It’s not easy — but with the right help, it’s possible.

Here’s something most buyers don’t know:
There are ways to get into a home without bringing a huge pile of cash to closing. It takes some strategy, some finesse, and the right team — but that’s exactly what we do at House Karma.

First, there are down payment assistance programs and grants that may cover part — or all — of your down payment. These programs vary by state and income level, but if you qualify, they can be a game changer.

Now let’s talk about closing costs. Truth is, there’s no way around them — they always exist. But what you can avoid is paying them up front out of your pocket.

How? By using a strategy called “packing” the deal.

Let’s say you’re buying a home for $300,000.
Instead of asking the seller to drop the price, you offer $309,000 and ask them to cover $9,000 in your closing costs. That’s called a seller concession — and most lenders allow up to 3% of the purchase price in concessions like this.

Warning – when using this strategy your will increase your payment somewhat, but you didn’t have to wait another year or two to save up for closing costs before you got a house of your own. Note: your loan has now increased by $9000 – on a 30 year fixed loan at 6.5% your payment has now gone up by about $57 per month – so it is a tradeoff.

In reality, you’re financing your closing costs into the deal — and spreading them out over time in your mortgage instead of paying them upfront. It’s a legal, lender-approved strategy — and our House Karma brokers are experts at pulling it off the right way.

But here’s the catch:
Now that you’ve increased the purchase price to $309,000, the home still needs to appraise at or above that amount for the lender to approve the deal.

Most homes appraise within 3–4% of market value — so it usually works.
However, this is where full disclosure matters:

The Appraisal Risk You Need to Know About

You won’t know for sure if the home will appraise high enough until the appraisal is done — and the appraisal must be paid for upfront.
That cost is typically $500 to $1,500, depending on the location and type of property.

If the appraisal comes in short:

  • The loan likely won’t be approved at the higher price
  • The deal may fall through
  • You will still get your earnest money deposit refunded
  • But you will be out-of-pocket for the appraisal, and that money is non-refundable

It’s not a huge risk — but it’s a real one. And it’s important you understand it before you move forward.

That’s why you need:

  • A highly experienced agent who knows how to write the deal right
  • A cooperative seller
  • A lender who understands how to package it
  • And a home that’s priced right or slightly under market so the appraisal doesn’t blow it up

That’s where House Karma’s experience makes the difference.
We help you find the right home, structure the right offer, and work with the right partners to make it happen.

So yes — you can buy a home with little to no money out of pocket.
But it takes real expertise, creative structure, and sharp negotiation to pull it off.

And that’s exactly what we’re built for at House Karma.
Let’s help you do this the smart way — and get you home without the stress or the surprise costs.