You probably don't need 20% down
FHA, VA, and conventional 3–5% down programs are very real. A good lender can show you four different paths from your first conversation. The 20% myth keeps a lot of first-time buyers renting for two extra years.
FIRST-TIME BUYERS · LPT REALTY · DRE #01964081
Your first home — without the panic.
A 30-minute call before you make a $1M decision. Free buyer representation, real contracts expertise, and an agent who walks first-time buyers through every step — from pre-approval to the keys in your hand.
- Free buyer representation
- Off-market access via LPT
- Bilingual · Se Habla Español
Book your strategy call
Tell me what you’re looking for.
Takes 45 seconds. I’ll text you today with a 30-min slot.
What first-time buyers actually need to know
Six truths that change the math.
Most first-time buyer advice on the internet is written by people trying to sell you something. Here's what eleven years and hundreds of closes actually look like.
Pre-approval is a 24–48 hour deal
Talking to a lender doesn't lock you into anything. A pre-approval letter is what makes your offer credible — without one, most sellers won't even counter you in a competitive market. We'll get this done before tour #1.
Off-market and pre-MLS matters
Through LPT Realty's network I see properties before they hit Zillow. In a tight market, that's the difference between writing your offer on day one and watching another buyer get accepted while you're still scheduling a tour.
Closing costs are real — plan for them
Roughly 1.5–3% of the purchase price in California: escrow, title, lender fees, prepaid taxes and insurance. Some are negotiable as seller credits. I'll send you a written estimate before your offer is finalized so there are no surprises at signing.
Contracts protect you — when written right
California offers strong contingency protections (inspection, appraisal, loan). The 17-day contingency window is your real out. We structure every offer with the right contingencies for your situation. You're not locked in until you choose to be.
The whole process is 45–90 days
First-time buyers usually spend 2–6 weeks touring, then 30 days in escrow once accepted. Cash offers close in 14. You'll have a realistic timeline mapped out on our first call so the process doesn't feel like a black box.
You don't need to outbid everyone. You need an agent who knows the contracts inside out. I've spent 11 years memorizing what protects you — and what doesn't.
The first-time buyer playbook
From your first call to your keys.
The whole process, in plain English, with what actually happens at each step. No mystery. No surprises.
30-minute strategy call
We talk through budget, timeline, must-haves, deal-breakers, school district, commute — anything that matters to your situation. Most agents skip this. That's why most agents waste your weekends.
Pre-approval (24–48 hours)
I introduce you to one or two lenders I trust if you don't have one. You'll get pre-approval paperwork in two business days — and a clear monthly-payment range that's actually realistic for you.
Curated search + tours
I send a tight shortlist of homes that match — no filler. Touring 4 right-fit homes beats touring 15 random ones. I tap the LPT off-market network in parallel for properties not on Zillow.
Writing the offer
This is where eleven years pays off. We structure the offer to win without overpaying — escalation clauses, appraisal gap strategy, seller-friendly contingency language. I'll walk you through the trade-offs so you understand exactly what you're agreeing to.
Inspections + escrow
I quarterback inspections, repair requests, appraisal, and contingency removal. You focus on packing. I keep the deal together — including the parts where it tries to fall apart.
Close day + keys
Signing, key handoff, walk-through. Then 30-day and 90-day check-ins — because the work doesn't end at close. That's how I build a referral business.
First-time buyer questions
Quick, honest answers.
If your question isn't here, send it through the form and I'll answer personally.
Ready when you are
Start with a 30-minute call.
Tell me what you’re looking for. We’ll set up a strategy call this week — get you a real budget, a pre-approval path, and a search plan you can actually run.
- Free for first-time buyers
- Bilingual — English y español
- Off-market and pre-MLS access via LPT
- Same-day reply, every time
Book the call.
Same form as above — whichever’s easier.