How to update a big decision when new information arrives

We now have written estimates from the same lender using the same down-payment assumption. The estimated fixed monthly housing cost, including principal, interest, property tax, homeowners insurance, and HOA where applicable, is about $4,750 for Home A, $5,780 for Home B, and $5,180 for Home C. These are planning estimates, not locked rates. We want the fixed monthly housing cost to stay at or below $5,900, and we still want at least $80,000 in cash after closing. For a detached house, we also want a separate first-year repair reserve rather than pretending the lack of an HOA means zero maintenance. We confirmed three nonnegotiables: at least two true bedrooms plus a workable office area, secure stroller and bicycle storage, and no plan that depends on both of us accepting a commute over fifty minutes on every office day. A third true bedroom is strongly preferred because of the baby and parent visits, but we have not yet made it a hard requirement. Please update the current facts and constraints only. Do not rank the homes yet.

We received more documents and did trial commutes. Home A’s HOA reserve study says the building expects an elevator modernization within two to four years. No special assessment has been approved, but the unfunded portion is currently estimated at roughly $9,000 to $14,000 per unit. The building also has a 20% rental cap with a waiting list. Home B’s inspection found window-flashing repairs estimated at $3,500 to $5,000; there was no active moisture reading, and the seller said they would consider a credit instead of doing the work. The HOA minutes show the next exterior repaint is already funded. Home C’s sewer scope found root intrusion, with written estimates of $18,000 to $24,000 for replacement, and two roofing contractors said the roof likely needs replacement within three years at roughly $16,000 to $21,000. Our real weekday trial from Home C to Bellevue took sixty-eight minutes door to door, while the other commutes were within the ranges we expected. Please update the comparison with these confirmed findings and the remaining uncertainties. We still have not chosen.

We talked with our families and changed one priority. My mother is likely to stay with us for two to three months after the baby arrives, not just a few weeks, so a third true bedroom is now a confirmed requirement. We also agree that we do not want a major repair project during the first two years of ownership. Home A therefore no longer meets the space requirement, even though its commute and price are attractive. Home C still appeals to us emotionally because of the yard, but the sewer, roof, and Bellevue commute now feel like risks we should not minimize. Please record the new confirmed requirements, then propose a practical shortlist and possible offer guardrails in chat. Do not turn the proposal into our final decision until we confirm it.

We reviewed the proposal and have made our decision. Home A is out because it does not have the third true bedroom we now require. Home C is out because the combined repair exposure and the real Bellevue commute conflict with our first-two-years plan. Home B is our first choice, and we want to submit an offer with these confirmed limits: offer no more than $925,000; request a $10,000 seller credit toward closing costs or the flashing repair; keep financing, inspection, and HOA-document review contingencies; walk away if further inspection finds active water intrusion or flashing-related work above $8,000; and do not proceed if the lender’s updated fixed monthly estimate rises above $5,900 or if closing would leave us with less than $80,000 in cash. Please update the formal decision and preserve the unresolved checks. Do not describe the home as purchased or the offer as accepted.