Answers by Iggy Khouban

Hello Corbin, You do not necessarily need an agent to view a home you are interested in. Many properties are available to tour during scheduled open houses, which are typically held on weekends. You can find open house dates and times on websites such as Redfin, Zillow, and similar platforms. If an open house is not available, you may request a private showing either through a buyer’s agent or directly through the listing agent representing the property. That said, I generally recommend working with a buyer’s agent who is knowledgeable about the neighborhood and local market. You may interview several agents to determine who you feel most comfortable working with. If you choose to work with a buyer’s agent, you will typically sign a representation agreement outlining the scope of services and the agreed-upon compensation. In Southern California, buyer’s agent compensation is commonly in the range of approximately 2%–4% of the purchase price, though this amount is negotiable and agreed upon directly between you and the agent. In many transactions, the buyer’s agent will request that the seller cover the agreed-upon compensation as part of the purchase agreement. However, if the seller declines to offer or contribute toward that compensation, the buyer may be responsible for paying the buyer’s agent directly. Feel free to reach out if you need additional information or clarification.

Hello Chelsea, You are correct that many agents and brokerages discourage the use of personal letters to sellers; often referred to as “love letters.” The concern is that these letters may reveal personal information about a buyer, such as family status, religion, ethnicity, or other characteristics that are protected under Fair Housing laws. Because of this, some sellers, agents, and brokerages choose not to accept them in order to avoid even the appearance of discrimination in the decision-making process. That said, some sellers are sentimental about their homes and may appreciate hearing why a buyer feels connected to the property. In situations where multiple offers have similar price and terms, a thoughtful letter can sometimes help a buyer stand out. The best approach is to have your agent ask the listing agent whether the seller is willing to review buyer letters before including one with your offer. Your agent should also ensure that any communication complies with local regulations and Fair Housing guidelines. In many cases today, buyers can still convey enthusiasm for a property by focusing on strong offer terms: such as price, timing, and contingencies, rather than personal details. Ultimately, the strategy should balance competitiveness with compliance and professionalism.

Hello Mera, Yes, you may request to tour a home that is currently listed as contingent and submit an offer to be considered as a backup offer. However, it is at the seller’s discretion whether to allow additional showings and whether to accept a backup offer. In some cases, a seller may choose to allow prospective buyers to tour the property and submit backup offers in the event the current transaction does not proceed to closing. That said, the seller is under no obligation to grant a showing request or to accept a backup offer.

Hello Claire, No, you do not need to put 20% down to buy a home in California. While a 20% down payment can help you avoid private mortgage insurance (PMI) and lower your monthly payment, many buyers, especially first-time buyers; purchase homes with significantly less down. There are several loan programs that allow smaller down payments. Conventional loans can require as little as 3%–5% down, and FHA loans typically require about 3.5% down. In addition, VA loans for eligible veterans and active-duty service members allow for 0% down. California also currently offers several down payment assistance and shared appreciation programs designed to help buyers enter the market. Examples include programs through CalHFA, such as the Dream For All Shared Appreciation Loan, which may provide up to 20% of the purchase price for a down payment. There are also city and county-level assistance programs that can provide grants or deferred loans to help with down payments and closing costs, particularly for first-time or first-generation homebuyers. Because interest rates vary, many buyers today are using these programs to reduce the upfront cash required. A good first step would be speaking with a lender to review what programs you may qualify for and determine a comfortable monthly payment range.

Charity, The amount of money needed to buy a home in California depends on the home price, loan type, and your financial profile. While many people believe a 20% down payment is required, that’s not always the case. Some conventional loans allow 3%–5% down, FHA loans typically require about 3.5% down, and VA loans for eligible buyers offer 0% down. California also currently offers down payment assistance programs that can help reduce the upfront cost. For example, the CalHFA Dream For All Shared Appreciation Loan may provide up to 20% of the purchase price for a down payment, and some city and county programs offer grants or deferred loans for qualified buyers. As for income, it varies by location and home price. Lenders generally prefer your total housing payment to stay around 28%–36% of your gross income, while also considering your credit, debts, and savings when determining affordability. Speaking with a lender can help you understand what price range and programs you may qualify for.