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In California, yes — since August 2024, agents are required to have a signed buyer representation agreement in place before showing a property. It's not a trap: it simply spells out what I'll do for you and how I'm paid, and every term in it is negotiable. I'll walk you through it line by line before you sign anything.

This changed in 2024. Commission on both sides is now fully negotiated separately and can no longer be advertised on the MLS. In most sales the seller still agrees to cover the buyer's agent fee as part of the negotiation, but it's no longer automatic — I'll be upfront with you about exactly what you're responsible for before you commit to anything.

A typical financed purchase closes in about 30 days from an accepted offer, largely driven by how long your lender takes for underwriting. All-cash deals can close in as little as 1–2 weeks. I'll give you a realistic timeline specific to your situation, not just the textbook number.

Earnest money (sometimes called a good faith deposit) is a deposit that shows the seller you're serious once your offer is accepted — typically 1% to 3% of the purchase price in this market. It's held in escrow and applied toward your down payment and closing costs at closing, not an extra cost on top.

Yes, every time. I've seen brand-new finishes hide real issues underneath — a fresh coat of paint doesn't tell you anything about the roof, foundation, or plumbing. A few hundred dollars for an inspection is cheap insurance against a much bigger surprise later.

Pre-qualification is a quick, informal estimate based on what you tell a lender — it's a starting point, not a guarantee. Pre-approval means a lender has actually verified your income, credit, and assets and is prepared to lend, which is what sellers in this market actually want to see attached to an offer.

Sellers typically net out 1% to 3% of the sale price in closing costs (title, escrow, transfer tax, prorated items), separate from whatever commission is negotiated. Buyers usually budget 2% to 5% of the purchase price for their own closing costs. I'll give you real numbers for your specific transaction well before you're at the closing table.

This is one of the most common situations I help with, and there's no single right answer — it depends on your equity, the current market, and your risk tolerance. Options range from a contingent offer, to a rent-back after selling, to a bridge loan. Call me and we'll map out the sequence that actually fits your numbers.