Buy with confidence. Win the right home.
How buying really works on the coast, from getting pre-approved to getting your keys, and how to compete without overpaying.
Ten steps to the keys
Strategy call
Your must-haves, nice-to-haves, budget, timing and neighborhoods. We'll be honest about what your budget buys in each area.
Get pre-approved
A full lender pre-approval, not just a pre-qualification. Many coastal purchases need jumbo financing, so choose a lender who closes jumbo loans on time.
Sign a buyer agreement
Since August 2024, buyers sign a written agreement with their agent before touring homes. It spells out services and compensation, and it's negotiable.
Search smart
Instant alerts on new listings and price drops, plus off-market and coming-soon homes through our network.
Tour and evaluate
We help you look past staging at what matters: layout, light, noise, condition, HOA health and resale.
Write a winning offer
Price, deposit, contingencies and timing, built from comparable sales and what we learn from the listing agent.
Inspections and disclosures
Home, roof, sewer line and any specialty inspections, plus a careful review of the seller's disclosures.
Appraisal and loan
Your lender orders the appraisal and finalizes your loan while we keep every deadline on track.
Remove contingencies and final walk-through
Once you're comfortable, you remove contingencies. Before closing, you walk the home one last time.
Close and move in
Sign, fund, record. Welcome home.
How to compete without overpaying
- Know the real comps. We price from closed sales, not list prices or online estimates.
- Deposit: about 3% of the price is typical in California and signals you're serious.
- Contingencies: the standard California purchase agreement allows 17 days for investigation, appraisal and loan. Shortening them, carefully, can win a deal.
- Down payment and proof of funds: a larger down payment and verified funds reassure sellers.
- Flexible timing: matching the seller's preferred close date or offering a short rent-back can beat a higher price.
- Escalation and appraisal gap strategies can work in multiple-offer situations. We'll tell you when they make sense.
What to check on the coast
Property
- Flood zone and insurance cost
- Fire zone and insurability
- Sewer lateral and foundation
- Permits for past remodels and additions
- Views: protected or not?
Ownership
- HOA dues, reserves, rules and pending litigation
- Mello-Roos and special assessments
- Fee simple vs. leased land (some Newport Beach bay areas)
- Short-term rental rules if you plan to rent
- Coastal Commission rules for future projects
Beyond the down payment
| Earnest money deposit | About 3%, credited at closing |
| Loan fees and prepaid interest | Varies by lender |
| Escrow, title and recording | Varies by price and company |
| Inspections and appraisal | Paid during escrow |
| Homeowners insurance | First year usually paid at closing |
| Property tax | About 1% of price plus local assessments, set by Prop 13 |
| Supplemental tax bill | Arrives after closing, so plan for it |
This guide is general information, not legal, tax or lending advice. Talk with your lender and CPA about your situation.
Brennan Harms · Premier Pacific Properties · DRE 02011669 · 2660 E Coast Hwy, Corona del Mar, CA 92625 · brennan@ppprealty.com · 949-887-7529. This guide is for general information only. Rules, costs and timelines vary and can change.