How to Buy a Home in Northeast Texas: Paris, TX Buyer Guide

Buying a Home in Paris, TX and Northeast Texas

A step-by-step buyer guide from the Shannon Miles Group

Buying a home is exciting. It is also the kind of exciting that can lead to late-night scrolling and falling in love with a porch before you know your payment.

If you are buying in Paris, Texas or across Northeast Texas, this guide will help you understand the process from finances to closing day. We also include rural and acreage tips because land and homes out here have their own set of details.

We get to do this.

Step 1: Know your budget and total cash needed

Before touring homes, start with the numbers so you shop with confidence.

What to budget for when buying a home in Texas

• Down payment: commonly 3% to 20% depending on the loan

• Closing costs: often 2% to 5% of the purchase price

• Other common costs: home inspection, appraisal, survey, moving expenses, and initial repairs

Documents you may need

• Last 2 years of tax returns

• W-2s

• Recent pay stubs

• Bank statements

• Monthly debt list (car, student loans, credit cards)

If you want help estimating cash-to-close before you talk to a lender, call us and we will walk through the typical costs for your price range.

Step 2: Get pre-approved with a lender

A mortgage pre-approval helps you:

• Understand your price range

• Strengthen your offer with sellers

• Move faster in a competitive market

If you do not have a lender, we can share local lender options that know the Northeast Texas market and communicate well.

Questions to ask your lender

• Which loan is best for me: Conventional, FHA, VA, USDA?

• Do I qualify for any special programs or discounts?

• What will my interest rate and total monthly payment be?

• Can I lock my rate, and for how long?

• Will I have PMI, and how can I remove it later?

• How much should I expect to pay at closing?

Step 3: Choose your location and lifestyle priorities

When buyers search Paris TX homes for sale, the best plan is clarity, not just more listings.

In-town buyers often prioritize

• School zones and commute

• Neighborhood layout and traffic

• Condition of roof, HVAC, plumbing

• Resale value factors

Rural and acreage buyers should also prioritize

• Road access and frontage

• Utilities: water source, electric, and internet options

• Septic and well details

• Restrictions, easements, and boundary clarity

• Floodplain and drainage

• Fencing, gates, and outbuildings

A property can be beautiful and still be a headache. Our job is to help you spot the difference early.

Step 4: Start your home search with a strategy

Once you are pre-approved, we help you search smarter by:

• Building a targeted search based on your must-haves

• Watching price changes and new listings daily

• Advising on value, not just list price

• Identifying red flags before you waste time touring

This is especially helpful for homes on acreage in Northeast Texas where pricing and condition can vary widely.

Step 5: Make an offer and negotiate like a local

When you find the right home, we help you:

• Write a strong offer using real market data

• Negotiate price, repairs, credits, and timelines

• Coordinate inspections and walk through results clearly

• Keep deadlines organized from contract to close

Key deadlines in Texas often include the option period, financing, appraisal, survey, title work, and closing.

Step 6: What not to do while buying a home

During the mortgage process, avoid financial changes that can delay or derail approval.

Do not:

• Change jobs or income structure if possible

• Buy a vehicle, RV, boat, or anything with a new payment

• Open new credit cards or finance furniture

• Make large deposits without documentation

• Co-sign for another loan

• Switch banks mid-transaction

• Leave debts off your mortgage application

If you are unsure, ask your lender first. A quick question can prevent a big problem.

Step 7: Closing day and final walkthrough

Before closing, you will do a final walkthrough to confirm the home is in the condition agreed upon and that negotiated repairs are complete.

Costs you can expect at closing

• Down payment

• Closing costs (lender fees, title insurance, escrow items)

• Possible additional items: inspection fees, appraisal fee, survey, prorated taxes

We will help you review your closing disclosure ahead of time so there are no surprises.

Final thoughts: Buying a home in Paris, TX can be simple with the right plan

Buying a home is a big decision, and it should feel steady, not stressful. With clear finances, a solid lender, and a local team who knows Northeast Texas, you can move from browsing to keys with confidence.

If you are planning to buy a home in Paris, Texas or nearby areas in Lamar County, Fannin County, and surrounding Northeast Texas communities, we would love to help.

Shannon & Scott Miles, REALTOR® | eXp Realty
Website: www.shannonmiles.com
Office: 2322 Lamar Ave, Paris, TX 75460

FAQ's

How much money do I need to buy a home in Paris, TX?

Most buyers need funds for a down payment plus closing costs. A common range is 3% to 20% down and 2% to 5% in closing costs, depending on loan type and price point.

What is mortgage pre-approval and why does it matter?

Pre-approval is a lender review of your income, assets, and credit to estimate what you can afford. It strengthens your offer and helps you shop within a realistic price range.

Do I need a survey when buying a home in Texas?

Often yes, especially for rural property or acreage. A survey helps confirm boundary lines, easements, and improvements. Your agent and title company can guide you based on the property.

What should I avoid during the home buying process?

Avoid job changes, new credit, major purchases, large undocumented deposits, and switching banks. These can impact loan approval.

What is different about buying a home with acreage in Northeast Texas?

Acreage purchases may involve wells, septic systems, fencing, restrictions, easements, floodplain considerations, and access issues. Inspection and due diligence are especially important.

Where all do you serve?

We help buyers throughout Paris, TX and across Northeast Texas, serving Lamar, Fannin, Red River, Delta, Hopkins, Hunt, Grayson, and Collin Counties. We specialize in rural properties, homes on acreage, land with build plans, and new construction, including Forestbrook Estates with builders like D.R. Horton and Wyldewood Homes.