Buyer's Guide

Let’s Find Your New Home

Buying a home in Orange County is an exciting journey—and having the right guidance can make all the difference. I’m Mercedes Shaffer, your local Orange County real estate broker, and I’ll guide you through every step of the process. From finances to closing day, this guide will help you feel confident and prepared.

1. Finances

Before starting your home search, it’s important to understand your purchasing power.

Mortgage Pre-Approval Getting pre-approved gives you a clear idea of your budget and demonstrates to sellers that you’re a serious buyer. Your pre-approval letter accompanies any offer we submit, giving you an advantage in competitive Orange County markets.

Cash Purchases If you’re buying with cash, proof of funds will be required to supplement your offers. I’ll also guide you through understanding closing costs to prevent surprises.

Lease Buyout Program If you’re currently renting but want to purchase a home, our Lease Buyout Program can help. We cover the costs associated with ending your lease early, allowing you to move into your new home without overlapping payments or penalties. This program makes your transition smoother and stress-free, letting you focus on settling into your new Orange County home.

2. Home Search

Once finances are in place, the fun begins! I’ll set you up on an automatic MLS search, which sends you alerts the moment a home meeting your criteria hits the market.

Exclusive Access Program

Our buyers gain access to properties beyond what’s on the open market. Through expired listings, direct homeowner outreach (“I have a buyer” letters), and leveraging my network of top Orange County agents, we identify off-market and pre-market homes tailored to your preferences. This ensures you see opportunities that others may never even know exist.

Questions to Consider:

• Which neighborhoods in Orange County do you prefer? (Huntington Beach, Newport Beach, Costa Mesa, Laguna Beach, etc.)

• Are schools or specific districts important?

• New construction or resale home?

• Preferred home style?

• Number of bedrooms, bathrooms, garage spaces, and lot size?

• Pool, spa, patio, or deck?

• Security features or gated communities?

• Three must-have features that are non-negotiable?

We’ll schedule showings for the homes you’re interested in and adjust your search as needed.

3. Offers & Negotiations

When you find a home you love, we’ll prepare a competitive offer.

What We Need:

• Pre-approval or proof of funds

• Offer price (I provide a fair market analysis)

• Escrow deposit (usually 3% of the purchase price)

• Financing details (loan amount, down payment)

• Proposed closing date

Escrow Deposit Also called the “good faith deposit,” this shows the seller you are serious. It is held by the title company until closing and counts toward your balance due. In Orange County, a higher escrow deposit often makes your offer more attractive.

4. Inspection Period (Orange County & California-Specific)

During the inspection period, you have the right to hire professional inspectors to evaluate the home. This protects you and ensures there are no hidden surprises.

Common Inspections in Orange County:

• General Home Inspection: Examines HVAC, plumbing, electrical, roof, foundation, walls, ceilings, floors, windows, doors, and structural components.

• Termite/WDO Inspection: Almost always required by lenders in California. Checks for termites, dry rot, or other wood-destroying organisms. Treatment may be required before closing.

• Pool & Spa Inspection: Ensures pumps, heaters, drains, and safety features are functioning properly. Required for homes with pools/spas.

• Roof Inspection: Recommended for older homes or if concerns are raised during general inspection.

• Lead-Based Paint & Asbestos: For homes built before 1978, inspections are strongly recommended.

• Other Specialty Inspections: Depending on the property, this could include sewer line inspections, chimney inspections, or HVAC specialist evaluations.

After inspections, we’ll review reports together. If issues arise, we can negotiate repairs, credits, or other remedies before moving forward.

5. Financing Period

Your lender will order an appraisal to verify the property’s value. This protects you from overpaying.

Mortgage Application Avoid major purchases, new credit, or job changes during this time to prevent delays.

Homeowner’s Insurance Your lender will require insurance coverage prior to closing. I can provide trusted local recommendations for quotes.

6. Preparing to Close

Title The title company conducts a title search to confirm the property is free of liens, restrictions, or other legal issues. Title insurance protects both you and the lender.

Clear to Close When your lender approves all documents, you’re officially “clear to close.” At this point:

• Review your closing statement

• Complete a final walk-through

• Wire funds to the title company

• Receive your keys and move in!

Quick Checklist for Orange County Buyers

1. Finances: Pre-approval, proof of funds, closing costs

2. Search: MLS alerts, schedule showings, adjust criteria

3. Offer & Negotiations: Submit offer, escrow deposit, negotiate terms

4. Inspection Period: Complete general, termite, pool, and any specialty inspections

5. Financing Period: Appraisal, mortgage processing, homeowner’s insurance

6. Preparing to Close: Survey, title search, final walk-through, keys in hand

Buying a home in Orange County should be exciting, not stressful. With local expertise and guidance, you can confidently navigate every step of the process and secure the home that’s perfect for you.

If you’re thinking about buying a home and we haven’t connected yet, let’s schedule an introductory conversation. I’ll follow up with a personalized Buyer Strategy—and if you would like, I can connect you with one of my trusted preferred lenders who offer some of the best rates.

CONTACT US

📞 Call or text: 714.330.9999

📧 Email: InvestingInTheOC@gmail.com

🌐 Website: InvestingInTheOC.com

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