San Diego real estate questions, answered

Less than most people think. Conventional loans can go as low as 3 percent down for qualified first-time buyers, FHA loans start at 3.5 percent, and eligible veterans can use a VA loan with zero down. Putting 20 percent down avoids private mortgage insurance, but it is not required. I can connect you with trusted local lenders to see exactly what you qualify for, including first-time buyer assistance programs.

Buyers using a loan often budget roughly 2 to 3 percent of the purchase price for closing costs. That covers lender fees, title insurance, escrow, and prepaid property taxes and insurance. Your lender's Loan Estimate shows the exact numbers, and in some markets we can negotiate seller credits toward your costs.

Yes. Since August 2024, REALTORS must have a written agreement with a buyer before touring a home, and California law now requires buyer representation agreements in writing. The agreement spells out the services I provide and how I am paid, so everything is clear before we start.

Commissions are always negotiable and are not set by law. Sellers decide what they offer, and buyers agree to their agent's compensation in the buyer agreement. Sellers often still offer to cover some or all of the buyer's agent fee as part of the negotiation. I walk every client through the numbers up front.

Mello-Roos is a special tax created under California's Community Facilities Act of 1982 to pay for roads, schools, and parks in newer communities. It shows up on your property tax bill. Many homes in parts of Carmel Valley, including Pacific Highlands Ranch, carry Mello-Roos, while others do not. I check this on every home so you know the true monthly cost before you write an offer.

Under Proposition 13, the base property tax is 1 percent of your purchase price, plus any local bonds and special assessments. That usually brings the total to somewhere around 1.1 to 1.3 percent per year, depending on the area. The assessed value can rise by no more than 2 percent per year while you own the home.

It depends on your equity, your loan options, and how competitive the market is. Common options include a contingent offer, a bridge loan, or selling first with a rent-back so you have time to move. We will map out the safest path for your situation before you list.

Well-priced, well-prepared homes in desirable North County areas often go into escrow within a few weeks. Once you accept an offer, escrow usually takes 30 to 45 days. Pricing, presentation, and the season all matter, and I share the current numbers for your neighborhood when we meet.

I prepare a comparative market analysis using recent sales near you, active competition, and your home's condition and upgrades. You get a realistic price range and a short list of improvements that are worth doing before you sell, and ones that are not. There is no cost and no obligation.

North County coastal communities are my home base, but I help buyers and sellers all across San Diego County, from Poway and Rancho Bernardo to the urban neighborhoods closer to downtown.