THE FINGER LAKES / Buyer’s guide
Find a home.Make it yours.
Seven simple steps. What to do, and when to do it. For Ithaca and the Finger Lakes buyers.
Start with your budget. Build your team. Then find your home. I’ll help you through each step.
See the latest local marketYOUR PATH TO THE KEYS
One step at a time.
Start at step 1, or choose where you are now. These are recommended starting points; your contract and team set the actual deadlines.
Step 1 of 7 · Lender
Find a lender. Get preapproved.
When to do thisFirst, before you start touring homes.
Find out what you can comfortably spend before you shop.
- Choose a monthly payment that leaves room for bills, repairs and savings.
- Send the bank or credit union the income and savings records they request.
- Ask for a preapproval letter and an estimate of the cash you will need.
A little more detail
I recommend comparing local banks or credit unions. Preapproval is an early loan check, not final approval. Ask when your letter expires. You do not have to borrow the maximum offered.
Choose your agent.
When to do thisOnce you know your budget, before touring together.
Pick someone who listens and helps you understand each next step.
- Share your budget, must-haves and ideal move date.
- Review the buyer agreement before touring together.
- Ask what services you get, what you may pay and how to end the agreement.
A little more detail
Agent fees are negotiable. Your agreement explains the amount and who may pay it; seller help is not guaranteed.
NAR: buyer agreementsChoose your attorney.
When to do thisWhile choosing your agent, before making an offer.
Your attorney is your lawyer. They help you understand the legal promises you make.
- Ask a local real estate attorney about fees and availability.
- Confirm they can work with your lender and take you as a client.
- Have them review purchase papers before you sign.
A little more detail
Some contracts have an attorney-review period. Ask your lawyer about its exact rules and deadline. Do not assume you can cancel later.
New York State Bar: your attorney’s roleVisit homes.
When to do thisAfter preapproval and your agent agreement are in place.
Look for a home that fits your life and your budget. There is no need to rush.
- Check the rooms, condition, location and drive to work.
- Ask about taxes, heat, water, septic systems and internet.
- Tell your agent what you like and what worries you.
A little more detail
Virtually staged photos have furniture added by computer. View the original photos and the home itself. Ask your team to check records for property lines or changes you hope to make.
Make an offer.
When to do thisWhen you find a home you want and can afford.
Your offer sets out your price, dates and conditions.
- Choose a price with your agent using similar homes that sold.
- Ask your lawyer to explain the deposit, protections and deadlines.
- Review any seller changes before you agree.
A little more detail
Earnest money is your deposit. It is held in escrow for safekeeping and credited toward what you owe at closing, not added to the price. Your contract sets its due date and refund rules. A contingency is a condition, such as loan approval or a satisfactory inspection.
NAR: purchase conditionsCheck the home. Finish the loan.
When to do thisAs soon as your agreement allows; meet every contract deadline.
Your team checks the home, your loan and the ownership records. Some checks may happen before signing.
- Book the inspection promptly and review problems before your deadline.
- Send lender documents quickly; ask before taking on new debt or changing jobs.
- Have your lawyer track the legal checks and remaining dates.
A little more detail
An inspection checks the home’s condition. An appraisal checks its value for the lender. Title work checks ownership and claims against the home. Your lender must still give final loan approval. Arrange insurance early enough to meet the lender’s closing requirements.
Close and get your keys.
When to do thisPrepare in the final week; get keys when possession is confirmed.
Closing is when the final papers and money complete the purchase.
- Review your final loan costs with your lender and lawyer before signing.
- Do the final walk-through close to closing; confirm repairs, insurance and utilities.
- Verify payment instructions by calling a trusted number, then move in when your team confirms.
A little more detail
For most home-purchase mortgages, you must receive the Closing Disclosure at least three business days before closing. This form shows your loan terms and final costs. Ask questions about changes. Your contract and closing team decide when you may move in.
CFPB: reviewing final costsLOCAL PEOPLE WHO CAN HELP
Your local options.
Explore lenders and real estate attorneys whenever you need them.
Local banks & credit unions
BEFORE YOU START TOURING
Choose a lender.
A good first conversation makes the numbers clearer. Explore banks and credit unions in and around Tompkins, Cayuga, Cortland, Tioga, Chemung, Schuyler and Seneca counties, then compare a few written offers.
Your local lender directory
21 optionsIncludes local institutions and regional or national banks serving the area. This is a starting directory, not an exhaustive list or a ranking. Confirm lending coverage for the property’s address; credit unions require membership.
Tompkins Bank & TrustBank
Fixed-rate and adjustable-rate mortgages; HomeOne and Home Possible options; construction, land and renovation financing. Also lists green-home, seasonal-home and no-closing-cost programs. Ask which fit your purchase.
Explore Tompkins Bank & TrustVisions Federal Credit UnionCredit union
Fixed-rate and adjustable-rate mortgages, first-time buyer programs and refinancing. Ask about membership, down-payment options and available help with your first purchase.
Explore Visions Federal Credit UnionBeginnings Credit UnionCredit union · formerly CFCU
Fixed-rate and adjustable-rate mortgages; FHA, VA and USDA options; jumbo, land and construction loans. Also lists medical-professional and community-hero options. Ask about eligibility and the conditions on no-closing-cost loans.
Explore Beginnings Credit UnionMore local options · 18 lenders
Alternatives Federal Credit UnionCredit union
Home purchase loans, homebuyer education, and Homebuyer Dream Program assistance for eligible buyers. Ask about income requirements and available assistance funding.
Explore Alternatives Federal Credit UnionCayuga Lake National BankBank
Fixed-rate mortgages, construction and land financing, and financing for qualifying manufactured homes. Homebuyer Dream Program assistance may be available to eligible buyers.
Explore Cayuga Lake National BankChaseBank
Home purchase and refinance mortgages, with online tools and home-lending support. Ask which programs and assistance options are available for your property and situation.
Explore ChaseChemung Canal Trust CompanyBank
Purchase and refinance mortgages, construction financing, and first-time buyer options, including a no-closing-cost first-time buyer program. Ask which costs are covered and what conditions apply.
Explore Chemung Canal Trust CompanyCitizensBank
Home purchase and refinance mortgages, plus home equity lines of credit for existing homeowners. Ask for a comparison of purchase-loan options and the cash you would need at closing.
Explore CitizensCommunity BankBank
Conventional, VA, construction and renovation mortgages, plus land, manufactured-home and portfolio lending options. Also lists no-closing-cost and lower-mortgage-insurance options; availability varies by location.
Explore Community BankCorning Credit UnionCredit union
Conventional fixed-rate, adjustable-rate, low-down-payment and jumbo mortgages, plus lot and construction loans. Ask about membership and financing for your specific property.
Explore Corning Credit UnionEmpower Federal Credit UnionCredit union
Fixed-rate and adjustable-rate purchase mortgages, with preapproval support. Ask about membership, available terms and down-payment requirements.
Explore Empower Federal Credit UnionESL Federal Credit UnionCredit union · includes former Generations Bank
Fixed-rate and adjustable-rate mortgages, FHA and Home Possible options, and investment-property financing. Ask about membership and affordable-homebuyer programs. ESL completed its acquisition of Generations Bank in January 2026.
Explore ESL Federal Credit UnionFirst Heritage Federal Credit UnionCredit union
Fixed-rate and adjustable-rate mortgages, plus home equity financing for existing owners. Ask about membership, purchase-loan terms and first-home financing options.
Explore First Heritage Federal Credit UnionFirst National Bank of DrydenBank
Mortgage lending through a locally owned bank serving Tompkins and Cortland counties, with offices in Dryden, Cortland and Homer. Contact its lending team for current loan types, terms and down-payment requirements.
Explore First National Bank of DrydenFive Star BankBank
Fixed-rate, adjustable-rate and jumbo mortgage options. Ask the New York bank’s mortgage team about purchase financing and programs for your property location.
Explore Five Star BankKeyBankBank
Home purchase and refinance lending with mortgage loan officers and homebuyer resources. Ask which loan and assistance programs apply to your income, property and down payment.
Explore KeyBankLyons National Bank (LNB)Bank
Mortgage financing for buying, building and refinancing, with local mortgage specialists and low-down-payment options. Ask about first-time buyer eligibility and total closing costs.
Explore Lyons National Bank (LNB)M&T BankBank
Home purchase mortgages, preapproval and refinancing, with online applications and mortgage specialists. Ask for a personalized comparison of loan programs and costs.
Explore M&T BankNBT BankBank
Purchase, refinance, construction and renovation financing. Its loan programs include conventional fixed and adjustable rates, jumbo, FHA and first-time buyer options. Ask about property-type requirements and assistance.
Explore NBT BankSavannah BankBank
Residential mortgage lending through a community bank in the northern Finger Lakes region. Contact the bank for current purchase-loan programs, down-payment requirements and service area.
Explore Savannah BankTioga State BankBank
Fixed-rate and adjustable-rate mortgages, first-time buyer programs, jumbo and construction loans. Also offers financing for land, seasonal properties and manufactured housing, plus no-closing-cost options with conditions.
Explore Tioga State BankWhat should I compare?
- The full payment: principal, interest, taxes, insurance and any mortgage insurance.
- Cash to close: down payment, lender fees, points, credits and prepaid expenses.
- The same assumptions: compare the same loan amount, term and loan type, with quotes obtained close together.
- The fine print: rate-lock length, adjustable-rate changes, assistance repayment rules and conditions on “no closing cost” offers.
- The process: who answers your questions, which documents are needed, and whether the lender can meet your closing date.
Offerings checked September 7, 2026 using each institution’s linked website. Programs, rates, funding and eligibility can change. Ask the lender for current terms; this directory is not a loan approval or a promise of assistance.
Local real estate attorneys · 9 options
You choose your lawyer. These firms say they handle home purchases or other real estate work. Call to ask if they can help with your home, your lender and your dates.
Bousquet Holstein PLLC
Ithaca / SyracuseHelps people buy and sell homes. Handles contracts, home loans, title work and closing.
Visit firm websiteGalbato Law Firm
AuburnHelps buyers and sellers with home and business property sales.
Visit firm websiteLevene Gouldin & Thompson, LLP
Ithaca / Southern TierReviews contracts, checks property ownership records and helps with closing.
Visit firm websiteLorraine Moynihan Schmitt
IthacaHelps with buying, selling and leasing property in Tompkins and nearby counties.
Visit firm websitePeter Salton, Attorney at Law
Ithaca / Finger LakesHelps home buyers and sellers with property deals and legal questions.
Visit firm websiteSerenna L. McCloud, Esq., PLLC
IthacaRepresents buyers and sellers of homes. Also handles deeds, the papers used to transfer property ownership.
Visit firm websiteWilliamson, Clune & Stevens
Ithaca / Finger LakesReviews home-sale papers and helps buyers and sellers through closing.
Visit firm websiteChecked September 7, 2026 on the firms’ linked websites. This list is not a ranking or every local option. Ask about fees, who will handle your purchase, and whether the firm can take you as a client.
PLAN YOUR CASH
What might I pay out of pocket?
Enter a home price to try a sample budget. We have filled in starter amounts for the other costs. Change each one to fit your home and quotes. These are planning examples, not local price quotes or your monthly house payment.
Step 1 of 3 · Home & loan
The price you expect to pay.
The part of the price you pay with your own money. 5% is an example, not a loan rule.
3% is a starting guess. Your actual costs may be higher or lower.
The CFPB gives a broad closing-cost range of 2–5% of the home price, on top of the down payment. This is not a local quote. Read the CFPB guide.
Other costs · starter estimates included
The placeholder shows the estimate from the percentage above. Leave this blank to use it, or enter your quote to replace it. Use costs before subtracting your deposit or credits. Do not enter “cash to close.” Enter only costs paid in cash, not fees added to your loan.
$0 is a placeholder, not a promise of no fee. Enter what you agreed to pay yourself if it is not already in your closing-cost quote. Agent fees are negotiable.
$700 sample budget for home checks before closing. Ask for quotes; radon, well, septic or other checks can add more. Only include costs not already in your closing estimate.
$1,500 sample budget for a truck, boxes, storage and starting home services. Change this for your move size and distance.
$3,000 sample cushion for repairs and surprises. You may need more. This stays yours; it is not a fee.
What are closing costs?
These are the extra costs of buying the home. They can include the lender, lawyer, home value check, ownership-record checks, filing fees and taxes. You may also pay some home insurance, interest and tax savings up front.
Ask your lender and lawyer for a written list. Count each cost only once. If you qualify for down-payment help or other aid, have them update your estimate; this calculator does not work out aid or loan rules.
CFPB: understand your final costs ↗Credits and early payments
Seller or lender help your lender says you may use for unpaid closing costs. No help is assumed. Do not use this for a deposit or down-payment help.
$1,000 example of earnest money: a deposit held in escrow for safekeeping. Use the amount in your contract. It counts toward what you owe at closing, not an extra fee. This is a planned amount, not a record of payment.
$600 example for an appraisal or other closing fee paid before closing. This is already part of the closing-cost estimate, not added again. Use $0 if no closing fees will be paid early. Keep inspections in their own field.
YOUR STARTING CHECKLIST
A little clarity goes a long way.
- □Lender chosen and preapproval letter ready
- □Agent chosen and agreement understood
- □Lawyer hired before making an offer
- □Home needs and budget written down
- □Inspection and loan tasks on track
- □Final costs checked and move-in date confirmed
Questions for our conversation
Let’s find the right fit.
Tell me where you are in the process. We’ll work out the next step together.
Email Alex 607-793-9270