5 SHARP Moves to Buy Your First Home in 2026

Can you believe we're just weeks away from 2026? I've been chatting with a lot of first-time homebuyers lately, and everyone's saying the same thing: "Anthony, 2026 is my year, that's when I'll finally buy my first home."

I love hearing that energy, and I mean that. But here's the truth: if you wait until January to start preparing, you're already behind.

When my wife Tanya and I were getting ready to buy our first place, I remember how overwhelming it felt. The paperwork, the credit checks, figuring out our budget. But once we started early, everything got easier.

That's exactly what I want for you. In this guide, I'm sharing 5 SHARP moves to buy your first home in 2026 that you can start implementing right now, before the new year hits, so you can set yourself up for a smooth homebuying journey.

Watch: Your Complete 2026 First-Time Homebuyer Roadmap

I recently recorded a detailed video walking through each of these five moves step-by-step. You'll see exactly why starting now, not January, gives you a massive advantage in the 2026 market.

Watch the full video below to get the complete breakdown with visual examples and bonus tips I didn't include in this post.

Ready to get started on your 2026 homebuying journey? Contact Sharp Realty Group at sharprealtygrouptx.com today for a free buyer consultation. As a Military Relocation Professional and San Antonio native, I'll walk you through every step, from preapproval to closing day.

Move #1: Check Your Credit Early (Like, Right Now)

Let's start with the not-so-fun but absolutely critical part: your credit score. Before anything else, head over to AnnualCreditReport.com, TransUnion, or Credit Karma and pull your report.

Look for small things that might be hurting your score. An old cell phone bill you forgot about, a medical collection, or a credit card balance that's higher than you thought.

Here's why this matters so much. Even a 20 to 40-point jump in your credit score can save you thousands of dollars over the life of your mortgage.

Lenders typically offer the best rates to borrowers with credit scores above 760. But anything above 620 can qualify you for most conventional loans. The difference between a 680 score and a 740 score could mean paying an extra $15,000 on a $200,000 mortgage over 30 years.

It's not just about paying down debts either. Timing matters. Avoid opening new credit cards or financing a car before applying for your home loan, as these can temporarily drop your score.

Think of this like training for a marathon. The earlier you start getting in shape, the easier race day becomes when 2026 kicks off.

Move #2: Practice Your Future Mortgage Budget

The end of the year is when spending usually goes crazy. Holidays, gifts, family gatherings, you know the drill.

But if you're planning to buy next year, this is the perfect time to test-drive your mortgage budget. Let's say your estimated monthly payment would be $2,500.

Start setting that amount aside right now every month and live as if you're already paying it. You'll quickly discover if that number feels comfortable, if it's tight, or where you might need to cut back.

Median home prices in San Antonio are currently around $280,000. Mortgage rates are projected to hover around 6% to 6.5% in early 2026.

For those of us in the military community, VA loans offer even better terms. Zero down payment and no mortgage insurance.

Here's the reality: whether you rent or buy, housing costs aren't going down anytime soon. The difference? Homeownership builds equity for your family, while rent just builds your landlord's portfolio.

Practice that budget now, and you'll walk into 2026 with confidence.

Move #3: Gather Your Financial Documents Now

Here's something most first-time buyers overlook: the paperwork. Your lender is going to ask for tax returns from the past two years, recent pay stubs, bank statements, and sometimes proof of assets or debts.

Start organizing those documents now. Trust me, you'll thank yourself later.

Create a folder labeled "Home Loan 2026" on your computer or in a physical filing system. Include W-2s, 1099s, bank statements from the last two months, and any documentation of additional income.

If you're self-employed or a contractor like many of my fellow veterans transitioning out of the service, this becomes even more critical. Talk to your lender before the year ends to discuss how your 2025 taxes might impact your loan approval.

Being organized early helps you move fast when your dream home hits the market. In San Antonio's current market, homes are selling in about 40 days on average. When competition heats up in 2026, having your documents ready could be the difference between getting your offer accepted or losing out to another buyer.

Move #4: Explore San Antonio Neighborhoods While It's Quiet

Now for the fun part: discovering where you actually want to live. November and December are great months to drive around and explore neighborhoods when the market's a bit slower.

I recommend checking out areas like Alamo Ranch, Cibolo, Helotes, New Braunfels, Stone Oak, and Far West San Antonio. Each neighborhood has a different vibe, price point, and commute situation.

Alamo Ranch and Stone Oak are particularly popular with military families relocating to Joint Base San Antonio. Great schools and family-friendly amenities with median prices ranging from $350,000 to $450,000.

For first-time buyers looking for more affordable options, neighborhoods like El Dorado (median around $260,000) or Wildhorse offer excellent value close to major employers and amenities.

Jump on Zillow, Redfin, or Trulia and get a sense of pricing trends. Right now, San Antonio has balanced inventory, not too hot, not too cold.

Use this quieter season to take notes on traffic patterns, grocery stores, schools, and overall safety. These are the details that photos online just can't show you.

Curious about specific San Antonio neighborhoods? Visit sharprealtygrouptx.com for neighborhood guides or schedule a free neighborhood tour. I'll show you around personally and answer all your questions about schools, commute times, and community vibes.

Move #5: Get Preapproved Before 2026 Hits

This one's huge, and it's where most buyers lose their competitive edge. Most people wait to get preapproved until after the holidays, but by then you're competing with every other buyer who had the same idea in January.

Get preapproved now.

A solid lender will walk you through your real buying power, what your monthly payments will look like, and what interest rates to expect. Mortgage rates are projected to average around 6% in 2026, slightly lower than the 6.7% we've seen throughout most of 2025.

If this happens, more buyers will rush into the market. More competition means possibly higher home prices.

For my military buyers, VA loans remain one of the best financing options available. The 2025 VA loan limit is $806,500 in most areas, with zero down payment required and no mortgage insurance.

Veterans receiving VA disability compensation are even exempt from the funding fee. Getting preapproved before 2026 gives you a head start and the power to act fast when the right listing appears.

Why These Moves Work for San Antonio Buyers

San Antonio continues to be one of the fastest-growing metro areas in Texas. Strong job growth and military presence drive steady demand.

The National Association of Realtors projects increased home sales in 2026. New listings are up month-over-month, which means more options for qualified buyers.

The key advantage for buyers who prepare now is simple: you'll be ready to compete when rates potentially drop and inventory tightens in early 2026. Don't wait until everyone else figures this out.

Military Buyers: Your Unique Advantages

As a US Air Force veteran myself and a certified Military Relocation Professional, I understand the unique challenges and opportunities military families face when buying homes. Whether you're stationed at Joint Base San Antonio, relocating from another duty station, or transitioning out of the service, VA loans offer unmatched benefits.

The VA loan program allows qualified service members to purchase homes up to $806,500 with zero money down. No private mortgage insurance and competitive interest rates.

I've helped dozens of military families navigate PCS moves, understand their VA loan benefits, and find homes near JBSA that fit their lifestyle and budget. The process doesn't have to be complicated or stressful when you have someone in your corner who's been there personally.

Frequently Asked Questions

What credit score do I need to buy a home in 2026?

Most conventional loans require a minimum credit score of 620. But you'll get the best interest rates with a score above 760.

For VA loans, many lenders accept scores as low as 580, though 620+ is preferred. Even improving your score by 20-40 points before applying can save you thousands in interest.

How much should I save for a down payment in San Antonio?

This depends on your loan type. VA loans require zero down payment for qualified veterans and active-duty service members.

Conventional loans typically require 3-20% down, while FHA loans require as little as 3.5%. For a median-priced San Antonio home at $280,000, a 10% down payment would be $28,000.

Don't forget to budget for closing costs, which typically run 2-5% of the purchase price.

When is the best time to buy a home in San Antonio?

The best time to buy is when you're financially prepared and find the right property. However, starting your preparation now in late 2025 positions you to act quickly in early 2026.

Mortgage rates may drop slightly before spring competition heats up. San Antonio's market currently has balanced inventory conditions.

Should I use a VA loan or conventional loan?

For eligible veterans and active-duty service members, VA loans almost always offer better terms. Zero down payment, no mortgage insurance, competitive rates, and the ability to finance up to $806,500.

The only potential downside is the VA funding fee, typically 2.3% for first-time users with zero down, which can be rolled into the loan. Veterans with service-connected disabilities are exempt from this fee.

I can help you run the numbers to determine which option saves you the most money.

Your 2026 Home: The Journey Starts Today

These five SHARP moves can make a massive difference in your homebuying success. When 2026 rolls around, you'll save time, avoid stress, and possibly save thousands of dollars.

Check your credit now, practice your budget, organize your documents, explore neighborhoods, and get preapproved before the new year.

I've walked this path myself when Tanya and I bought our first home. I've guided hundreds of military families and first-time buyers through the process here in San Antonio.

The overwhelm you might be feeling right now? It's completely normal. But with the right preparation and the right team in your corner, buying your first home can be an exciting milestone rather than a stressful ordeal.

Don't wait for next year to start. Your future self will be glad you took action today.

Ready to make your 2026 homebuying dream a reality? Contact Anthony Sharp at sharprealtygrouptx.com for your free buyer consultation. As a veteran and Military Relocation Professional, I'll create a personalized strategy based on your timeline, budget, and goals. Let's get you home.