11 Aug House Hunting 101: A Simple Formula for Choosing the Right Home
House hunting can feel overwhelming, especially when you’re staring at endless listings online and trying to figure out which properties are worth your time. Most buyers start with a long list of must-haves and nice-to-haves, but the real clarity comes when you actually start walking through homes in person.
If you’re feeling lost in the sea of available properties, there’s a simple formula that can help you make confident decisions and find the right home without getting caught up in analysis paralysis.
The Reality of House Hunting: It’s More Than Just Lists
Many first-time home buyers approach their search with detailed spreadsheets and lengthy wish lists. While having preferences is important, the real clarity usually comes once you start walking through homes. Seeing properties in person helps you figure out what really matters to you and what’s just a bonus.
Most buyers end up touring somewhere between 5 to 10 homes before making an offer , and that’s completely normal. Some people fall in love with the first house they see, and that’s okay too. However, checking out a few more properties usually provides valuable perspective and helps ensure you’re making the right choice.
The 80-10-10 Rule: A Game-Changing Formula
While I didn’t create this rule (and honestly, I wish I knew who did), the 80-10-10 rule has become a go-to framework in real estate because it makes so much sense for home buyers trying to evaluate properties objectively.
Here’s how it breaks down:
80% Should Be Things You Love
This 80% represents your non-negotiables – the big things that are either super hard or super expensive to change:
Location factors:
- Neighborhood safety and character
- Commute times to work
- School districts (if applicable)
- Proximity to amenities you use regularly
Structural elements:
- Overall layout and flow
- Room sizes and configuration
- Natural light and window placement
- Architectural style and home’s “vibe”
Major systems:
- Foundation condition
- Roof quality
- HVAC system efficiency
- Electrical and plumbing infrastructure
These elements form the foundation of your daily living experience and are typically the most expensive to modify after purchase.
10% Should Be Things You Can Improve
This 10% covers cosmetic and minor functional updates that you can tackle over time to make the space feel more like you:
Cosmetic improvements:
- Paint colors throughout the home
- Flooring updates (carpet, hardwood, tile)
- Light fixtures and ceiling fans
- Cabinet hardware and faucets
Kitchen and bathroom updates:
- Countertops and backsplashes
- Appliance upgrades
- Vanity and mirror replacements
- Fixture modernization
Outdoor improvements:
- Landscaping and garden design
- Deck or patio enhancements
- Fence installation or replacement
- Exterior paint and trim
These improvements allow you to personalize your home gradually while building equity through strategic updates.
10% Should Be Things You Can Live With
The final 10% represents minor annoyances that aren’t deal-breakers:
Neighborhood elements:
- A neighbor’s unusual fence or yard decoration
- Slightly outdated streetlights or mailboxes
- Minor traffic patterns or parking situations
Property quirks:
- An oddly shaped room that’s still functional
- A bathroom layout that’s not ideal but workable
- Storage solutions that aren’t perfect but adequate
External factors:
- Views that aren’t spectacular but aren’t offensive
- Mature trees that create some yard maintenance
- Minor noise from distant traffic or activity
The key is distinguishing between things that are genuinely livable versus actual problems that will impact your quality of life or property value.
How to Apply the 80-10-10 Rule During Home Tours
Before You Start Looking
Define your 80% priorities clearly:
- List the location requirements that are non-negotiable
- Identify the layout features that are essential for your lifestyle
- Determine which major systems and structural elements matter most
Be realistic about your 10% improvement budget:
- Research costs for common updates you’re considering
- Factor renovation timelines into your move-in plans
- Consider your DIY skills versus professional installation needs
During Property Tours
Evaluate each home systematically:
- Focus first on whether the 80% elements meet your needs
- Take notes on potential 10% improvements and their estimated costs
- Identify any issues that fall into the “can live with” category
Ask the right questions:
- When were major systems last updated or serviced?
- Are there any known issues with plumbing, electrical, or HVAC?
- What improvements have been made in recent years?
- Are there any neighborhood or HOA restrictions on modifications?
Managing Emotions During the House Hunting Process
House hunting can be emotionally intense. Excitement, nerves, and decision fatigue are all normal parts of the process. The 80-10-10 rule helps keep you grounded and focused on what really matters rather than getting swept away by emotions or minor details.
Common Emotional Traps to Avoid
Falling in love with cosmetic details: Beautiful staging and fresh paint can mask underlying issues or distract from poor layout and functionality.
Rejecting homes for minor flaws: Dismissing otherwise perfect properties because of easily fixable cosmetic issues.
Analysis paralysis: Getting so caught up in comparing minor details that you miss out on great opportunities.
Buyer’s remorse before buying: Second-guessing your priorities when you find a home that meets your 80-10-10 criteria.
Making Confident Decisions with the Formula
When a Home Meets Your 80-10-10 Criteria
If a property hits that 80% mark and the remaining 20% is genuinely improvable or livable, you might have found “the one.” This doesn’t mean you should rush into an offer, but it does mean the home deserves serious consideration.
Next steps when you find a strong candidate:
- Schedule a second showing to confirm your initial impressions
- Research comparable sales in the neighborhood
- Get estimates for any 10% improvements you’re considering
- Have a thorough inspection to verify the condition of major systems
Red Flags That Override the Formula
Some issues should disqualify a property regardless of how well it meets other criteria:
- Major structural problems or foundation issues
- Significant safety hazards or code violations
- Location factors that will negatively impact your daily life
- Financial implications that exceed your budget capacity
Beyond the 80-10-10 Rule: Additional Considerations
Market Conditions Impact
Current market conditions affect how strictly you can apply the 80-10-10 rule:
- In competitive markets, you might need to be more flexible
- In buyer’s markets, you can afford to be more selective
- Inventory levels determine how many options you’ll have to compare
Long-Term Planning
Consider your future needs:
- Will this home work if your family grows?
- Are you planning to stay long enough to complete desired improvements?
- Will the location continue to meet your needs as your career evolves?
The Bottom Line: Trust the Process
The 80-10-10 rule provides a framework for making rational decisions during an emotional process. It helps you focus on what truly matters while maintaining realistic expectations about finding the “perfect” home.
Remember, no home will check every box on your wish list. The goal is finding a property that meets your essential needs, offers improvement potential, and allows you to live comfortably while you make it your own over time.
Ready to Apply This Formula to Your House Hunt?
If you’re ready to start your home search with a clear strategy, the 80-10-10 rule can help you evaluate properties objectively and make confident decisions. Working with an experienced agent who understands this approach can make the process even more effective.
Contact me today: Phone/Text: (602) 329-7782
Let’s discuss how to apply this formula to your specific needs and find a home that truly fits your lifestyle and budget.
Helping home buyers throughout the northwest valley of Phoenix, Arizona make confident decisions with proven strategies and personalized guidance.