7 Home-Buying Myths in the North Willamette Valley (That Need to Go)

When you’re thinking about buying a home, everyone suddenly has advice: your cousin, your coworker, the guy behind you at Dutch Bros. Some of it is helpful. Some… not so much.

Here are 7 common home‑buying myths I hear around the North Willamette Valley—and the more accurate version of what’s actually happening on the ground.

Myth 1: “You have to put 20% down or it’s not worth it.”

Reality: Many buyers use less than 20% down, depending on their loan type and comfort level. Yes, there are pros to a larger down payment, but it’s not a moral requirement. The real question is: what structure makes sense for your finances and risk tolerance?

As always, this is general education, not financial advice. Talk with a lender and (if helpful) a financial professional before deciding what’s right for you.

Myth 2: “You should always wait for prices to drop.”

Reality: Markets don’t move in perfectly predictable patterns. Waiting for a guaranteed “dip” is like waiting for a guaranteed sunny Saturday in February. Sometimes it happens; sometimes it doesn’t. Better questions: Can you afford it now? Does it support your life for the next several years?

Myth 3: “You’ll never win an offer unless you waive all your protections.”

Reality: Waiving inspections or other safeguards can expose you to risks you may not actually be comfortable with. Strong offers are usually about preparation, clean terms, and clear communication—not just throwing caution to the wind.

Myth 4: “You don’t need an agent—just use the listing agent and it’ll be easier.”

Reality: The listing agent’s primary duty is to the seller. That doesn’t mean they’re unethical; it just means they can’t be a full advocate for both sides in the way a dedicated buyer’s agent can. Having your own representation means someone is watching your interests specifically, not just the deal.

Myth 5: “Spring and summer are the only good times to buy.”

Reality: As we talked about earlier, each season has trade‑offs. Some of my favorite buyer wins have happened in the “off” seasons when there was less competition and more room to negotiate calmly.

Myth 6: “You should stretch to the very top of what you’re approved for.”

Reality: A preapproval is a ceiling, not a goal. Lenders often approve you based on what’s possible; you still need to decide what’s comfortable. Your future self will thank you for not building your budget on the absolute edge.

Myth 7: “You’ll just know the right house when you see it.”

Reality: Sometimes you do get that lightning bolt moment. More often, buying a home is a mix of feelings and spreadsheets: layout, condition, commute, budget, and the life you can see yourself living there. Falling in love is fun; backing it up with clarity is wise.

Keeping it real (estate): You’re allowed to ask better questions

The best buyers aren’t the ones who magically know everything. They’re the ones who:

• Ask “why?” a lot

• Get clear on what they can handle financially and emotionally

• Build a small team of pros (lender, agent, maybe a planner) they can trust

If you’re ready to trade myths and noise for a grounded conversation about what buying here might look like for you, schedule a 30‑minute intro call or connect with me here.

We’ll keep it real (estate) and focus on decisions you can actually feel good about.