After helping dozens of first-time buyers find homes on the Connecticut shoreline, I see the same mistakes come up again and again. Here are the five biggest ones — and how to avoid them.
1. Not Getting Pre-Approved Before Searching
This is the number one mistake. You fall in love with a house, rush to make an offer, and then find out your financing isn't ready. Meanwhile, another buyer with a pre-approval letter walks away with the home. Always get pre-approved first. It costs nothing and it tells sellers you're serious.
2. Searching Based on Zillow Estimates
Zestimates are a starting point, not gospel. I've seen them be off by $50K or more on shoreline properties, especially for homes near the water or in unique neighborhoods. Work with someone who knows the actual comps in your target area.
3. Ignoring Total Cost of Ownership
Your monthly payment isn't just the mortgage. Property taxes in Connecticut are significant — they vary by town and can add $500-$1,000+ to your monthly costs. Then there's insurance (flood insurance if you're near the water), HOA fees, and maintenance. I make sure my buyers understand the full picture before making an offer.
4. Waiving Inspections to Win a Bidding War
I understand the temptation, but this is almost always a bad idea — especially with older New England homes. Foundation issues, outdated electrical, old oil tanks — these can cost tens of thousands. There are better ways to make your offer competitive without giving up your protection.
5. Not Thinking About Resale
Even if this is your “forever home,” life changes. Buy in a location and at a price point that will hold value. I always help my clients think about resale potential, even if they never plan to sell. The best investment is one that works for you now AND later.
Realtor · Market Analyst · Search CT Shoreline