Buying your first home is exciting and terrifying in equal measure. After helping first-time buyers navigate the Minnesota market, I've seen the same mistakes come up again and again. Here's how to avoid them.

1. Shopping before getting pre-approved. Falling in love with a home you can't afford — or losing it because you weren't pre-approved when it was time to make an offer — is the most common and most painful mistake. Talk to a lender first. Know your number.

2. Ignoring total cost of ownership. The mortgage payment is just the start. Property taxes (which vary wildly by city in Minnesota), homeowner's insurance, HOA fees, maintenance, and utilities all add up. A $350,000 home in Eden Prairie and a $350,000 home in Minneapolis will have very different monthly costs.

3. Skipping the inspection. In a competitive market, it's tempting to waive the inspection to strengthen your offer. Don't. A $400 inspection can save you from a $40,000 foundation problem. There are better ways to make your offer competitive.

4. Making emotional decisions. That gorgeous kitchen is great, but the home is on a busy road with a 45-minute commute. It's easy to get swept up in staging and finishes. Focus on location, bones, and layout — those are the things you can't change.

5. Not using a buyer's agent. Your agent's commission is typically paid by the seller. There's no cost to you for having expert representation, and the downside of going it alone is enormous.

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