Hey everyone! As someone who's been a real estate agent for quite a while and has bought and sold a few homes myself, I’ve learned a thing or two about what to avoid when buying a house. Let me share some of my personal experiences with you!

First off, never buy brand new construction.

I know, I know—it sounds shocking, right? But hear me out. A lot of builders are focused on maximizing profits, which means cutting corners. Now, I’m not saying all builders are like this; some really do put in high-quality finishes, but you’ll definitely pay a premium for those. For example, one of my friends bought a brand new home long time ago,, and in the winter, the faucet literally froze, leaving them without water! The builder eventually fixed it by adding more insulation, but guess who benefited the most? The second owner, because all the kinks were worked out by then. My advice? Look for a house that's 1 or 2 years old—it’s like getting a new car but without the initial depreciation.Right now new construction home supply is almost triple that of existing home supply as those who own a home stay married to their lower rates. Interesting to know that overall inventory has gone up a lot in the last few months but it’s still less than half that of 2008 when the US had a population of around 304 million. Today that has jumped to almost 342 million. 12.5% higher (CNBC)

Next, don’t buy a flip.

It’s like putting lipstick on a pig. Sure, it might look pretty on the surface, but underneath? Yikes. A lot of flippers just slap on some fresh paint and new flooring to make the place look good, they might even replace the kitchen or just paint the cabinets and tiles white, but the plumbing, electrical, and heating might still be ancient.  The flipped house might look just adorable and especially if you have been looking for months, you might just fall in love with the houseAnd, this brings me to my next point…

And whatever you do, don’t fall in love with the house.

I get it—buying a home is emotional, but if you’re not careful, those rose-colored glasses will blind you to the issues your inspector points out. You’ll justify them away because you’re in love. Staging is designed to make you feel this way. That cozy reading nook? It’s there to make you imagine all the free time you’ll have to read. The deck with the twinkling lights? That’s for you to dream about hosting epic parties. As an agent, I use these tricks to help sell homes because they work! But when you're the buyer, you need to keep your wits about you. Don’t let your emotions weaken your resolve to walk away or negotiate firmly.

Avoid buying a single-family home in an HOA.

HOAs can be a real headache. They might take care of some landscaping and snow removal, but remember, they’re like another layer of government over your property. They can tell you what you can and can't do, like prohibiting you from putting up a fence even though it’s your land. It’s like having a really annoying neighbor who’s always in your business.

Another thing—don’t buy a house with just one bathroom.

Unless it has max two bedrooms, or you have a plan to add another bathroom, it’s just not practical. Buyers today expect at least two bathrooms, even in smaller homes. Imagine having guests who can’t climb stairs to use the bathroom on the second floor, or you, needing to stumble downstairs in the middle of the night. Accidents waiting to happen!

Steer clear of homes in flood zones.

Flood insurance is pricey, and with sea levels rising, a house that’s in a low-risk floodplain today, might be in a high-risk zone in just a few years. Flood maps change regularly, so it’s a gamble you probably don’t want to take.

Don’t buy a foreclosed home.

They can be a nightmare. Sometimes you can't even see the inside before buying, and the previous owners might have taken out their frustrations by damaging the property. Plus, the process takes forever, and by the time it’s done, you might be too exhausted to care about the issues you discover late in the game.

Always, always, always get a home inspection.

Even if you're in a competitive market where everyone’s waiving inspections, find a way to get an inspection consultation before making an offer. Inspectors might not catch everything, but they can spot a lot. If the house is being sold “as is,” do a quick inspection to see if it’s worth it, before you commit.

Be realistic about what you can manage.

A huge yard and a long driveway might sound like the American Dream, but are you really up for the maintenance? If not, a condo might be a better fit. Just remember, condo fees can and do go up, so budget for that too.

And finally, check out the house at night.

Neighborhoods can feel totally different at different times.. Maybe there’s a noisy bar nearby, which you didn’t notice when you saw the house during the day. or traffic issues around a school that you wouldn't notice during your evening visit. You don’t want any unpleasant surprises after you move in.

And there you have it—my top tips for what NOT to buy when you’re house hunting. I hope this helps you make a smarter, less stressful decision!

Looking for an expert to help you buy or sell real estate in MA? Contact Noune Karapetian for her expertise in everything real estate and Massachusetts.