The 80-10-10 Rule of Homebuying

This post is for my favorite type of buyer, the heart-led buyer, who wants to make a wise decision — not just a fast one. I understand because this is exactly how my emotional heart and analytical mind work ❤️🧠. I comb through all the details, especially for my clients, while allowing my heart to test the waters.

This is also why I like to have a litmus test, so I know I'm still on track and being true to myself. The 80-10-10 rule comes in handy this way when buying a home, and you may even find it helpful in other walks of life. Don't miss the bonus section at the end, The Dealbreakers, and don't forget the Sauce section cause sauce is important!

What is the 80-10-10 Rule (with sauce)?

It’s a practical way to break down what matters most in your home search and I've added some sauce to this explanation. (Y'all know I enjoy cooking.)

• 80%: Foundational Needs 🏡 – These are the non-negotiables. If a home doesn’t have these, it’s a no. This is the groundwork of our whole home search and what I'll focus on when I begin looking for you.

• 10%: Flex Preferences 🛠 – Things you can change or compromise on over time. Maybe you don't want an old fence, but you're willing to replace it. You prefer new windows, but you know you can replace them over time. You wish the HVAC was new, but you can live with an older well-maintained model. (These are the non-preferred non-dealbreakers.)

• 10%: Not My Vibe 🫣 – These are the things you just don't like and you probably can't change. Maybe you don't want to live near a shopping center or you don't like the neighbors parking on the street. It's a bummer but this 10% will be a reality with almost every home.

• The Sauce 🫗 – These are the things about the home that simply delight you and spark joy. They may not be necessary, but they make a house feel like home to you. For me, it's things like my circle driveway or the stoop to my front door. When you're thinking of your 80-10-10, don't forget to consider the sauce, because it adds a little flavor.

  
  

Questions to Ask Yourself

When you're buying a home, I'll be honest, sometimes your head will just start spinning trying to keep up with everything! 😵‍💫 You may forget what you're even looking for at times. Don't worry because I'm here to remind you and keep things moving in the right direction.

Journaling and brain storming lists can help keep things clear. So, here's some tools to create your 80-10-10 list.

The 80% – Your Foundation 🏡

Ask yourself: What are the things I cannot live without? Here's some examples, but your list will be unique.

• Location (distance to work, schools, community)

• Size of home and number of bedrooms/bathrooms

• Yard space or lack thereof

• Natural light or windows (yes, that’s foundational for many!)

• Budget — what’s truly affordable and sustainable? (This is so important.)

Activities to help define your 80%:

• Journal what life looks and feels like in your ideal home on an average day.

• Think about pain points in your current living situation that need to change.

• Talk as a household: What’s essential for everyone's well-being?

• Red flag 🚩: If a house is missing more than 1–2 of your foundational items, it might not “the one.”

The 10% – The Flexible Layer 🛠

These are the items that aren’t ideal right now — but can be changed, upgraded, or adjusted over time. Create a “change-it-later” list, so you don’t get emotionally stuck on things that are cosmetic or temporary.

Examples:

• Paint colors

• Kitchen cabinets or counters

• Flooring

• Fixtures

• Landscaping

• Well-maintained mechanics that may be aged. (For me it was the interior HVAC system. It was a little older, but we held that baby together for 7 additional years before we had to replace it.)

  
  

The Other 10% – Not My Vibe 🚫

These are the type of details where your gut may have a reaction, but your head says, "wait, let's think about this." To figure out if you're looking at a dealbreaker or something you can adapt to ask yourself:

• Can I live with this even if it never changes?

• How deeply would this affect my life long term?

• Would I regret walking away from this home over this?

• Can I make peace with this or make a plan to work around it?

• If I step back and look at the overall package 🎁, does it pale in comparison to the rest of what the home as to offer?

  
  

For example, maybe there's an intersection you can hear from one side of the home. Could you put a sound machine next to a window and emphasize the tranquility within your home? Can you hang curtains or put up a gazebo to block an unwanted view? Could you focus on pouring love into other parts of your home and ignore that thing that annoys you? 🫣

And of course, as your contemplating the "nope" vibes, don't forget to consider the sauce. 🫗

The Sauce - Adds Joy and Flavor

These are your bonus points — the little luxuries or features that ✨️ spark joy ✨️ that your family can build on and enjoy for years to come. Here's some things that come to mind.

Examples:

• Fireplace?

• Soaking tub?

• Natural light pouring in?

• Perfect place to work from home?

• The kitchen just calling you?

• That cute breakfast nook or bar?

• Yard big enough for dog zoomies?

• (What's yours?)

The sauce items aren’t must-haves, but when you find a house with even a couple of them — and they’re paired with your 80% foundation — you may have found a winner. 🏆

Bonus: The Dealbreakers ❌️

Dealbreakers can be personal, but here are some universal red flags:

• Serious structural damage

• Major repairs needed that the seller likely knew of but didn't disclose and won't fix!

• Flood zones or safety concerns that can't be addressed

• A neighborhood that doesn’t sit well or align with your lifestyle

• HOA rules that conflict with your lifestyle

• Seemingly toxic water or air nearby

• Taking on looong daily commutes

• Stretching yourself financially past your peace point 💸

If a home makes you feel unsettled in your gut or you'd be compromising your core values or needs, walk away. There's always another home, and I'd rather you find that right one than sell yourself short. If you've ever worked with me, you know how protective I am. I throw the red flags on the field and plant 🌱 green flags all along the way to help guide us!

So what do you think?

Can you use the 80-10-10 + sauce rule to help define what you want? Do you think this could help you in other areas of life?

If you're looking for a home or you want to buy one day and you're not sure if it's possible—don't worry! You’ve got this—we've got this. Together, we can make it happen in the best way.

Reach out if you'd like to learn more about buying a home in North Texas. I've got your back! 🇨🇱💕