The Greenville first-time buyer workbook
From Zillow spiraling to keys in hand
Hey, I'm Catherine. If you're here, you're probably somewhere between "I think I want to buy a home" and "I have no idea what I'm doing." Good news, that's normal.
Catherine Cromie
REALTOR® · R&C Collective at eXp Realty · Greenville, SC
catherinecromie.exprealty.comBuying your first home can feel like a giant confusing mix of Zillow, interest rates, TikTok advice, and well-meaning family members yelling "just offer $50,000 under asking!"
This isn't a PDF you skim once and forget. It's a workbook. You'll answer a few questions, run your own numbers with Greenville County property taxes built in, sort your wants from your needs, and finish with a plan that's actually yours.
Your answers save in this browser as you go, so you can close it and pick up later. Nothing gets sent anywhere unless you choose to send it to me at the end.
Section 1 · about 4 minutes
Am I ready to buy?
Real talk: most buyers never feel ready. They feel nervous, and they start anyway.
Here's what I've learned after 100+ transactions. Waiting to feel ready is usually more expensive than starting early, because time is your leverage. Buyers who start early get to be picky. Buyers who start late get rushed, and rushed buyers give up the most at the negotiating table. This check isn't pass or fail. It tells you which phase you're in and what to do next.
Section 2 · about 3 minutes
The first steps, in the right order
Most people start on Zillow. That's step four. Here's the order that saves you time and a lot of heartbreak over houses you can't actually get.
Talk to a Realtor first
Not because I'm biased (okay, maybe a little), but because you deserve clarity before you start spiraling. In South Carolina, you'll sign a buyer agreement with your agent before touring, so it's worth having a real conversation first. A good consult helps you:
- understand your timeline
- see what it really costs to buy here
- avoid the beginner mistakes I see every month
- build a game plan around your life, not a random listing
Choose your lender carefully
Your lender is either a huge asset or a huge headache. There's almost no in-between. Your lender affects your buying power, your monthly payment, how fast you can close, whether a seller takes your offer seriously, and how smooth or stressful the whole thing feels. Talk to at least two.
Get preapproved, not just prequalified
These sound the same. They are not the same, and sellers know the difference.
| Prequalified | Preapproved | |
|---|---|---|
| What it is | A quick estimate based on what you tell the lender | A lender has reviewed your actual documents and credit |
| Paperwork | Usually none | Pay stubs, W-2s or tax returns, bank statements, ID |
| Credit check | Sometimes a soft pull, sometimes none | A full credit pull |
| How sellers see it | "Nice, but we'll see" | "This buyer can actually close" |
| When you need it | Early research, before you're serious | Before you tour seriously and before any offer |
Questions to ask every lender
Tick them off as you ask. Compare answers side by side, not just the rate.
Section 3 · about 4 minutes
Help with the down payment
A lot of buyers never ask about assistance because they assume they won't qualify. Some of these programs have higher income limits than you'd expect, and some aren't only for first-time buyers.
Quick check: what might fit you?
Tick what's true. The programs that could be a match light up below. Your lender confirms the real eligibility.
Palmetto Home Advantage
SC Housing's most flexible option. Forgivable down payment assistance of 3% or 4% of the loan amount, with no monthly payment. It works with conventional, FHA, VA, and USDA loans, and there's no sales price limit. You don't have to be a first-time buyer.
Minimum 640 credit score. Income limit applies, so check the current number on the program page.
SC Housing Homebuyer Program
A low fixed-rate mortgage for first-time buyers with low to moderate income, with optional forgivable down payment assistance. The assistance is a 0% second lien that's forgiven if you stay in the home for the full term. Veterans don't have to be first-time buyers.
Income and price limits are set by county. Greenville County's limits are on the program page.
Palmetto Heroes
$10,000 in forgivable down payment assistance plus a low fixed rate for teachers, nurses, law enforcement and correctional officers, firefighters, EMTs, paramedics, veterans, active-duty military, and National Guard members.
The 2026 round opened March 16 and closed April 13, so funds went in about four weeks. The 2027 round is expected in spring 2027. If you qualify, get preapproved with an SC Housing lender before it opens so you're ready on day one.
Greenville County Redevelopment Authority
GCRA helps qualifying first-time buyers in Greenville, Spartanburg, and Laurens counties find down payment assistance, and it points buyers to free homebuyer education classes in English and Spanish. It also sells some affordable homes directly.
Household income limits are based on HUD guidelines and household size.
How to actually use these
You don't apply to SC Housing directly. You apply through a lender who's approved to offer their programs. Not every lender is, so ask the question up front: "Are you an SC Housing lending partner?"
Assistance changes your costs in other ways too, like the rate or how long you need to stay in the home. Ask your lender to show you the numbers with and without it.
Section 4 · about 5 minutes
What's actually in a monthly payment
The price on Zillow isn't your payment. Your payment is the loan, plus Greenville County taxes, plus insurance, plus mortgage insurance if you put down less than 20%, plus HOA dues if the neighborhood has them.
Closing costs in SC usually run 2% to 5% of the price. A seller can often cover some of them if we ask in the offer.
The Greenville property tax surprise
The 4% rate isn't automatic
South Carolina taxes your primary home at 4% of its value. Rentals and second homes are taxed at 6%. The catch is that you have to apply for the 4% rate with Greenville County after you close. If you don't, you get billed at 6%. Here's the difference on the home above:
I remind every buyer about this after closing. Put it on your list. Exact taxes depend on the part of the county you buy in, so treat these as ballpark numbers.
Section 5 · about 4 minutes
Wants vs. needs
Your first home doesn't have to be your forever home. It has to be the right home for the next chapter. Sorting this out now keeps you from falling for a staged living room with a bad roof.
Staging is makeup
We care about the bones: roof, HVAC, foundation, layout. You can paint. You can't cheaply fix a foundation.
You can't renovate a commute
A kitchen can be updated. Where the house sits can't. Location decisions are the hardest to undo.
Tag each one
Need means you'd walk away without it. Want means it's a bonus. Skip what you don't care about.
If schools are on your list
Which school a home is zoned for depends on the exact address, and zones can change. I can't recommend schools, but here's where to check for yourself before you fall for a house.
Your week
Section 6 · about 4 minutes
Where to look
The Upstate is a lot bigger than downtown Greenville. Some of the best first-home values are 20 minutes out, in towns a lot of buyers never think to search.
Catherine's hotspots
Where I'd look right now
New to Greenville
If you're moving here from out of town
Stay connected
The Greenville accounts I'd follow
Whether you're new here or have lived here for years, these are the accounts that keep you in the loop on what's happening and help you meet people.
Which areas interest you?
Pick any. Not sure yet is a real answer.
Section 7 · about 3 minutes
Offers, the South Carolina way
Most buyers think an offer is just a price and a closing date. It's way more than that. The SC contract has built-in places to negotiate things that affect your wallet and your quality of life.
Your window to investigate
Due diligence period
A set number of days written into your contract to inspect the home, get repair quotes, and check anything that matters to you. It's also when we negotiate repairs or credits. The length is negotiable, and a shorter window can make your offer stronger.
Your good-faith deposit
Earnest money
A deposit that shows the seller you're serious. It's held in escrow and goes toward your purchase at closing. Your contract spells out when you could lose it, so deadlines matter. I'll keep track of them with you.
Every deal is different, and the exact terms come from the contract you sign. I'll walk you through the real numbers on any house before you write an offer.
Things we can negotiate
Tick the ones that matter most to you. They'll go in your plan so we can build offers around them.
Bonus: buyers who book a consult with me get my Offer Strategy Cheat Sheet, the exact numbers I look at before telling a client to write an offer.
Section 8 · about 3 minutes
From "under contract" to keys
Getting your offer accepted is the start, not the finish. Here's what happens next, roughly in order. South Carolina is an attorney state, so your closing happens with a closing attorney.
Closing day, the last mile
The stuff nobody tells you
Section 9 · your plan
Your homebuying plan
Everything you worked through, in one place. If you want help turning this into next steps, send it to me. I'll look it over and reach out personally. No pressure and no pitch.
Send my plan to Catherine
Rather DM me?
Send me the word PLAN on Instagram at @home.in.gvl and I'll send you next steps. You can paste your plan in too.
From first-time buyers I've helped
"We could have not asked for a better Realtor. Catherine has been extraordinary since day one... She kept us informed every step of the way. She cleared any doubts and answers any questions we had. She made us feel safe during this process."
Danté & Bruce"She's knowledgeable, patient, and never once made me feel pressured. She truly listened to what I wanted and advocated for me every step of the way... If you want honesty, transparency, and someone who will make buying a home feel easy, Catherine is the one."
Richard"Making such a significant purchase can be daunting, and it's wonderful to feel supported during the process. The guidance and understanding received from Catherine and her team eased any and all anxieties about this big step."
Vanessa"If I could give 10 stars, I would! Catherine was PHENOMENAL in helping make first time home buying easy. She was happy to answer my thousand questions and point me in the right direction to information to help me make informed decisions."
Jordan