Buy With People Who
Know the Block.
Anyone can open a door. We tell you which houses are worth walking into — and what they are actually worth once you are inside.
Off-Market Access
About a third of what we sell never hits the MLS. Our buyers see it first.
Honest Valuation
We tell you when a house is overpriced, even when it costs us the sale.
Negotiation That Holds
Terms, credits and contingencies — not just the number on page one.
Through the Finish
Lender, inspector, escrow, keys. You are never chasing anyone yourself.
Six Steps to Your Keys
No mystery, no jargon. Here is exactly what happens, in order, and roughly how long each part takes.
Strategy Session
We start with your numbers, your must-haves and your timeline. You leave knowing your real budget — not a bank's theoretical maximum.
Week 1
Get Pre-Approved
We introduce you to two or three lenders we trust and let them compete. A strong pre-approval is the difference between an offer and a rejected offer.
Week 1–2
Tour With Purpose
Curated showings only. We flag the structural issues, the layout problems and the resale risks before you fall in love with a floor plan.
Week 2–6
Write a Winning Offer
Price is one lever of seven. We build an offer around what this particular seller actually wants, then defend it.
Same week
Inspect & Negotiate
Full inspection, roof, sewer, and any specialist the house calls for. Findings become leverage — credits, repairs, or a clean exit.
17 days
Close & Move In
Final walkthrough, signing, funding, recording. We hand you the keys and stay reachable long after.
21–30 days
The Numbers,
Before You Ask.
Buyers are usually surprised by two things: how little the down payment can be, and how much the closing costs are. Here is a realistic breakdown on a $1.1M Valley purchase with 10% down.
Sample purchase · $1,100,000
Homes Worth a Look
Everything Buyers
Ask Us First.
Still have one that isn't here? Ask it directly — we answer email personally, usually the same day.
Ask a QuestionLess than most people assume. Conventional financing starts at 5% down for a primary residence, and there are 3% programs for qualified first-time buyers. On a $1.1M Northridge purchase that is roughly $55,000 down plus about 1.5% in closing costs. Jumbo loans — anything above $1,209,750 in Los Angeles County for 2026 — typically want 10–20%.
Buyer representation is negotiated directly between you and your agent, and it is written down before we tour a single property. In many transactions the seller still offers compensation that covers part or all of it. We put the numbers in front of you at the first meeting so there are no surprises at closing.
From the first tour to keys in hand, most of our buyers land between 45 and 75 days. Escrow itself runs 21 to 30 days once an offer is accepted. Cash purchases can close in as few as 10.
That is what the inspection contingency is for. You get a defined window — usually 17 days in California — to investigate and either request repairs, renegotiate the price, or walk away with your deposit intact. We have never had a client lose a deposit over an inspection.
Let's Find the One.
Start with a 30-minute strategy call. No pressure, no pitch — just a clear read on what your budget actually buys right now.