What “first-time” actually means
Many first-time programs treat you as a first-time buyer if you have not owned a principal residence in the last three years. That definition matters for 3% conventional products, some down-payment assistance, and education certificates. It is not the same as “this is the first house I have ever liked.”
Cash to close is more than down payment
Earnest money, appraisal, inspection, prepaid interest, insurance escrow, and state-specific transfer-related items all show up before you get keys. Gift funds from family are common and documentable; we will tell you what a lender overlay will reject. FHA, conventional 97, and—if you are a veteran—VA are compared on the same worksheet so you see monthly payment and five-year cost, not a teaser rate.
Offers that survive in this metro
Listing agents in Portland, Happy Valley, Clackamas County, Seattle, and Vancouver, Washington have seen first-time files fall apart. A broker-prepared pre-approval, proof of funds, and a human who answers when the listing agent calls is the service your realtor will actually feel. That is the job. We are not a high-volume phone floor.