Real answers to real questions.

Less than most people think. FHA loans start at 3.5% down with a 580+ credit score, some conventional loans start at 3%, and VA loans can be $0 down for eligible veterans. California also has down payment help through CalHFA. Your lender confirms what you qualify for. Source: HUD: FHA loans · CalHFA homebuyer programs

Yes. Since August 2024, a written buyer representation agreement is required before an agent tours homes with you, and California law limits how long those agreements can run. It spells out what I do and how I'm paid. Compensation is negotiable, and in many deals the seller pays some or all of it. Source: C.A.R. buyer representation info

A pre-qualification is a quick estimate based on what you tell a lender. A pre-approval means the lender has checked your credit, income and assets. Sellers take pre-approvals much more seriously, so get one before we write offers.

In Southern California it's often 1% to 3% of the price, held by escrow and credited toward your purchase. For a home you'll live in (1–4 units), California caps the amount a seller can keep as liquidated damages at 3% of the price. Source: Civil Code 1675

With a loan, usually 30 to 45 days after your offer is accepted. Cash can close faster. Contingency periods for inspections, appraisal and the loan are written into the contract, and we track every deadline.

During your contingency periods, generally yes, for reasons the contract allows, and you'd normally keep your deposit. After you remove contingencies, backing out can cost you the deposit. I'll walk you through every date before you sign.

Start with the seller net sheet on this site. It estimates escrow, title, transfer tax, commission, prorated property tax and your payoff, then I send you an exact version with real local numbers. Source: Seller net sheet

Yes. Commissions are always negotiable and aren't set by law. We agree on fees in writing before your home is listed.

Yes. You can sell as-is, but California still requires you to disclose known issues on the Transfer Disclosure Statement and other forms. As-is means you won't make repairs, not that you skip disclosures. Source: Civil Code 1102.6 (TDS)

It depends on your timeline, the home's condition and how much hassle you want. I'll show you a cash offer and an as-is listing estimate side by side so you can compare real numbers.

Use the free home value form on the homepage. I pull closed sales near you, adjust for condition and upgrades, and send you a range within 24 hours. It's an opinion of value, not an appraisal. Source: Free home value

Maybe not. If you owned and lived in the home for at least 2 of the last 5 years, you may be able to exclude up to $250,000 of gain ($500,000 if married filing jointly). Talk to your tax professional. Not tax advice. Source: IRS Publication 523

Under Prop 13 the base rate is 1% of assessed value, plus local voter-approved charges. Assessed value is reset at purchase, then can rise at most 2% a year. After you buy, expect a supplemental tax bill. Not tax advice. Source: CA Board of Equalization: property tax · LA County Assessor

It's a tax on the sale price, recorded with the deed. Los Angeles County charges $1.10 per $1,000, and some cities, like Los Angeles, Culver City and Redondo Beach, add their own. In most local sales the seller pays it, but it's negotiable. Source: LA County Recorder: transfer tax rates

Possibly. Under Prop 19, homeowners 55 or older, severely disabled, or who lost a home to wildfire or disaster can move their tax base to a new home anywhere in California, up to three times for those 55+. Not tax advice. Source: BOE: Prop 19

Not always. If the home was in a living trust, the trustee can usually sell it without court involvement. If it wasn't, the estate may need probate, and the executor or administrator sells with the court's process. Your attorney confirms which applies. Not legal advice. Source: California Courts: probate self-help

Some do. With full authority under the Independent Administration of Estates Act, the personal representative can often sell without a court confirmation hearing. With limited authority, the sale goes to court and other buyers can overbid. Not legal advice. Source: California Courts: probate self-help

Under Prop 19, a parent-to-child transfer keeps the parent's tax base only if the child makes it their primary home within a year, and only up to a value limit. Otherwise it's reassessed. Not tax advice. Source: BOE: Prop 19

Yes. I coordinate access, cleanout, repairs and showings locally, and documents can usually be signed electronically or with a mobile notary.

For many properties covered by AB 1482, the yearly cap is 5% plus local inflation, never more than 10%. Some homes are exempt, and cities like Los Angeles have stricter local rules for older buildings. Not legal advice. Source: Civil Code 1947.12 · LA Housing Department

Often, yes. State law allows ADUs on most lots zoned for homes, but setbacks, utilities and lot shape decide what fits. Check the city's rules before you count on the rent. Source: HCD: accessory dwelling units · Zoning & permits finder

It lets you sell an investment property and defer capital gains tax by buying another one, if you follow strict IRS timelines. Line up a qualified intermediary before you close. Not tax advice. Source: IRS: like-kind exchanges

Epique's split is 85/15 until you cap, and the cap drops each year you stay. There's a monthly tech fee and a small per-transaction fee. My agent page has the full numbers and calculators. Source: Epique split, cap & RevShare

Search the California Department of Real Estate's public license lookup. Memo's license is CA DRE #02066757. Source: California DRE