Answers by Angela Tadevosyan

The tax strategy depends on whether the house you’re selling is your primary residence or an investment property. If it’s your primary residence, you generally cannot use a 1031 exchange simply because you’re selling it and buying another home in a different area. A 1031 exchange is generally for investment or business use, not a home used solely as your personal residence. Instead, you may qualify for the Section 121 home-sale exclusion. If you owned and lived in the property as your main home for at least 2 of the 5 years before the sale, you may generally exclude up to $250,000 of gain if single or $500,000 if married filing jointly and the requirements are met. California generally follows these federal rules. Franchise Tax Board You do not have to immediately reinvest the money into another home to receive this exclusion. You can sell your current home and buy your next primary residence in a completely different area; buying another house does not itself defer additional tax on the old home's gain. If the property you’re selling is a rental or investment property, that's different. A properly structured 1031 exchange may allow you to defer capital-gains taxes by exchanging it for another qualifying investment property. So before selling, have your CPA calculate your adjusted cost basis, improvements, estimated selling expenses, and expected gain. That will tell you whether you would actually owe capital-gains tax and which strategy applies.

A $125K structural repair on a $3.3M home is significant, especially when the engineer describes the cracking as some of the worst he has seen. “As-is” does not necessarily mean you have to accept problems discovered during inspection. The key question is whether your inspection/investigation contingency is still in place. If it is, you may have the right to cancel, but the seller generally does not have to give you a credit. Before walking away, get a second structural opinion and another repair estimate. A $125K estimate could increase once finished basement walls are opened. Most importantly, do not cancel until your agent or a real-estate attorney confirms your contingency status and whether your deposit is protected.

Yes, you can still sell even if you owe more than the home is worth. If the sale proceeds don’t cover your mortgage and selling costs, you generally have two main options: bring enough money to closing to cover the shortage, or talk with your lender about whether you qualify for a short sale, where the lender agrees to accept less than what you owe. Before making a decision, I’d ask your Realtor to prepare a market analysis and request an estimated seller net sheet. That will show exactly how big the shortage may be. Being underwater doesn’t mean you can’t sell—it just means we need to understand the numbers and options first.

Yes, a seller can generally provide the Transfer Disclosure Statement after your offer is accepted. California does not require the TDS to be in your hands before you write an offer. Civil Code §1102.3 requires it to be delivered as soon as practicable before transfer of title. But there are two important pieces I would look at in your situation. First, if the required TDS is delivered after you have already signed the offer, California gives you a specific right to cancel: generally 3 days after personal delivery or 5 days after delivery by mail or electronically when electronic transactions have been agreed to. So receiving disclosures after acceptance does not mean you are automatically stuck with the property. Second, I would want to know exactly why the sellers never lived there. Simply never occupying the property does not, by itself, automatically exempt a seller from the TDS. California has specific exemptions—for example, certain probate, foreclosure and fiduciary/trust transfers. The type of sale matters. There is also a separate issue involving the agents. For most residential 1–4 unit sales covered by Civil Code §2079, the broker or salesperson has a duty to conduct a reasonably competent and diligent visual inspection and disclose material facts that inspection reveals. That duty is separate from what the seller personally knows. If I were representing you, my next question to the listing agent would be: “Is this seller exempt from providing a TDS? If so, what is the exemption, and what agent inspection/disclosure documents will be provided?” And I would absolutely investigate the cigarette odor. You personally noticed something that could affect your willingness to buy the home and potentially your remediation costs. I would not dismiss that simply because the seller says they never lived there. So was the agent automatically doing something illegal by refusing to give you the TDS before an offer? No. But were you unreasonable for asking for more information before committing? Not at all. As a buyer, I would rather investigate a concern before writing the offer than discover after acceptance that it is a much bigger issue. I’m a California Realtor, not an attorney, so if there is a dispute about whether a required disclosure was improperly withheld, a California real estate attorney should review the specific transaction and disclosure timeline.

Yes. If a home has been on the market for over 60 days and the recent comparable sales support a lower value, I would absolutely consider making a lower offer. As your Realtor, I would prepare strong comps and present the offer professionally—not by saying, “Your home is overpriced,” but by showing the seller how we arrived at our price. I’d also talk to the listing agent first to understand the seller’s motivation and whether price, timing, or other terms matter most. A lower offer backed by market data isn’t an insult—it’s a negotiation. And you never know what a seller will accept until you make the offer.

For self-employed borrowers, Non-QM underwriting can be much more flexible than a traditional mortgage, but it depends on the loan program. With a bank-statement loan, the lender may use 12–24 months of personal or business bank statements to determine qualifying income instead of relying mainly on tax-return income. They’ll look at consistent deposits, business expenses, cash flow, and whether the income appears sustainable. Underwriters will also pay close attention to your credit score, down payment, reserves, debt obligations, and the property itself. Credit score definitely matters—a stronger score and larger down payment will generally help you qualify for better pricing. A lower score doesn’t necessarily disqualify you, but it can mean a higher interest rate or stricter requirements. For a new construction purchase, requirements can vary significantly from one Non-QM lender to another. The best approach is to have an experienced Non-QM lender review your bank statements and financial picture before assuming your tax-return income will determine what you qualify for. Non-QM isn’t one-size-fits-all. The right program can make a big difference for a self-employed buyer.

Yes, this can work, but there are risks. The biggest concern is that your daughter and her husband may not qualify for the mortgage immediately after closing or the loan may not qualify under delayed-financing rules. There can also be tax, title, and reassessment issues when you later remove yourselves from the deed. Also, if part of the money must be paid back to you, that portion generally shouldn’t be represented as a gift. If your intention is simply to help with the down payment, gifting that amount upfront and having them purchase the home directly may be much cleaner. Before doing this, I’d have the lender, title/escrow company, and tax or real-estate professional approve the structure first.

“Date the rate, marry the house” is a catchy real estate phrase, but I wouldn’t take it literally. What it really means is: buy the right home now if you can comfortably afford the payment, and if mortgage rates drop enough in the future, you may have the option to refinance. Refinancing means replacing your existing mortgage with a new loan at a new rate and terms. But there’s no guarantee rates will go down, and you can’t simply choose a lower rate later. You would have to qualify for a refinance, and refinancing comes with closing costs and fees. So as a Realtor, I would never tell someone, “Don’t worry about today’s payment—you can refinance later.” My advice is: make sure you can comfortably afford the home with today’s rate. If rates drop later and refinancing makes financial sense, consider that a bonus—not the plan.

I'm sorry you're going through this. Since you and your ex-husband don't communicate, finding the right Realtor is just as important as getting the home ready to sell. Here's how I'd recommend finding one: Interview at least 2–3 Realtors and ask specifically if they've handled divorce-related home sales. Look for someone who is neutral, organized, and a strong communicator, not someone who tends to take sides. Read online reviews and look for comments about professionalism, communication, and handling difficult transactions. Ask if they're comfortable coordinating with both parties, attorneys, escrow, and the title company when needed. Make sure they're willing to communicate separately with each of you if that's what the situation requires. During your consultation, don't hesitate to ask: "How would you handle a sale when the two owners don't communicate?" "How do you manage disagreements about pricing or offers?" "How do you keep both parties informed throughout the transaction?" Since the divorce decree already requires the home to be sold, be sure to provide a copy to your Realtor and escrow company so they understand the terms of the sale. The right Realtor should do more than market your home—they should help keep the transaction organized, reduce conflict, and guide both parties toward a successful closing. Look for someone with experience, patience, and a calm, professional approach. Those qualities can make a big difference in a divorce sale.

I'm sorry your family is going through this. The good news is that you can sell a fire-damaged property in California, and many investors, builders, and cash buyers specifically look for homes in this condition. Before you sell, I recommend taking these steps: Speak with your insurance company to understand the status of your claim. Depending on your policy and the terms of the sale, insurance proceeds and ownership rights may be affected. It's important to know whether your claim will continue after the property is sold. Consult a Realtor to determine the property's current "as-is" market value. Don't rely on a single investor's offer—exposing the property to the open market often results in stronger offers. Obtain multiple offers. Cash buyers can close quickly, but they aren't always the highest bidders. Discuss your timeline. If you need funds for a down payment on your next home, your Realtor can help coordinate the timing of your sale and purchase. In California, sellers are legally required to disclose known material facts that affect the value or desirability of the property. A prior fire and the extent of the damage are material facts and must be disclosed to buyers. Depending on the transaction, you'll likely complete documents such as the Transfer Disclosure Statement (TDS) and other required seller disclosures. If your home is still subject to an insurance claim or has unresolved liens, permits, or code enforcement issues related to the fire, those should be reviewed before listing the property so there are no surprises during escrow. A fire-damaged home can still have significant value—especially if the land is desirable or rebuilding is feasible. Before accepting an offer, have an experienced local Realtor prepare a comparative market analysis and discuss all of your options. You may be able to sell the property, use the proceeds toward your down payment, and move your family into your next home sooner than you expected.

Zillow is a great starting point, but I wouldn’t rely on it as your only source. No single website shows every home that’s available. My advice is simple: work with a REALTOR® who can set up a customized MLS search, monitor new listings daily, and network with other agents about upcoming opportunities. You’ll have access to more information than any single website can provide, and you’ll be less likely to miss the right home. In today’s market, technology is helpful—but having an experienced agent who knows the local inventory and stays connected with other professionals is still one of the biggest advantages.

Yes, it may still be possible to buy a home in California, even if your household income comes from Social Security or SSI. The first step is speaking with a lender, since eligibility depends on your overall financial situation, not just the source of your income. If you receive Social Security retirement or disability benefits, that income can often be used to qualify for a mortgage if it meets the lender’s guidelines. SSI can be more challenging because it’s a needs-based benefit, but it’s still worth discussing with a knowledgeable loan officer. You may also qualify for first-time homebuyer programs, down payment assistance, or local and state programs designed to help lower-income buyers. Some buyers purchase with a family member or co-borrower if additional qualifying income is needed. If buying right now isn’t possible, don’t get discouraged. A lender can review your situation and let you know what steps would improve your chances, whether that’s reducing debt, increasing savings, improving your credit score, or exploring different loan programs. My advice is to start with a conversation rather than assuming you don’t qualify. You may have more options than you think, and a good lender can help you find the program that’s the best fit for your situation.

Based on what you've shared, I wouldn't rush to accept a $480,000 offer without first confirming the home's current market value. A home being sold "as is" does not automatically mean it should sell at a steep discount. The right price depends on its location, condition, recent comparable sales, and the cost of needed repairs. Since you mentioned the property is in foreclosure, it's also important to know that California law provides certain protections that may give homeowners additional time to market and sell their property. Under California Civil Code Section 2924f, as amended by AB 2424 (effective January 1, 2025), qualifying owner-occupied residential properties of four units or fewer may be eligible for a postponement of the foreclosure sale if specific legal requirements are met, including entering into a listing agreement, listing the property on the MLS, and providing the required documentation to the trustee and lender within the timeframes established by law. If a purchase agreement is obtained, additional time may also be available to complete the sale. That means you may have more options than simply accepting the first investor offer. Before making a decision, I would recommend: Having a local Realtor prepare a Comparative Market Analysis (CMA) based on recent as-is sales. Estimating the actual cost of repairs so buyers aren't overstating renovation expenses. Marketing the property to the open market instead of negotiating with only one buyer. Competition often leads to stronger offers. Speaking with your lender or a qualified foreclosure attorney to confirm what deadlines apply to your specific situation. If the home's fair market value is anywhere close to the number you mentioned, a $480,000 offer would certainly deserve a closer look before accepting. Every foreclosure timeline is different, so getting advice early can help protect your equity and give you more choices.

You can absolutely sell your interest in the property, but since it’s an FHA loan with your dad, there are a few important steps. The easiest option is for your dad to buy out your share. In most cases, he would need to refinance the mortgage into his name alone (if he qualifies) and pay you your share of the equity. If that’s not possible, the two of you can sell the home together, pay off the FHA loan, and split the remaining proceeds based on your ownership agreement. Selling only your half to someone else is usually difficult because the mortgage remains tied to both borrowers, and most buyers aren’t interested in purchasing a partial ownership interest with an existing co-owner. I’d recommend speaking with a local real estate agent and your lender first. They can review how the property is titled, determine your available equity, and help you choose the option that makes the most financial sense.

Yes, you may qualify as a first-time homebuyer even if you’ve owned a home before. For many loan programs and down payment assistance programs, a “first-time homebuyer” is someone who has not owned a primary residence during the past three years. That said, eligibility varies by program. Some have income limits, purchase price limits, or require you to occupy the home as your primary residence. There are also exceptions for certain buyers, such as single parents or individuals who previously owned a home that wasn’t permanently attached to a foundation. Before assuming you don’t qualify, it’s worth speaking with a knowledgeable lender or Realtor. I’ve worked with buyers who were surprised to learn they were eligible for first-time homebuyer benefits again after several years. A quick review of your ownership history and goals can help determine which programs are available to you.

The Portuguese Bend landslide is a real concern, but it affects specific areas of Rancho Palos Verdes—not the entire city. Many neighborhoods remain stable and continue to be desirable places to live. As a buyer, I recommend reviewing the Natural Hazard Disclosure (NHD) report, checking whether the property is located within or near a known landslide zone, and asking about any past movement, repairs, or geotechnical reports. It’s also important to verify insurance availability and speak with your home inspector if there are any concerns. Rancho Palos Verdes offers beautiful homes and incredible views, but every property should be evaluated on its own. Working with a knowledgeable local real estate agent can help you identify potential risks and make an informed decision with confidence.

Buying near a golf course can be a great investment if you value views, privacy, and strong resale appeal. However, don’t overlook the downsides, such as stray golf balls, maintenance noise, HOA fees, or optional club memberships. In California, review all seller disclosures, HOA documents, and check with the city about any future development plans for the golf course. A beautiful view is valuable, but thorough due diligence is what makes it a smart investment.

Not necessarily, but I would investigate drainage carefully before buying. Homes at the bottom of a hill can receive more runoff during heavy rain, which may increase the risk of standing water, foundation moisture, erosion, or flooding. Before buying, I would recommend checking the property's drainage system, looking for signs of previous water damage, reviewing the flood risk, and having a qualified inspector evaluate the property. Also ask the seller about any known past drainage or flooding issues. A lower location isn't automatically a deal-breaker—the important question is whether the property is properly designed to handle the water.

As a Realtor, I usually tell buyers: you can change the house, but you can’t change its location. If long-term value is important, I would generally prioritize the stronger neighborhood, schools, commute, safety, and future resale potential—even if the home needs some work. But lifestyle matters too. If renovations would create financial stress or you need a move-in-ready home now, the renovated property may be the better choice. My rule: Buy the location you’ll still be happy with five years from now, then improve the house over time.

One of the strangest reasons a buyer refused to purchase a home involved a family with two daughters. After finding the right house, they took a week to discuss it with their relatives and ultimately decided not to buy. Their reason was simple: they expected their daughters to get married soon, leaving just the couple. They felt it didn’t make sense to take on a larger mortgage when they would soon need less space. It was an unexpected decision, but it showed how personal family plans can influence real estate choices.

Since there are three siblings involved, the first step is to meet with a real estate attorney or estate attorney to make sure the title is transferred correctly and ownership is clearly documented. Many families also create a written co-ownership agreement that explains each person’s ownership percentage, how rental income and expenses will be divided, who will handle maintenance, and what happens if someone wants to sell their share in the future. If you plan to rent the property, treat it like a business. Open a separate bank account for the property, keep detailed records of income and expenses, screen tenants carefully, and use a strong lease agreement. In California, it’s also important to understand landlord-tenant laws before renting. Clear communication and a written agreement from the beginning can help prevent misunderstandings and protect everyone’s interests down the road.

nterest rates are definitely important, but they shouldn't be the only reason you decide when to sell your home. When rates are lower, more buyers can afford a home, so you may see more interest and stronger offers. When rates are higher, some buyers may pause, but well-priced homes in good condition still sell. The best time to sell really depends on your personal goals, your local market, and your home's value. Before making a decision, I recommend talking with a local real estate agent who can show you what's happening in your neighborhood and help you choose the right timing. Every situation is different, and the right strategy can make a big difference.

If you have been paying the mortgage for six years but the mortgage is not in your name, that alone does not mean you will lose the home. The most important question is whose name is on the deed/title. The mortgage and ownership are two different things. Paying the mortgage does not automatically make you the legal owner. If this was your parents’ or another family member’s home and you inherited it, federal law provides protections for certain heirs and other successors in interest. In many cases, an eligible successor can continue the existing mortgage and may be able to assume it without having to refinance simply because the original borrower died. So I wouldn’t panic just because the mortgage was never changed to your name. First determine whether the property was legally transferred to you through the deed, trust, probate, or inheritance. That will tell you what your next step should be. If the payments are current and there is no foreclosure proceeding, this may be something that can be corrected rather than a situation where you automatically lose your childhood home.

It depends on your finances and the current market. If you have enough equity and can comfortably qualify for both loans, a home equity loan can help you buy before you sell, making your move less stressful. However, selling first can reduce debt and lower your financial risk. I recommend speaking with both your real estate agent and lender to compare your options and choose the one that best fits your budget and goals.

If you were my client, I’d recommend negotiating a longer rent-back period or extending the closing date to give you more time to secure your next home. If the buyer is paying cash and wants your property, they may be flexible if you communicate your timeline clearly. Another option is to make your purchase contingent on the seller finding a replacement home. If neither side can extend, consider a short-term rental or temporary housing so you don’t lose a strong buyer. The key is to keep both transactions moving while protecting your interests and avoiding unnecessary risk.

You may be able to cancel and get your $5,000 deposit back, but it depends on your contract. If your loan contingency is still active, losing your job and no longer qualifying for the mortgage can generally give you a contractual basis to cancel because the purchase is contingent on obtaining the specified financing. If you already removed or waived your loan contingency, it becomes more complicated. The seller may have a claim to your deposit or other remedies if you cannot close. So the first thing I would check is simple: Is your loan contingency still in place? If it is, your $5,000 deposit may be protected.

It depends on how your solar panels are financed. If the panels are owned and financed with a loan, you don’t always have to pay off the balance before selling. In some cases, the buyer may agree to assume the loan if the lender allows it. However, many sellers choose to pay off the loan through the sale proceeds to make the transaction smoother and more attractive to buyers. If the panels are leased or under a power purchase agreement (PPA), the buyer usually needs to qualify and agree to take over the agreement, or the seller may need to buy it out. Every situation is different, so it’s important to review the solar contract early in the selling process and discuss the best option with your real estate agent and escrow officer.

As a buyer’s agent, I first review the appraisal carefully to make sure the value is supported and there aren’t better comparable sales that were missed. If the appraisal stands, I discuss all options with my client, including asking the seller to reduce the price, splitting the difference, requesting seller credits, or challenging the appraisal if appropriate. In some cases, bringing additional cash to closing makes sense, but only if the buyer is comfortable with the investment. If the numbers no longer work, the appraisal contingency may provide an opportunity to renegotiate or walk away. Every transaction is different, and the best solution is the one that protects the buyer while giving the deal the best chance to close.

If you work from home, electrical and internet reliability should be part of your home-buying inspection. A general inspector will usually check the electrical panel, outlets, visible wiring, and safety issues. If there are concerns, bring in a licensed electrician. For internet, check the providers and actual speeds available at the exact address. Red flags include outdated electrical panels, frequently tripped breakers, too few outlets, limited internet providers, poor cell reception, and slow connection speeds. For a remote worker, a beautiful home isn’t enough—reliable power and internet matter too.

I always tell my buyers to look at what’s changing in the area. Are new businesses opening? Are homes being fixed up? Is the city investing in roads, parks, or schools? Those are usually good signs. I also check home prices, how quickly homes are selling, and crime trends. No one can predict the future, but looking at these things together gives you a pretty good idea of where a neighborhood is headed.

A lower commission can be attractive, but it shouldn’t be the only factor when choosing a listing agent. Selling a home is about much more than the fee. The right agent can help you price the home correctly, market it to the right buyers, negotiate effectively, and guide the transaction from start to finish. Some discount brokerages provide excellent service, while others may offer fewer marketing tools or less personal attention. Before making a decision, ask what is included. Will you get professional photography, strong online exposure, open houses, prompt communication, and experienced negotiation? Saving on commission doesn’t always mean you’ll walk away with more money. If a home is priced well, marketed properly, and negotiated skillfully, it may sell faster and for a higher price, which can more than make up for the difference in commission. I always encourage sellers to compare the value and level of service they’re receiving, not just the cost. In the end, the goal is to maximize your net proceeds, not simply minimize the commission.

When buying a home, I would look at the location, price, and overall condition of the house. I would also check if it is safe, close to schools, stores, and work, and if it fits my budget. It is important to look for any repairs the house may need and understand the monthly costs, like taxes and insurance. Taking time to compare different homes and getting a home inspection can help you make a smart decision.

I always recommend having a written co-ownership agreement that explains how expenses are shared, what happens if one person wants to move out, how a buyout would work, and when the home should be sold. Also, remember that moving out doesn’t remove someone from the mortgage—they remain responsible until the loan is refinanced or paid off. Choosing the right way to hold title and discussing possible life changes in advance can help avoid costly disputes later. Planning ahead protects both your friendship and your investment.

I wouldn’t call a condo a bad investment. It really depends on your goals. If you’re buying your first home or want less maintenance, a condo can be a smart choice. Single-family homes often have more potential for appreciation, but I’ve also seen condos perform very well in the right location. Before you buy, take a close look at the HOA, monthly dues, reserve funds, and any planned special assessments. The best investment isn’t always the biggest home—it’s the one that fits your budget, lifestyle, and long-term plans.

As a Realtor, I would never judge a home’s value by the listing price alone. The best indicator is what similar homes have actually sold for. I look at recent comparable sales, location, square footage, condition, upgrades, lot size, and how long the property has been on the market. If similar homes are selling for less and the property has been sitting without offers or price reductions, that can be a sign it’s overpriced. The asking price is a starting point—the market data helps us determine what the home is really worth.

Since you've owned the property for five years but lived in it for only one, you generally won't qualify for the $250,000 primary residence exclusion unless you meet an exception. Normally, you must have lived in the home as your primary residence for at least two of the five years before selling. Here are some ways to potentially save on taxes: 1. Primary residence exclusion: Moving back in and meeting the two-year requirement may help, although previous rental or nonqualified use can limit the exclusion. 2. Capital improvements: Qualifying renovations can increase your cost basis and reduce taxable gains. 3. Selling expenses: Certain closing costs and real estate commissions can reduce your taxable gain. 4. 1031 exchange: If the property qualifies as an investment property, you may be able to defer capital gains taxes by purchasing another investment property. 5. Partial exclusion: Certain qualifying circumstances may allow a reduced exclusion. Important: California taxes capital gains as ordinary income. Before selling, consult a CPA to determine which strategy works best for your situation. Was the property rented out during the other four years, or was it used as a vacation home? That makes a significant difference in your tax options.

For a home buyer, closing costs are typically around 2%–5% of the purchase price, separate from the down payment. They can include lender fees, appraisal, title and escrow fees, prepaid property taxes, homeowners insurance, and other loan-related expenses. Who pays each cost depends on the contract and local customs. In California, many costs are negotiable between buyer and seller. There are several ways buyers may reduce their out-of-pocket costs: negotiate a seller credit, compare lenders and loan fees, ask about lender credits, and review the Loan Estimate carefully before committing. As a Realtor, I always recommend knowing your total cash needed to close—not just your down payment—before making an offer.

In California, homebuyers should typically budget 2%–5% of the purchase price for closing costs, in addition to their down payment. For example, on a $700,000 home, closing costs could range from approximately $14,000 to $35,000. These costs may include: - Loan origination and lender fees - Appraisal and credit report fees - Escrow and title insurance fees - Recording fees and applicable taxes - Prepaid homeowners insurance, property taxes, and mortgage interest Who pays closing costs? Buyers and sellers generally pay their own closing expenses, although some costs are negotiable. In California, the allocation of escrow fees, title insurance, and transfer taxes can vary by local custom and the purchase agreement. How can buyers reduce closing costs? 1. Negotiate seller credits toward allowable closing expenses. 2. Compare loan estimates from multiple lenders. 3. Ask about lender credits in exchange for a higher interest rate. 4. Explore first-time homebuyer assistance programs. 5. Review the closing disclosure carefully for unnecessary or incorrect charges. My advice: Ask your lender for a detailed Loan Estimate early in the process. You'll receive a Closing Disclosure at least three business days before closing, allowing you to review the final numbers. Closing costs are negotiable in many cases, and working with an experienced real estate agent can help you identify opportunities to save money.

No, I don’t think open houses are a waste of time. Will every person who walks in be a serious buyer? Of course not. But an open house gives your property more exposure, lets buyers experience the home without scheduling a private appointment, and gives the agent valuable feedback. In NAR’s 2025 buyer survey, 43% of buyers rated open houses “very useful” and another 50% “somewhat useful.” As a seller, though, I would expect my agent to have a plan. That means promoting the open house, having property information available, talking with visitors, identifying genuine interest, and following up afterward. A sign-in sheet isn’t what sells the house, but I personally like having a way to capture visitor information and follow up with interested buyers or their agents. So I wouldn’t say, “Open houses don’t work.” I’d say an open house without good marketing, engagement, and follow-up can become a missed opportunity. Even the California DRE recognizes open houses as a useful way to market a property, highlight its selling points, and gather buyer feedback for the seller.

A Right of First Refusal (ROFR) means someone gets the first opportunity to buy a property if the owner decides to sell it. It does not mean that person can force the owner to sell. Usually, once the owner receives a legitimate offer, the person holding the ROFR gets the opportunity to match the price and terms. If the ROFR is written into a lease, the exact wording is very important. It may give the tenant priority to purchase, but it is different from an option to purchase, which can give someone a stronger right to initiate a purchase under specified terms. If the owner passes away, the situation becomes more complicated. The children may inherit the property through a will, trust, transfer-on-death deed, or California inheritance laws. But inheriting the property does not necessarily erase existing rights attached to it. For example, California law specifically recognizes that property transferred by a transfer-on-death deed remains subject to certain existing leases and other instruments affecting the property. So, simply put: the children may inherit ownership, while the tenant may still have a valid Right of First Refusal if and when the heirs decide to sell. Whether the owner's death itself triggers the ROFR depends heavily on exactly what the lease says.

In California, generally no—you can’t raffle your own house for profit. Selling tickets for a chance to win a home would generally be treated as a lottery, and California raffle laws primarily allow qualifying nonprofit organizations to conduct raffles under strict requirements. So selling $2 million worth of $1 tickets, giving away a $1 million house, and keeping the difference would not generally be legal for an individual homeowner. There are specially structured sweepstakes that work differently, but giving away real estate that way requires careful legal planning. Before attempting anything like this, consult a California attorney experienced in sweepstakes/gaming law.

In California, a seller can request that you get pre-approved by a lender of their choice before accepting your offer. However, that does not automatically mean you must use that lender to finance your purchase. Here is the important distinction: 1. The seller can set conditions for accepting an offer. They may request additional proof of funds or a second lender's review to confirm your ability to close. You can accept, reject, or negotiate those conditions. 2. You generally have the right to choose your lender. A seller cannot ordinarily force you to obtain your mortgage through their preferred lender as a condition of selling the property. Federal law also restricts requiring a buyer to use a particular title insurance company. 3. A soft credit inquiry should not affect your credit score. However, submitting a mortgage application does not automatically guarantee that the lender will perform only a soft inquiry. Get written confirmation before proceeding. 4. The request for bank statements, W-2s, and pay stubs is not unusual. These documents help the lender verify your income, assets, and ability to close. However, provide them directly to the lender through a secure method—not to the listing agent. 5. The listing agent's role matters. California's Department of Real Estate explains that cross-qualification is not necessarily unlawful, but problems can arise if the listing agent imposes the requirement without the seller's knowledge or receives improper referral compensation. What I would recommend: Ask the preferred lender to confirm in writing that the review will involve a soft credit inquiry only and that no hard inquiry will occur without your authorization. You can also ask your current lender to provide an updated pre-approval and proof of funds. Since your original credit inquiry was in February, a new hard inquiry now would generally fall outside the 14–45-day mortgage-shopping window in which scoring models commonly group inquiries. Consumer Financial Protection Bureau The seller can request a second pre-approval before accepting your offer, and you can negotiate or decline that request. But you do not automatically have to abandon your current lender. If the listing agent is insisting on conditions that appear unrelated to the seller's instructions, ask your buyer's agent to clarify those requirements in writing.

Yes, spouses can buy property separately in California, and one spouse can take title as the sole owner. California’s Board of Equalization specifically recognizes that a married person may hold real property as separate property in their own name. However, there is an important California community-property rule: property acquired during marriage is generally presumed to be community property, even if only one spouse’s name appears on the title. If you want the investment property to be truly your sole and separate property, the source of the purchase funds matters. Separate funds—such as money owned before marriage, an inheritance, or a gift specifically to you—can help establish separate ownership if properly traced. Self-Help Center Depending on the transaction, your spouse may also be asked to sign documents acknowledging or relinquishing marital/community-property rights. Filing taxes jointly does not, by itself, determine how title to the property is held. Because title, financing, and marital-property rights can have major consequences later, I would have the escrow/title company and a California real-estate or family-law attorney confirm the correct vesting before closing if your intention is for the property to belong solely to you.

if your accepted purchase price is $700,000 and the appraisal comes back at $750,000, you still pay $700,000 under your contract. That extra $50,000 is potential equity you gain from buying below the appraised value. The seller generally cannot raise the agreed-upon price simply because the appraisal is higher. Once both parties have signed the purchase agreement, the agreed price remains in place unless both parties agree to change it or the contract otherwise allows an adjustment. One important detail: lenders generally calculate the loan-to-value ratio using the lower of the purchase price or appraised value, so a higher appraisal usually does not reduce your required down payment. A higher appraisal is good news for the buyer. You get the benefit of purchasing a home for less than its appraised value without having to pay the seller more.

If a home is in foreclosure, you may still have several ways to save it or sell it before the foreclosure sale. The best option depends on how far behind the homeowner is and what stage the foreclosure has reached. In California, the main options are: Reinstate the loan: Pay the past-due payments plus allowable fees and costs. California generally gives homeowners the right to reinstate until five business days before the scheduled foreclosure sale. Loan modification: If you can’t catch up all at once, you may qualify to change the loan terms or payment. A timely, complete first-lien loan-modification application can also provide protections while it is being reviewed. Sell the property: If there is enough equity, selling before the auction can pay off the mortgage and allow the homeowner to keep the remaining equity. California law specifically allows a property in foreclosure to be sold before the foreclosure is completed. Short sale: If the home is worth less than what is owed, the lender may agree to accept a sale for less than the mortgage balance. How much time do you have? After a Notice of Default is recorded, California generally requires at least three months before the process can advance toward a trustee’s sale, and the sale cannot occur earlier than approximately 3 months and 20 days after the Notice of Default. As a Realtor, I would say the biggest mistake is waiting too long. If the homeowner wants to keep the property, the focus should be on reinstatement or a loan workout. If keeping it isn't realistic but there is equity, selling before foreclosure may protect that equity instead of allowing the property to reach auction. A Realtor can help if selling the home is the solution. An attorney isn't automatically necessary for every foreclosure, but legal help becomes much more important if there is a dispute, bankruptcy, title issue, lawsuit, or an imminent trustee’s sale. © Mapbox Terms© OpenStreetMap

Yes, absolutely. It’s your home, and you can set reasonable rules about photography and video during showings. Tell your Realtor that you do not want buyers or visitors taking photos or videos inside the property, and ask the agent to clearly communicate that rule before and during showings. A simple “No Photography or Video” notice can also be placed at the entrance. Since you already have professional listing photos, buyers can refer to those. If you’re comfortable allowing additional photos after an accepted offer, you can make that your policy. I would also recommend removing or securing family photos, documents, valuables, and anything especially private before showings. Your goal is to sell your home, but you don’t have to give up your privacy to do it. A good Realtor should respect your concerns and help manage showings accordingly.

No, you don’t need to be pre-approved before finding a Realtor. You can absolutely choose an agent first. In fact, a good Realtor can help connect you with trusted lenders and guide you through the pre-approval process. However, I recommend getting pre-approved before seriously shopping or making offers. It tells you your real purchasing power and makes your offer much stronger when you find the right home. Realtor first or lender first—either works. Just get pre-approved before you’re ready to make an offer.

It’s normal for an agent to ask you to sign a buyer representation agreement, but you should feel comfortable with both the agent and the terms before committing. In California, as of 2026, an individual buyer’s agreement cannot exceed 90 calendar days, and it cannot automatically renew. Any renewal has to be agreed to and signed again. But you don’t have to agree to the full 90 days. The length and other terms can be negotiated. As a first-time buyer, if you’re unsure about the relationship, you could ask for 30 days initially and extend it if you’re happy working together. Also, read the termination section carefully before signing so you understand exactly how you can end the relationship if it isn’t working. California law requires the agreement to address contract termination. My advice: It’s reasonable for an agent to ask for commitment, but it’s also reasonable for you to want a trial period. A good working relationship should feel comfortable for both sides. Improve accuracy for structured artifacts Upgrade your plan and use the frontier Pro reasoning model to create clear

No, a loan from the seller—often called seller financing—isn’t automatically a bad idea. It can actually be a good option if the terms are favorable. If the seller is offering you a lower interest rate than a traditional lender, that could save you money. But I would pay close attention to the details: What is the interest rate and monthly payment? How long is the loan? Is there a balloon payment after a few years? Is there a prepayment penalty? Will the loan be properly documented and secured against the property? What happens if you miss a payment? The biggest concern isn’t that the seller is providing the financing—it’s whether the loan terms are fair and properly documented. As a Realtor, I would never recommend doing seller financing based on a handshake or a simple agreement between buyer and seller. Everything should be clearly written into the transaction and handled properly through escrow. Seller financing can be a great opportunity, but a low interest rate alone doesn’t make it a good deal. The entire loan structure matters.

Yes, you may be able to cancel the listing and go back to renting the property, but first check the listing agreement you signed. If you signed an exclusive listing agreement in California, it is a contract for a specific period of time. You generally shouldn't assume you can simply cancel it without the broker's agreement. I would start by talking openly with your Realtor: “We've decided we don't want to sell anymore and would like to withdraw the property and rent it instead.” In many situations, the agent and broker will agree to cancel the listing. Before signing a cancellation, check whether your agreement includes any cancellation fee, reimbursement of marketing expenses, or protection period that could apply later. And remember, you're not required to accept an offer just because it's below your asking price. If the market isn't giving you the price you expected, keeping the property as a rental may simply make more sense for you right now. My advice: talk with your Realtor and broker first and review the cancellation terms together before making the final decision.

Yes, it's still possible to buy a home, but it will depend on more than just your credit score. Your lender will look at several factors, including your income, debt-to-income (DTI) ratio, employment history, down payment, and overall financial profile. In your situation: If your credit is low, you may still qualify for certain loan programs, such as an FHA loan, if you meet the lender's requirements. If your mother has good credit but only retirement income, that income may still count if it's stable and can be documented. The lender will determine whether it's sufficient to qualify. If you apply together, the lender will evaluate both borrowers' financial information, including income, debts, assets, and credit. Depending on the loan program, the lower credit score may affect the interest rate or loan eligibility. If you don't qualify today, don't lose hope. A good lender can often help you create a plan to improve your chances, such as: Paying down credit card balances. Correcting any errors on your credit report. Avoiding new debt before applying. Saving for a larger down payment. Waiting a few months if your credit is improving. Under the Equal Credit Opportunity Act (ECOA), lenders cannot deny a loan based on factors such as race, religion, national origin, sex, marital status, age (if legally able to contract), or because you receive lawful retirement or public assistance income. They must evaluate your application using legitimate lending criteria such as creditworthiness, income, assets, and debt. My advice is to speak with a trusted mortgage lender before you start shopping for homes. A pre-approval will tell you exactly where you stand and what options are available. You may be closer to homeownership than you think, and if not, you'll know the specific steps needed to get there.