Questions before
you start? Let's talk.
Whether you're six months out or ready to move now, the best first step is a straightforward conversation about where you are and what makes sense.
From the first home you fall in love with online to the day you get your keys — a clear, honest look at how the journey actually works.
If you're reading this, you're probably already browsing listings, driving neighborhoods, maybe going to the occasional open house. Good. That's exactly where this starts.
The exploring phase has real value — it's how you develop a feel for what different price points actually look like, what tradeoffs matter to you, and where you want to be. Don't rush past it. But at some point the question shifts from what do I want to how do I actually make this happen — and that's when you need a plan.
At some point the conversation shifts. It stops being "wouldn't it be nice" and starts being "how do we actually do this." That's the moment to get a pre-approval.
Think of it as the first real step of the journey — not paperwork, but orientation. A pre-approval tells you exactly where you're starting from: what you can borrow, what your monthly payment looks like at different price points, what's realistic and what isn't. Without that, you're navigating without a map.
A lender reviews your income, credit history, debts, and savings — and issues a letter confirming how much you're qualified to borrow. You'll need two years of income documentation (W-2s and/or 1099s), recent pay stubs, and two months of bank statements. The initial review typically has no impact on your credit score, and most lenders can turn it around quickly. I'm happy to connect you with someone I trust.
Pre-approval in hand, we move from browsing to hunting. We'll talk through what you've learned from your exploring — what neighborhoods feel right, what compromises you're willing to make, what's non-negotiable — and build a focused search from there.
Before you write an offer on any home, I'll prepare a Comparative Market Analysis (CMA) — a close look at what comparable homes have actually sold for recently. The listed price of a home is not the same as its market value. What a property is actually worth depends on location, condition, recent comparable sales, and current buyer demand. A home that's been sitting for weeks in a market where things move fast is telling you something — and it's usually that the price is ahead of where buyers are.
South Bay has limited inventory and consistent demand. When something well-priced hits the market, it moves. At this stage, being prepared means we can act decisively — not scramble to catch up while someone else writes the offer.
When you're walking through homes, it helps to look beyond the staging. A few things worth paying attention to:
A purchase offer is a legal contract. Here's what the main terms mean:
Contingencies are conditions built into the offer that protect you. Until each one is formally removed, you generally retain the right to cancel and recover your deposit. California purchase agreements include three standard ones:
Once your offer is accepted, the transaction moves into escrow. Escrow is a neutral third party that holds all funds and documents until every condition of the sale has been satisfied. Neither you nor the seller can access those funds until closing.
The escrow officer holds your deposit, orders a title search to confirm the seller has clear ownership, manages all required documentation, receives your loan funds from the lender, and records the deed with the county on closing day.
During this period you'll be finalizing your loan, completing inspections, and reviewing seller disclosures. Staying responsive to requests from your lender and escrow officer is the single biggest thing you can do to keep things on schedule. Delays almost always come down to missing paperwork.
Inspections exist so you understand exactly what you're buying. The goal isn't to find a reason to cancel — it's to go into ownership with your eyes open, knowing what's there and what you're taking on.
| Inspection | What It Covers | Est. Cost |
|---|---|---|
| General Home Inspection | Structure, roof, electrical, plumbing, HVAC — the full picture | $400–$600 |
| Sewer / Lateral Line | Camera down the main line to the street — expensive to fix if skipped | $150–$300 |
| Termite / Pest | Wood-destroying organisms, moisture damage, fungus | $75–$200 |
| Roof | Detailed condition and remaining life estimate | $150–$300 |
| Chimney | Firebox, flue, and cap — when the home has a fireplace | $100–$250 |
| Pool / Spa | Equipment, plumbing, and safety features — when applicable | $150–$300 |
| Starting Budget | General + Sewer + Termite | $650–$1,100 |
After the reports, we have options: ask the seller to make repairs, request a closing credit, renegotiate the price, or — if findings are serious enough — cancel within the contingency period and get your deposit back. What you do with the information is a conversation we'll have together.
In addition to your down payment, expect roughly 1–3% of the purchase price in closing costs. These cover the services involved in completing the transaction. You'll receive an official Loan Estimate from your lender within three days of application, and a Closing Disclosure at least three days before signing — both documents itemize every charge.
| Cost Item | Description | Typical Range |
|---|---|---|
| Loan Origination Fee | Lender's fee to process and underwrite your loan | 0–1% of loan |
| Appraisal Fee | Lender-required valuation of the property | $500–$900 |
| Title Insurance | Lender's and owner's policies against title defects | $1,000–$3,000 |
| Escrow Fee | The escrow company's fee to manage the transaction | $1,500–$3,000 |
| Prepaid Interest | Daily interest from close date to first payment | Varies |
| Property Tax Reserve | Initial escrow impound for upcoming property taxes | 2–6 months |
| Homeowners Insurance | First year premium, required at or before closing | $1,200–$3,000+ |
| Recording Fees | County fee to record the deed | $100–$200 |
| Total Buyer Closing Costs | Confirm exact figures with your lender | 1–3% of price |
In the 24 hours before closing, we'll do a final walkthrough to confirm the home is in the agreed-upon condition and any negotiated repairs are complete.
You'll sign your loan documents — at the escrow office or with a mobile notary — and wire your remaining funds. Always call your escrow officer directly to verify wire instructions before sending any money. Wire fraud targeting real estate transactions is real. A one-minute phone call eliminates the risk entirely.
Once your lender funds the loan and the county records the deed in your name — typically the same business day — the home is yours. From accepted offer to keys in hand, most financed transactions take 21–30 days.
The listing agent works for the seller. Their job is to get the best possible outcome for their client — which is not you. Using the same agent as the seller, known as dual representation, creates a situation where the agent has a legal obligation to both parties and ethically cannot give either side real advice. If you ask "what should I offer?" the honest answer they're supposed to give is "I can't tell you."
Having your own agent means someone is at the table whose sole responsibility is your interests — reviewing contracts, flagging issues, advising on offer strategy, and guiding you through every decision with information the other side doesn't have access to.
Recording day tends to sneak up on people. A little planning ahead makes a real difference.
Whether you're six months out or ready to move now, the best first step is a straightforward conversation about where you are and what makes sense.