A purchase follows a predictable sequence, and once you can see the whole path, the process gets a lot less stressful.
This roadmap walks you through it — know what “normal” looks like in these markets.
Before touring seriously, a lender verifies your budget and a buyer's agent (that's where I come in) represents your interests — A Buyer Representation Agreement will be signed that explains your agents role and how we get paid.
*Commissions have always been negotiable. Make sure your are clear and expectations are aligned.
Need a hand? Let's have a simple conversation to get the ball rolling.
Identify the areas of your current living environment and understand what you like and want to improve. These are your "BECAUSE's". We see homes that address your BECAUSE's, compare them against real data (I provide market reports for each of my clients), and pinpoint the one that fits your life and your numbers
This process will build your confidence and our trust.
We set price, contingencies, deposit, and close date using market evidence — not guesswork. A strategy on terms often matters as much as price.
Presenting Offer: Offers can be accepted one at a time or all at once on a review/offer date, we'll evaluate each property and the sellers needs carefully — looking beyond just the price to assess sellers needs/terms, our contingencies, proposed closing date, earnest money deposit, and your overall objectives.
Negotiation & Acceptance I'll negotiate on your behalf to get the best possible terms. This may involve a sellers counter-offers on price, closing costs, requested repairs, or timeline. In a multiple-offer scenario, we may also have a "highest and best" discussion, before making our offer, to anticipate the sellers counter offer. Once both parties agree, the contract is signed.
The seller accepts, counters, or in a multiple-offer situation, asks for highest-and-best. We respond with a clear head and a plan. Once signed by both sides, you're in contract.
With an accepted offer in hand, we now move through the contingency periods and ensure all parties meet their contractual obligations.
Opening Escrow: Escrow is opened,The buyer deposits earnest money, , and the official transaction timeline begins. Your earnest money/ good-faith deposit (often ~3% of price) goes to the neutral escrow holder — not the seller. It's credited toward your purchase at closing.
Within your contingency windows you review the home inspection, the HOA documents (important for any community), seller disclosures, and the lender's appraisal. This is your window to verify everything and renegotiate or walk, if needed.
Your lender finalizes underwriting. As each condition is satisfied, you remove contingencies in writing. Once removed, your deposit is generally at risk — so we only do this when you're confident.
You verify the home's condition is in the same as when you made your offer, sign final loan and title documents, your remaining deposit funds and loan are wired, the deed records with the county — and upon recording title change, the keys are yours!
A note on CONTINGENCIES: because well-priced homes are selling quickly and close to asking, buyers sometimes shorten these contingency windows to make an offer more competitive. That can be successful — but only when you go in informed of the risks. I'll never advise waiving protections. We'll discuss together, eyes wide open.
You have purchased a home, you’re free to take the next step on your journey. Whether this is, starting a new career or chapter in your life, or traveling, knowing all your property responsibilities have been taken care of will help you achieve peace of mind for your new path.
Have a questions about any step?
Your cash to close — beyond the down payment: Cost, Rough Amount* & Paid to
Earnest money deposit: ~3% of price (credited at close), paid to Escrow / neutral holder
Down payment: Varies by loan (e.g. 5–20%) Applied to purchase
Loan & lender fees ~0.5–1% of loan Your lender Escrow, title & recording ~$2,000–4,000+ Escrow / title company
Inspections ~$400–800 each Inspectors (paid up front)
First-year HOA / Prepaids Varies by community HOA, insurer, county
*Estimates only — your lender and escrow officer will give exact figures for your transaction.
A Quick Glossary, so nothing sounds foreign
Contingency - A condition that lets you exit the deal and recover your deposit (e.g. inspection, loan, appraisal).
Escrow - Neutral third party holding funds & documents until both sides perform.
Earnest money - Your good-faith deposit, credited toward purchase at closing.
Appraisal - The lender's independent value check on the home.
Disclosures - The seller's written account of what they know about the property.
Close of escrow - The day the deed records and you officially own the home.
Nick McNaboe
CA DRE# 02106027