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.
From first call to the keys
Timing depends on inventory and your goals. Once you're in contract, a typical escrow runs 21 to 45 days. Here's how it works:
The path to the keys
Day 1 · Strategy call
Your must-haves, nice-to-haves, budget, timing and neighborhoods. We'll be honest about what your budget buys in each area and how fast homes there are moving.
Week 1 · Pre-approval and buyer agreement
A full lender pre-approval, not just a pre-qualification. Many coastal purchases need jumbo financing, so we'll connect you with lenders who close on time. Since August 2024, buyers sign a written agreement with their agent before touring; it spells out services and compensation, and it's negotiable.
Week 1 onward · A search built around you
Instant alerts on new listings and price drops, plus coming-soon and off-market homes through our network of agents and past clients. You'll also get market reports for the neighborhoods you're watching.
Tours · Objective and subjective analysis
On every home we look at both sides. The objective side is the data: comparable sales, price per foot, days on market and price history. The subjective side is what photos hide: condition, layout, light, noise, HOA health and resale appeal.
Offer · Write one that wins
Price, deposit, contingencies and timing, built from the comps and from what we learn talking with the listing agent. We tell you where you can be competitive and where you don't need to be.
Escrow days 1–17 · Inspections, disclosures and appraisal
Home, roof, sewer line and specialty inspections, a careful review of the seller's disclosures and reports, and the appraisal. Under the standard California purchase contract, inspection and appraisal contingencies commonly run 17 days and the loan contingency 21 days, unless you negotiate different terms.
Contingency removal and final walk-through
Once you're comfortable, you remove contingencies. A few days before closing, you walk the home one last time to confirm its condition and any agreed repairs.
Closing · Typically 21 to 45 days after acceptance
Your loan funds, the deed records and the keys are yours. We stay on call after closing for referrals, questions and anything you need.
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
Your cash to close, at a glance
Proportions are illustrative. We'll build your real numbers with your lender before you write an offer.
| 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. This guide is for general information only. Rules, costs and timelines vary and can change.