A practical, California-specific walkthrough for buying in Walnut Creek, Lamorinda, the San Ramon Valley, Central Contra Costa and across the Bay Area: financing, the buyer agreement, touring with a builder's eye, offers, disclosures, contingencies and closing.
Buying a home is a big decision. This is the plain-English walkthrough we give our own clients.
Buying a home is one of the biggest decisions you'll make. This guide is the plain-English walkthrough we give our own clients.
We're Ryan and Denise Quinley, a husband-and-wife REALTOR® team with Keller Williams Elevate. You work with both of us, directly, from first conversation to keys.
A builder's eye. Ryan is a licensed general contractor with engineering and fire-safety training, so we look past staging to structure, systems and what changes really cost.
Care and presentation. Denise brings hospitality-level service, organization and calm.
Every budget, one standard. First homes, move-up homes and forever homes get the same preparation.
General information only, not legal, tax or lending advice.
California requires a written buyer representation agreement, and compensation is always negotiable.
Under the nationwide rules adopted after the NAR settlement, buyers sign a written agreement with their agent before touring homes together, and California law (AB 2992, effective 2025) requires one no later than when you sign an offer. Good news: it makes everything transparent.
What it covers: the services we provide, the term, the areas and property types, and how and how much your agent is paid.
Compensation is negotiable and stated as a clear amount or percentage. Sellers may agree to cover some or all of it as part of your offer, and we'll ask when it makes sense.
Open houses and new construction: tell the listing agent or builder you're represented, ideally bring us on the first visit, so you keep your representation.
Dual agency: if one agent represents both sides, duties change. We'll explain your choices in writing.
A full lender pre-approval makes your offer stronger and your budget clear.
Pre-approval, not pre-qualification: a lender reviews income, assets and credit; ideally underwriting has started.
Loan options: conventional, FHA, VA, jumbo and first-time buyer programs such as those from CalHFA. Ask lenders to compare total costs, not just rate.
Down payment & closing costs: document funds early; gifts need a letter and a paper trail.
Property taxes: in California your base tax is reset at purchase; ask about local assessments or Mello-Roos in newer communities.
Buying before selling: ask about bridge options if your equity is in your current home.
Rate locks: match your lock to your escrow timeline.
We're happy to introduce trusted local lenders; you choose who to work with.
04 · Financing
Common loan types at a glance
Compare loan programs on down payment, mortgage insurance and who qualifies; your lender confirms the details.
Loan
Who it fits
Down payment
Mortgage insurance
Conventional
Most buyers with solid credit; first-time buyer options available
Low-down-payment options for eligible first-time buyers, up to 20% or more
Usually required below 20% down, removable later
Jumbo
Loan amounts above the conforming limit, common in the Bay Area
Typically larger; varies by lender
Usually none; stricter reserves
FHA
Buyers who meet FHA credit and income guidelines
Low minimum
Upfront and monthly premiums
FHA 203(k)
Buying a home that needs renovation, financed in one loan
Low minimum
Upfront and monthly premiums
VA
Eligible veterans, service members and surviving spouses
Often none
None; a funding fee may apply
CalHFA & local programs
Eligible first-time buyers; down payment assistance
Assistance may help
Depends on the paired first loan
Cash
Buyers paying without a loan
Not applicable
None
Renovation loans pair well with Ryan's contractor background: we can help you scope and price the work before you write an offer.
Programs, limits and requirements change often. Confirm current terms with a licensed lender.
05 · Choosing a town
Walnut Creek, Lamorinda & Central Contra Costa
Compare towns by schools, commute and lifestyle, and confirm school assignment by address.
Walnut Creek
A walkable downtown, Walnut Creek BART on the Antioch–San Francisco line, and the I-680/Highway 24 junction. Schools vary by address: parts are in Walnut Creek School District and Acalanes Union High (Las Lomas); others, including Northgate, are in Mt. Diablo Unified.
Lamorinda
Lafayette, Moraga and Orinda: hill towns with small downtowns, open space, BART in Lafayette and Orinda, and Acalanes Union high schools (Acalanes, Campolindo, Miramonte).
Concord, Pleasant Hill & Clayton
BART access, the Contra Costa Canal Trail, Mt. Diablo at Clayton's doorstep, and a wide range of homes from condos to foothill properties. Mostly Mt. Diablo Unified.
Danville, Alamo and San Ramon share one unified school district along I-680.
Danville, Alamo & San Ramon
The Iron Horse Regional Trail runs the valley, with Danville's historic Hartz Avenue downtown, estate lots in Alamo and master-planned neighborhoods in San Ramon. San Ramon Valley Unified serves the area. BART is at Walnut Creek and Dublin/Pleasanton.
How to compare
Confirm school assignment by exact address with the district.
Drive your real commute at rush hour.
Check HOA rules, fees and reserves in planned communities.
Ask early about wildfire risk, insurance availability and defensible space for hillside homes.
The strongest offer is the one the seller trusts to close, on their timeline.
Know the seller's priorities: timing, rent-back, certainty. We'll ask the listing agent.
Read disclosures first: many sellers provide reports up front, which lets you write cleaner terms.
Contingencies: investigation, appraisal and loan contingencies protect you. Shortening or waiving one is a real risk trade-off.
Deposit: a 3% earnest money deposit is the standard, wired to escrow within a few days of acceptance, and it can be increased as one way to strengthen your offer. Separately, if both parties initial the liquidated damages clause, the amount a seller can keep if a buyer defaults on an owner-occupied 1–4 unit home is limited to 3% of the price (Civ. Code §1675).
Price: based on recent comparable sales, not list price alone.
Presentation: a complete package with pre-approval, proof of funds and a short note.
09 · Offers
Making your offer stand out
Beyond price, sellers weigh certainty, timing and simplicity.
Strong pre-approval and proof of funds, ideally with a lender who will take the listing agent's call.
A larger deposit than the standard 3% shows commitment (it's at risk if you default after removing contingencies).
Shorter contingency periods rather than waiving protections. We rarely recommend skipping an inspection.
Flexible closing date or a rent-back if the seller needs time to move.
Covering some seller costs where it helps the seller's net.
An escalation clause in multiple-offer situations, used carefully and capped.
A clean, complete package with everything signed and initialed.
Fast, respectful responses during counteroffers, since another offer can arrive at any time.
About "love letters": personal letters to sellers can create fair housing risk, so we generally advise against them and focus on terms instead.
How negotiation works
The seller can accept, counter, reject or let your offer expire. Counters can go back and forth until both sides sign; once accepted and delivered, you're in contract and the contingency clock starts.
In the Bay Area you usually review the seller's disclosures before you write an offer.
Bay Area timing: sellers here typically provide their full disclosure package before offers, so you review it before you submit. The C.A.R. purchase agreement allows up to 7 days after acceptance, but late delivery is rare.
Seller disclosures: Transfer Disclosure Statement (TDS), Seller Property Questionnaire (SPQ), Natural Hazard Disclosure (NHD), lead paint for older homes, HOA documents, plus earthquake and environmental booklets.
If disclosures arrive late: if the TDS or other statutory disclosures are delivered after your offer is accepted, Civ. Code §1102.3 gives you the right to terminate within 3 days after hand delivery or 5 days after mailing. Because this is a statutory right, not a contract contingency, it can apply even if you wrote a non-contingent offer.
Contingency timeline: the C.A.R. Residential Purchase Agreement defaults the investigation (inspection) contingency to 17 days after acceptance. It is often shortened or removed depending on the property, available reports, condition, our recommendations and your comfort. Remove each contingency in writing or cancel by the deadline.
Inspections: a general home inspection, plus specialists as needed: roof, sewer lateral, foundation, pest, pool, chimney, drainage.
Your own walk-through disclosure (AVID): your agent notes visible conditions too.
Timing two transactions is the hard part; we plan both sides.
Sell first, buy first or both at once: each has trade-offs in risk and stress. We'll map them for your situation.
Rent-backs can bridge the gap between closings.
Prepare your current home: our construction experience helps you pick improvements that pay off.
Tax questions: talk with a CPA about capital gains and property-tax transfer rules that may apply.
Commute test: try your new commute before you commit.
Frequently asked questions
When do I need to sign a buyer agreement in California?
Before touring homes with an agent, and under California's AB 2992 no later than when you sign an offer. It spells out services, term and compensation, which is negotiable.
What disclosures will I receive when buying in California?
Typically the Transfer Disclosure Statement (TDS), Seller Property Questionnaire (SPQ), Natural Hazard Disclosure (NHD), HOA documents where applicable, lead-based paint for older homes, and the state's hazard booklets. In the Bay Area these are typically provided before offers so you can review them before submitting.
Can I cancel if disclosures arrive after my offer is accepted?
Yes, in that case. Late delivery is rare in the Bay Area, but if the TDS or other statutory disclosures are delivered after acceptance, Civil Code 1102.3 lets you terminate within 3 days after hand delivery or 5 days after mailing. It is a statutory right, not a contract contingency, so it can apply even to a non-contingent offer.
How long are contingency periods in California?
The C.A.R. Residential Purchase Agreement defaults the inspection (investigation) contingency to 17 days after acceptance. It is often shortened or removed depending on the property, reports, condition, your agent's recommendations and your comfort. Your signed contract controls.
Do I need a pre-approval before touring?
It's strongly recommended. A full lender pre-approval clarifies your budget and makes your offer more competitive.
Can Ryan and Denise help me buy and sell at the same time?
Yes. We coordinate both sides, including rent-backs and timing, so you move once.
We're relocating to the Bay Area. Where do we start?
Tell us about commute, schools and lifestyle, and we will shortlist towns that fit, then tour with you in person or by video. Start with our area guides.
What are the best neighborhoods and schools in Lamorinda and the San Ramon Valley?
Every town has its own feel. Explore our Lamorinda and San Ramon Valley guides, plus Walnut Creek, then ask us about specific streets and school boundaries.
Do you help with fixer-uppers, inspections and investment property?
Yes. Ryan reads inspection reports and renovation scope with a builder's eye, so you understand repair costs and risks before you commit, whether it is a home to live in or an investment.
How does realtor commission work?
Commission is always negotiable and is agreed in writing up front. We will explain exactly what is included, for buyers and sellers, before you sign anything.
General information only, not legal, tax, lending or inspection advice. Laws, forms and local details change; your signed contract controls. Stock photos via Unsplash under the Unsplash License.
