Buy smarter in San Diego County
A disciplined, data-first buying process built for a market where the best homes move in days — from first-time condos to coastal estates.
Get matching listingsThe six-step buyer process
1 · Full pre-approval
Not a pre-qualification. We get your file underwritten up front so your offer competes with cash.
2 · Target the right submarkets
We map your budget, commute and lifestyle onto specific San Diego neighborhoods — not a countywide search.
3 · Tour with real data
Every showing comes with comps, HOA and Mello-Roos totals, permit history and a repair read.
4 · Offer strategy
Price, contingency structure, appraisal gap language and rent-backs are tuned to each seller's motivation.
5 · Inspections & renegotiation
Sewer, roof, foundation, termite and specialty inspections — then a credit request backed by bids, not guesses.
6 · Close and get keys
We coordinate lender, escrow, title and insurance so nothing slips in the final ten days.
Ready to start? Send your budget and timeline and we'll build your search this week.
Request more informationWhat buying actually costs
Beyond the down payment, plan for these typical San Diego buyer expenses. In many negotiations we recover a portion through seller credits.
- Earnest money deposit
- 1–3% of price
- Buyer closing costs
- ~1–2% of price
- Inspections
- $600–$1,500
- Appraisal
- $700–$1,200
- First-year insurance
- $1,200–$3,500
Buyer questions we answer daily
How much do I need down?
VA allows 0%, FHA 3.5%, and several conventional programs start at 3%. County and city down payment assistance can cover more for qualifying first-time buyers.
Should I wait for rates to drop?
In a supply-constrained market, lower rates typically bring more competition and higher prices. Buying on payment you can afford and refinancing later is usually the stronger play.
What is Mello-Roos?
A special tax used in newer master-planned communities like Otay Ranch, San Elijo Hills and parts of Carlsbad. It can add hundreds per month and must be part of your affordability math.
Can I buy with an ADU in mind?
Yes — San Diego's ADU rules are among the most permissive in California, and we screen lots specifically for buildable, income-producing space.
Start your San Diego home search
Tell us your price range and must-haves. You'll get a curated list of active and off-market homes, not an automated portal blast.