter | Get the letter first |
| Switch banks | It complicates your paper trail | Stay put until you’ve closed |
| Ignore your Closing Disclosure | It’s your last chance to catch errors | Compare it with your Loan Estimate |
| Wire money off an email | Scammers fake closing instructions | Call on a number you saved earlier |
A few of these have exact rules behind them:
- Large deposits. On a Fannie Mae loan, a large deposit is a single deposit over 50% of your monthly qualifying income. If that money goes toward your purchase, the lender must document where it came from.
- Gifts. Fannie Mae requires a letter signed by the donor that states the amount and says no repayment is expected. Other loan types have their own rules, so ask your lender.
- Closing Disclosure. Your lender must give it to you at least three business days before closing. Read it that day.
- Wire fraud. The CFPB warns that scammers pose as your agent or settlement agent with last-minute wiring changes. Save two trusted phone numbers early and confirm any instructions by calling one. If you’ve already sent money, call your bank right away.
What are the biggest mistakes first-time home buyers make?
Spending the whole pre-approval, leaving no savings after closing and making big purchases before the loan funds are the ones I’d watch hardest. I cover more in 5 Mistakes to Avoid Before Buying a Home in Middle Tennessee and my guide for first-time buyers in Spring Hill.
Frequently asked questions
What should you not do when buying a house?
Don’t take on new debt, change jobs, move large sums without records or skip the inspection. Each one can cost you the loan, your rate or a problem you find too late.
What should you not do before closing on a house?
Keep your finances as they were on your application until the loan funds. Don’t finance purchases, open credit, co-sign, miss payments or change jobs, and confirm wire instructions by phone.
Can I change jobs while buying a house?
It’s risky, because lenders verify your income and employment. Talk to your lender before you make any change.
Do large deposits affect mortgage approval?
They can. On a Fannie Mae loan, a single deposit over 50% of your monthly qualifying income counts as large, and the lender must document the source if it goes toward your purchase.
When do I get my Closing Disclosure?
Your lender must give it to you at least three business days before closing. Use that time to compare it with your Loan Estimate.
Buying in the next year?
Call me before you sign anything or buy anything big. I’ll walk you through your timeline and check the county on any address you’re looking at. DM, text or call 615-392-1186.
