Welcome home,
Jordan & Mia.

Prices are high, but “what you can afford” is a monthly payment built around your income, debts and down payment — not the scary headline number. A smaller condo or a different neighborhood often puts ownership within reach, and inventory has loosened, giving you more options than buyers had a year ago.

20% is a myth as a requirement — it’s just the line to avoid mortgage insurance. Conventional loans can go as low as 3% down, FHA 3.5%, and VA/USDA can reach 0% for those who qualify. California also has down-payment assistance, like CalHFA’s MyHome, to help with the down payment or closing costs.

Today’s rates are higher than the 2021 lows but not historically extreme — and the rate you start with isn’t the rate you’re stuck with, since you can refinance if rates fall (“date the rate, marry the house”). Waiting has its own risk: if rates drop, prices and competition often climb. Buydowns and assistance programs can also shape the early payment.

That instinct keeps you careful. The market has cooled from the frenzy, so you have more room to negotiate, sellers are offering concessions, and an appraisal protects you from paying more than the home is worth. Remorse usually comes from stretching the budget — which is exactly why we set a comfortable payment first.

Loan programs are more flexible than most people assume, and lenders look at the whole picture, not one number. If something needs work it’s almost always fixable — and even a “not yet” comes with a clear roadmap. The worst move is assuming “no” and never asking; a no-pressure review costs nothing.

Tons of California buyers — business owners, gig and commission earners, the newly self-employed — don’t fit the traditional W-2 box, and that doesn’t shut you out. Beyond standard loans, there are flexible programs that can qualify you on bank statements or a profit-and-loss instead of tax returns, plus options like lower-down-payment jumbo (as little as 5–10% down) and special programs for physicians. With access to 120+ banks, lenders, and credit unions and a wide range of programs, the right fit is usually out there — the key is having someone look at your full picture.

Plan for roughly 2–5% of the price in closing costs on top of your down payment — mainly loan, escrow, appraisal and title. In today’s softer market, seller and lender credits often offset a chunk, and you’ll get an itemized estimate up front so there are no surprises at the table.

Yes — when you buy, the county reassesses the home to your purchase price, and the difference creates a one-time supplemental bill that usually arrives 3–18 months after closing and often isn’t covered by escrow. Some newer communities also have Mello-Roos. None of it is a deal-breaker when you budget for it from day one.

Competition has eased from its peak, so all-out bidding wars are less common than the horror stories suggest. And the biggest thing that makes your offer win often isn’t the highest price — it’s a strong, fully underwritten pre-approval that tells the seller you’ll actually close.