Myth Busters
Short answer: The myths that cost Indianapolis buyers and sellers the most are about money. You don't need 20% down (first-time buyers put down a median of 10% in NAR's 2025 profile), you don't need a 700 credit score to qualify, and down payment help isn't always free money. All 16 myths have straight answers below the game.
Eight haunted houses have been spreading bad advice around the neighborhood. Pick buyer or seller and blast them with @ balls until the truth comes out. It takes about a minute. Win and you get my free guide. Lose and, well, you were going to Google it at midnight anyway.
The answers
Here's every myth from the game, with the longer version of the truth. These are the questions I hear most from buyers and sellers in Indianapolis, and the ones that cost people the most money when they get them wrong.
Myth 1
Not even close for most people. In NAR's 2025 Profile of Home Buyers and Sellers, first-time buyers put down a median of 10%, and plenty put down less. Twenty percent does skip mortgage insurance, but waiting years to save it can cost you more than the insurance would. A lender can show you what you qualify for, and Indy has down payment help worth asking about.
See down payment help in Indy →Myth 2
A higher score gets you a better rate and cheaper mortgage insurance, but it isn't the price of admission. Different loan types have different minimums, and lenders look at the whole picture. Talk to a lender before you rule yourself out. Sometimes a few months of credit cleanup makes a big difference.
Compare loan types →Myth 3
Sometimes it is, often it isn't. Indiana's state program (IHCDA) now gives help as a 0% second mortgage with no monthly payment that you repay when you sell or refinance. Some bank programs are true grants, and INHP's help comes paired with their own mortgage. The question to ask every time: do I ever have to pay this back, and when?
Indy down payment programs →Myth 4
For Indiana's IHCDA programs, you count as a first-time buyer if you haven't owned a home you lived in during the past three years. That opens the door for a lot of people who sold years ago and have been renting since.
See who qualifies →Myth 5
Pre-qualified is a quick estimate based on what you tell a lender. Pre-approved means the lender actually checked your income, assets and credit. Sellers and their agents know the difference, and in a competitive situation a real pre-approval can be what gets your offer taken seriously.
How buying with me works →Myth 6
Advertised rates usually assume great credit, a solid down payment, and sometimes paid points. Your actual rate depends on your credit, down payment, loan type and timing. The weekly averages on my calculator are a good benchmark; a lender quote is the real number.
Check this week's average rates →Myth 7
Plan for closing costs on top of the down payment, plus the inspection, the appraisal, and moving. Sellers can sometimes help with closing costs through credits you negotiate in your offer. My calculator gives you a cash-to-close estimate so nothing sneaks up on you.
Estimate your cash to close →Myth 8
Nobody can reliably time interest rates, and waiting can mean paying more for the house or competing with more buyers when rates do fall. If you find the right home at a payment you're comfortable with, it can make sense to buy. Refinancing later is possible, but it isn't guaranteed and it isn't free.
Run your numbers →Myth 1
A new listing gets the most attention in its first couple of weeks. Overpriced homes sit, collect price cuts, and often end up selling for less than if they'd been priced right from day one. The right list price is the one that gets serious buyers through the door early.
How I price and market homes →Myth 2
Online estimates are a starting point, not a price. They can't see your new roof, your finished basement or your dated kitchen, and Zillow itself says its estimates are less accurate for homes that aren't on the market. A real pricing plan uses recent sales of similar homes and walks through your actual house.
Get a real home value →Myth 3
Indiana's assessed values are set for property taxes. They trail the market and don't account for condition or upgrades the way buyers do. Use them to understand your tax bill, not to set your price.
How Indiana property taxes work →Myth 4
Big remodels rarely pay for themselves at sale. In the 2025 Cost vs. Value report, a midrange major kitchen remodel recouped about half its cost nationally, while a new garage door returned more than double. Small fixes, fresh paint and curb appeal usually beat a renovation right before you sell.
What to fix and what to skip →Myth 5
Spring is busy, but people buy homes in Indy all year, especially folks relocating for work. In the colder months there's usually less competition from other sellers, and the buyers who are out are often serious. The right time is when your home and your plans are ready.
Talk timing with me →Myth 6
Price matters, but so do financing strength, contingencies, the closing date and how likely the deal is to actually close. A slightly lower offer with a solid pre-approval and fewer strings can be the better choice. The best offer is the one that gets to the closing table.
How I help sellers compare offers →Myth 7
Most buyers meet your home online first, in photos. Clean, simple and bright rooms photograph better and make people want to visit. You don't need to empty the house, but clearing counters and personal items goes a long way.
How I get homes ready →Myth 8
Not always. Depending on your situation, there are ways to line up the sale and the purchase, like a contingent offer or bridge financing. A lender can walk you through what you qualify for, and I can help you plan the timing of both moves.
Connect with a lender →Sources: NAR 2025 Profile of Home Buyers and Sellers; IHCDA homebuyer program guide (2026); Zillow Zestimate accuracy disclosures; JLC Cost vs. Value 2025 (national). General information, not legal, tax or lending advice. Talk to a lender about what you qualify for.
Ask me over coffee. If I hear it twice, it's going in the game.
