I would like to hear how others have saved money on house purchases.
Things I've thought about: buying from wholesalers, foreclosures, short-sale (first house was a short sale), somehow getting better financing than what NavyFederal.com provides, find and connect with people in the area who are planning to sell and save on RE agent fees, using a discount agent.
Do you have experience executing any of these strategies? What haven't I considered? All are some work, but the savings could make it very well paying work.
I anticipate buying a SFH to occupy sometime in 2019, in a HCOL area (Northern VA, targeting 22192). The market is hot, and I don't see that changing much (between Gov and growing tech sector). SFH seem to average $400k in that zip code (and much higher farther north), but I plan to stay put for 20 years at least. This will be the second house I've purchased, and I learned electrical, plumping, some HVAC, and more from my previous residence (with sale proceeds ~$100k), so for things I wouldn't have time to fix I would at least know what is needed to fix them and can screen contractors accordingly.
Since you mention Navy Fed, have you looked into VA loans, if you qualify? I'm not sure if you are looking just to save money overall, or to have a lower down. That would probably do the latter, but not at all the former, especially with the more strict inspection requirements that tend to prevent purchase of a fixer.
Also, even if you plan to stay for 20 years, it may well not be a financially smart move to buy. (I say, "financially savvy" because I know there are other reasons people buy a home, even if it costs more in the long run. So if this is more of a psychological/emotional decision, so be it. If not, then don't assume that length of residency means that buying will always come out ahead.)
Also, you said you'd occupy in 2019. Do you mean 2020? Does your living situation have flexibility so that you can stay in one place until you find a deal but aren't looked in, so you can move quickly?
Have you considered things like a duplex or something with a rental unit attached? Costs more in the long run, but that can catapult you from a market where renting is a massively cheaper choice to a situation where you come out WAY ahead owning, as long as you don't mind being a landlord.
Lastly, is there a reason you are limiting to Woodbridge? If you are looking for a deal, keeping your options as open as possible makes sense. It's unlikely you will save money moving closer to Alexandria, Arlington, the district, etc., but if price is your primary motivator, staying open so you can find a bargain in a larger area will likely work out better.