Buying
Buying a home in Orange County
Buying a home is a big step, and preparation makes all the difference. Here's how the process works, what's specific to buying in Orange County, and how Katherine helps along the way. Wondering what it takes financially? Try the Orange County affordability calculator to see what your income buys, or read how much income you need to buy in each Orange County city.
The buying process
Get pre-approved
Start with a lender. A pre-approval sets a realistic budget and shows sellers you are ready to move, which strengthens your offer.
Define what matters
Neighborhood, commute, schools, HOA or no HOA, space, and must-haves. A clear list keeps the search focused.
Tour homes
Katherine sets up searches that match your criteria, schedules showings, and points out details worth a closer look.
Make a strong offer
Price is grounded in recent comparable sales, and terms like timing, contingencies, and deposit can matter as much as the number.
Escrow and due diligence
Inspections, disclosures, appraisal, and final loan approval all happen during escrow, which in California commonly runs about 30 to 45 days.
Close and get your keys
After a final walkthrough and signing, the deed records with the county and the home is yours.
Good to know in Orange County
Property taxes
Under Proposition 13, the base property tax is 1% of the purchase price plus any voter-approved local assessments. Expect a supplemental tax bill after closing.
HOAs and Mello-Roos
Many newer and master-planned communities have HOA dues and Mello-Roos special taxes. Both affect your monthly cost, so budget for them from day one.
Seller disclosures
California sellers provide required disclosures, including the Transfer Disclosure Statement and Natural Hazard Disclosure. Review them closely during escrow.
Condos and manufactured homes
Condos and townhomes can be a lower-cost path into coastal cities. Manufactured homes in parks, including 55+ communities, usually come with monthly space rent and park rules.
Buyer questions
How do I get ready to buy?
Review your budget and credit, get pre-approved with a lender, and set up a buyer consultation to define your must-haves and timeline before you start touring. Watch: essential home buying tips
How much do I need for a down payment?
It depends on the loan. Some programs allow a low down payment while others require more. A lender can walk you through the options for your situation.
Can I use my 401(k) or IRA for a down payment?
Sometimes. Many 401(k) plans allow a loan against your vested balance, and certain IRA withdrawals qualify for a first-time homebuyer exception to the early withdrawal penalty, within limits. Taxes, repayment terms, and plan rules differ, so talk to a tax professional before drawing on retirement savings. Watch: Roth vs. Traditional accounts and using them to buy a home
What are closing costs?
Fees for the loan, escrow, title insurance, and prepaid items like property taxes and insurance. Your lender's Loan Estimate lists the expected amounts early in the process.
Can I buy before I sell my current home?
Often, yes. Options include an offer that is contingent on selling your current home, financing that bridges the gap, or selling first and renting the home back for a while. The right approach depends on the market and your finances. Watch: sell first or buy first?
How is a buyer's agent paid?
Buyer's agent compensation is negotiable and agreed to in writing before you start touring. Sometimes a seller contributes toward it. Katherine will explain the options up front.
A home has been listed for months. Is that a red flag?
Not always. Days on market resets when a listing is pulled and relisted, so the number on a portal can understate or overstate the history; what matters is the full listing record: price changes, time off the market, and any deal that fell through. Watch: why days on market can mislead
What does a home inspection not cover?
A general inspection is the first step, not the whole picture. Sewer lines, wood-destroying pests, and roof or foundation concerns often need their own specialist, so order those before you remove your inspection contingency. Watch: what a home inspection does not tell you
What happens if I miss a contingency deadline?
Under the standard California purchase agreement, contingencies do not expire on their own when the date passes; the seller can issue a Notice to Buyer to Perform. If you need more time, ask for an extension before the deadline to protect your deposit. Watch: what happens when a buyer misses a contingency deadline
How should I hold title to my new home?
Escrow will ask how you want to take title, called vesting. Common California options include sole ownership, tenancy in common, joint tenancy, community property (with or without right of survivorship), and a living trust; each handles survivorship, inheritance, and taxes differently, so ask an estate planning attorney before you choose. Watch: six ways to hold title in California
What should I check before buying a condo?
The HOA, not just the dues: what the fee covers, whether reserves are funded, any special assessments, and the master insurance policy and meeting minutes. Have your lender review the project early, since HOA finances can affect financing. Watch: four HOA red flags
Is a mobile home a cheaper way to buy than a condo?
To buy, by a wide margin; to carry each month, by much less, because a home in a park comes with space rent to the park owner and is usually financed with a chattel loan rather than a mortgage. The comparison depends on the park, the space rent, and how much you pay in cash. Read: condo vs. mobile home prices and monthly costs in Orange County
General information only, not legal, tax, or lending advice.
Ready to start your search?
Tell Katherine what you're looking for, and you'll get a clear plan for finding it.