Your California Home Buying Roadmap
A simple step-by-step guide, from getting pre-approved to getting your keys. Written for California home buyers, with the San Diego details most guides skip.
Email yourself this guide to find it again later
The short version
- Get pre-approved. Find out what monthly payment is comfortable and how much cash you need to close.
- Tour homes. Make a strong offer when you find the right one.
- After the seller says yes: escrow opens, you wire your deposit, inspections happen, and the appraisal is ordered.
- You review the reports and disclosures. Tell me what questions you have. Then you remove your contingencies.
- You sign your loan papers. A day or two later the loan funds and records, and the home is yours.
Getting to an accepted offer
What happens once you're in escrow
You don't need this yet. It's here for when you're under contract, or if you're just curious how the rest goes.
One thing to know before any money moves
You will never get wire instructions from me by email. Escrow sends their instructions one time, and those instructions do not change. If you ever get an email with new or updated wire instructions, treat it as fraud and call escrow before you do anything else. Criminals and scammers watch home sales and send fake instructions that look real. They are really good at this.
Always call escrow at a number you already have. Never use a number from an email. Have them read the instructions to you out loud before you send any money.
These timelines depend on your contract and can run longer or shorter.
Common questions
How long does escrow take in San Diego County?
Most loans close in 21 to 45 days. That includes FHA and VA loans. Cash can close faster. Your contract sets your closing date, and my team tracks every deadline against it.
What is contingency removal, and when is my deposit at risk?
In California, contingencies do not go away on their own. You remove them in writing when you are ready. Under the standard California purchase agreement, the inspection and appraisal contingencies run 17 days and the loan contingency runs 21 days. In a busy market, these are often shorter. Once you remove all of them, your deposit may be at risk if you cancel.
What is Mello-Roos, and will it change my monthly payment?
Mello-Roos is a special tax charged inside a Community Facilities District, or CFD. It helps pay for roads, schools, and parks in newer communities, including newer parts of San Marcos, Carlsbad, and Oceanside. It shows up on the property tax bill and on the title report, and it is added on top of your regular property tax. That means it can raise your monthly payment. These typically run 20 to 40 years.
I'm using a VA loan to buy a home. What's different?
Your escrow may run a little longer. The VA appraisal does two things: it gives an opinion of value, and it confirms the home meets VA property standards. If repairs are needed to meet those standards, they have to be worked out with the seller. Everything else about the purchase works the same way.
The home has solar panels. What happens to them?
It depends on how the solar was paid for. If the seller owns the system, it usually transfers with the home. If it is a lease or a power purchase agreement (PPA), you may be asked to take over that contract, and the solar company usually has to approve your credit first. If it was financed, there may be a lien that has to be handled before closing.
Do I need to be there for the home inspection?
You do not have to be, although I strongly recommend it. At least go toward the end of the home inspection. Walking through with the inspector is the fastest way to learn what is a real problem and what is normal wear.
Real estate terms you'll hear during escrow
- Escrow
- A neutral company that holds the money and paperwork until the sale is done.
- EMD (earnest money deposit)
- Your good faith deposit. You wire it to escrow after the seller accepts your offer.
- Contingencies
- Safety exits in your contract. They cover things like the inspection, the appraisal, and your loan. You are not fully committed until you remove them. Basically means: "I will buy this house if specific conditions are met, or else I can cancel the purchase."
- Contingency removal
- The form you sign to give up a contingency. In California, they do not go away on their own.
- Preliminary title report
- An early report showing who owns the home, plus any loans, liens, or rights other people may have on it.
- HOA
- Homeowners association. They set the rules and charge dues. Read their documents early.
- Appraisal
- A licensed appraiser visits the home and gives an opinion of its value. Your lender relies on that opinion to give you a mortgage.
- Inspection
- A professional home inspector checks and reviews the home's systems: roof, plumbing, electrical, heating and cooling, and more. Then they report their condition.
- Rate lock
- An agreement that holds your interest rate steady for a set time, usually through closing.
- Loan commitment
- Your lender's formal approval. It usually still has a few final conditions.
- Clear to close
- Your lender's final green light. All conditions are met and your loan docs can be drawn.
- Closing disclosure
- Your final loan statement. It shows your costs and the exact amount of money you bring to closing.
Two things that protect you
- Do not make big money moves during escrow. No new job, no new debt, no big purchases, and no moving money between accounts. Your lender checks your credit again before funding.
- Always call escrow to check wire instructions before you send money, using a phone number you already have.
