First-Time Home Buyer in Omaha? Start With a Plan, Not a Guess.
Know your real payment, your cash to close and the loan options that fit your situation before you fall in love with a house.
No credit pull. No pressure. Just clarity.You don't need to know everything yet
Most first-time buyers in Omaha tell me the same thing: “I don't even know where to start." That's normal. Nobody teaches this in school.
I'm John Major, broker-owner of Major Team Mortgage. I'm not here to sell you a rate. I'm here to coach you through the biggest purchase of your life so every decision makes sense before you make it.
Your first-home game plan
Know your numbers. We map your comfortable monthly payment, not just the maximum a lender will approve, plus how much cash you'll need.
Find the right loan. Conventional, FHA, VA or USDA. As a broker, I compare options from multiple lenders so you're not stuck with one bank's menu.
Get a pre-approval that wins offers. A strong, verified pre-approval tells Omaha sellers and their agents you're ready to close.
Close with no surprises. Clear expectations, steady updates and a paperless process from offer to keys.
What it really costs to buy in Omaha
The down payment is only one piece. Plan for:
Down payment. Some loan types allow a low down payment, and VA and USDA loans can lower up-front costs even further for eligible buyers.
Closing costs. Lender, title and government fees, often a few percent of the price.
Prepaids. Your first year of homeowners insurance and an escrow cushion for property taxes.
Monthly payment. Principal, interest, property taxes, insurance and any mortgage insurance. Property taxes vary by Omaha-area location, so we use real numbers for the homes you're actually looking at.
Inspection and appraisal. Paid during the process, before closing.
We'll build your exact number together.
Ways to keep your down payment low
You may need less up front than you think. Depending on your situation, these loan types can keep your down payment low:
FHA loans. Flexible credit guidelines and a low down payment, popular with first-time buyers.
Conventional first-time buyer loans. Low down payment options for qualified buyers, with mortgage insurance that can come off later.
VA and USDA loans. Some of the lowest up-front costs available, for eligible veterans and eligible homes in qualifying areas.
The lowest down payment isn't always the cheapest loan. As a broker, I compare options from multiple lenders side by side and show you which one costs you the least over time, not just at closing.
Mistakes first-time buyers make
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Know your comfortable payment, cash needed and realistic price range before you fall for a house.
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The lowest advertised rate isn't always the best deal. Loan structure, closing costs and long-term plans all matter.
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Markets move and good homes don't wait. We'll weigh the tradeoffs so you act when it fits your life, not when you feel pressured.
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New credit, big purchases, job changes or moving money between accounts can affect approval. We'll tell you what to avoid until closing.
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There aren't any. Ask everything. That's what I'm here for.
Learn it live every Friday
Every Friday at 10 AM CT on Opportunity with John, I walk through real Omaha listings with real mortgage numbers in 30 minutes. It's the easiest way to see what buying actually looks like before you start.
FAQ
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For Nebraska's NIFA programs, you're a first-time buyer if you haven't owned and lived in a home as your primary residence in the past three years. That means some people who owned a home years ago still qualify.
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It depends on your loan type, price range and credit. Some loans allow a low down payment, and VA and USDA loans can lower up-front costs even further for eligible buyers. You'll also need to plan for closing costs, prepaids and inspection costs. We'll calculate your exact number in a free strategy call.
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Yes. NIFA, Nebraska's housing finance agency, offers assistance through its participating lenders, with income limits, price limits and an education requirement. It isn't the only path, though. Low down payment FHA, conventional, VA and USDA loans may cost you less overall, and I'll compare the options for your situation.
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It varies by loan program, and many first-time buyers qualify with less-than-perfect credit. If your score isn't there yet, I'll give you a plan to get it there.
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Not necessarily. Rates are one factor; home prices, rent and your life plans matter too. I'll show you the tradeoffs of buying now versus waiting so you can decide with real numbers.
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A bank can only offer its own loans. As an independent broker, I compare options from multiple lenders to find the best fit for your situation.
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Once you're under contract, closing usually takes about 30 to 45 days. Getting pre-approved first can take as little as a day or two once your documents are in.
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Yes. A pre-approval tells you your real price range and shows Omaha sellers you're a serious buyer.
ready when you are
Whether you're buying this spring or two years from now, the best time to get a plan is before you need it. Let's talk about your goals, your numbers and your next step.