It’s no secret that summer is the most popular time of the year to house hunt. Families have more time and hope to make the big move before the start of the school year. Not to mention the days are longer, warmer, and landscaping is in full bloom. There’s just something about a house with a lush green yard and colorful hanging baskets on every porch. However, just because everyone seems to be buying doesn’t mean there’s more houses on the market. Nothing hurts more than finding the home of your dreams and losing it. Here’s some tips on how to find and buy a home during the hottest time of year on the craziest market yet.

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Research the market craze based on your desired location

For instance, if you’re looking in Cleveland, you should know that the number of people moving downtown jumped to 32% with an all time high of 12,500 people just last summer putting home sales up 12%. It’s also worth noting that the group of people occupying residences downtown consists of mostly millennials (ages 18-34). Based on these stats, you can probably tell how competitive the market is between those wanting to move closer to the city and those being pushed out from increasing rentals and mortgages. This market is moving fast and you have to be smart about offers (which we’ll get to) and research what your competition is.

Be rational and decide what matters most

Now is not the time to set your heart on that breakfast nook, whimsical backyard or the jetted jacuzzi and matching glass shower with the rain head. Make a list of your must-haves and your wants that you know you can manage without if need be so you can make a decision right away. Know going into house hunting what you can live with and what you can’t live without. There’s no more time to sleep on it and you may need to make changes yourself so get your tool belt ready and have your handy man (aka dad) on call.

Find an agent you can trust and rely on

Having the right agent to represent you can make or break you. In a market where timing is everything, it’s crucial to have an agent providing you with listings the moment it hits the market and inside information on every home. That being said, do your research and don’t settle for the first agent you find. (I did that as a first time buyer and ended up getting ghosted after my offer wasn’t approved. So. Many. Regrets.)

Prepare your financing

Everyone knows interest rates aren’t going anywhere but borrowing is a relatively cheap option. However, if you get a loan, make sure it’s from a bank and not an application you’ve completed online.

Don’t split hairs over price

The competition is fierce so as a buyer, you may need to offer more to stand out. Attract the seller by offering a down payment that indicates you’d have cash to cover any difference. This also shows the seller that you’re more than serious.

Know what makes a strong offer

So you found your dream home that you absolutely have to have but there are at least five others who are stopping at nothing to make the house their own, too. There are many ways of making your offer stand out such as flexible terms that allows them to pick the closing date. While you also want to protect yourself from unexpected fees, loading up on contingencies can be unattractive to the seller who may fear delays in the transaction or potential costs for them. With that being said, you still need to think about what you could run into after moving in. After all, who wants to buy their dream home only to discover mold in the attic or asbestos hiding under the tile. That’s why it’s important to keep these contingencies in your offer: inspection, financing, house-sale, and the appraisal contingency.  

A letter to the seller is also a thing and it always helps in your favor. Check out these epic examples.

Don’t sweat it if it doesn’t happen right away

Buying a house is like a game. Good things come to those who wait.