First time buying a home? Let's do it right.
Pre-approval to keys, in plain English, with a veteran realtor who treats your first deal like it's his own. No scripts, no jargon, no "trust me."
Buying your first home in San Diego County involves seven core steps: get pre-approved with a lender, define your budget and search criteria, tour homes, write an offer, complete inspections and appraisal, finalize loan underwriting, and close. With a VA loan, the down payment can be zero. With FHA, as little as 3.5 percent. California first-time buyers also have access to down payment assistance programs through CalHFA.
From "thinking about it" to keys in hand.
Real estate looks complicated from the outside. Inside, it's seven steps in a specific order. We do them together.
Pre-Approval
Before we look at a single home, you get a full pre-approval from a lender I trust. We confirm budget, monthly payment, loan type (VA / FHA / Conventional), and any credit work needed.
Strategy Session
What matters? Commute, schools, square footage, yard, HOA, future resale. We turn vague wishes into a sharp search filter so we are not wasting Saturdays.
Tour & Refine
We look at homes (in person and virtually) and you tell me what you actually like, not what looks good on paper. Three to five tours and you'll know your market.
Offer & Negotiate
Comp-driven offer price, smart terms, the right contingencies. Counter strategy. Multiple-offer playbook if needed. My job is for your offer to win without overpaying.
Inspections & Disclosures
General inspection, termite, plus any specialty inspections the property warrants. We read every disclosure. We use what we find to negotiate repairs or credits.
Appraisal & Loan
Your lender orders the appraisal. We manage any appraisal or underwriting issues that come up. I follow up daily so nothing stalls in the final 30 days.
Sign & Move In
Final walk-through, signing at the title company, recordation, keys. You move in. We celebrate. I check in on you a year later to make sure everything's still good.
What you actually need saved.
Forget the "20% down" rule. Most first-time buyers in San Diego put down a fraction of that. Here's the real picture.
VA Loan
Down payment: $0 (full entitlement)
Best for: Veterans, active-duty, eligible spouses.
Bonus: No PMI, ever.
FHA Loan
Down payment: 3.5% minimum
Best for: Buyers with lower credit or less savings.
Note: Mortgage insurance required.
Conventional 97
Down payment: 3% minimum
Best for: Buyers with solid credit (typically 680+).
Bonus: PMI drops at 20% equity.
CalHFA Programs
Down payment: Often zero, via second-lien deferred-payment loans.
Best for: Income-qualified California first-time buyers.
Pair with: FHA, VA, or conventional.
Closing costs in San Diego typically run 2 to 4 percent of the purchase price. With a strong offer, much of that can be negotiated for the seller to pay. We do this often.
Five first-time buyer mistakes I see every month.
Shopping before pre-approval. You fall in love with a home, then find out you can't actually buy it. Or worse: you can, but the rate makes the payment painful.
Better MoveGet a real pre-approval (not just pre-qualification) before opening Zillow. Knowing your real number changes everything about how you shop.
Waiving inspections to win a bidding war. It might win the home. It can also hide $40,000 in problems you'll be responsible for after close.
Better MoveThere are ways to write competitive offers that still preserve your right to walk on major defects. We use them.
Maxing out the pre-approval. Just because a lender will let you borrow $750,000 doesn't mean you should. Property taxes, HOA, insurance, maintenance, and life will all happen.
Better MoveBuild the full monthly cost (PITI + HOA + maintenance reserve) and stress-test it against real life. Sustainable, not stretched.
Big credit moves mid-process. New car, new furniture on credit, missed payment, opening a new card. Any of these can blow up your loan in underwriting.
Better MoveFrom pre-approval to close, freeze your credit profile. No new accounts, no big purchases. Boring is the point.
First home, real questions.
How much do I need saved to buy my first home in San Diego?
It depends on the loan type. Veterans using a VA loan with full entitlement can buy with no down payment. FHA loans require as little as 3.5 percent down. Conventional loans for first-time buyers can be as low as 3 percent down. On top of the down payment, plan for closing costs (roughly 2 to 4 percent of the purchase price) and reserves. A San Diego first-time buyer should typically have $10,000 to $25,000 saved depending on price point and loan type.
What credit score do I need to buy a house in California?
VA loans technically have no minimum credit score set by the VA, but most lenders look for 620 or higher. FHA loans go down to 580 with 3.5 percent down (and 500 with 10 percent down). Conventional loans typically want 620 to 640 minimum, with the best rates at 740-plus. The best first step is a free conversation with a lender to see exactly where you stand.
Are there down payment assistance programs for first-time buyers in San Diego?
Yes. California offers programs through CalHFA (the California Housing Finance Agency), including MyHome and other deferred-payment options. San Diego County and the City of San Diego have their own programs from time to time. Eligibility usually depends on income, location, and first-time-buyer status. Bill Lane can refer you to lenders who specialize in pairing these programs with VA, FHA, and conventional loans.
What is the first step to buying a home?
Pre-approval with a lender. Not pre-qualification (which is informal), but full pre-approval, where the lender reviews your income, assets, debts, and credit and issues a letter committing to a specific loan amount. Pre-approval tells you exactly what you can afford, makes your offers credible to sellers, and reveals any credit or documentation issues early enough to fix them.
Should first-time buyers consider distressed property?
Sometimes, but cautiously. Some REO listings are clean, lender-owned homes that work fine for first-time buyers on FHA or VA loans. Short sales can also work if your timeline is flexible. Foreclosure auctions are almost never appropriate for first-time buyers. A specialist can quickly tell you which distressed listings are worth pursuing.
Your first home is a big deal. Let's get it right.
A 20-minute call. We talk about your timeline, your goals, and what San Diego homeownership actually looks like for you.