Less than most buyers assume. Conventional loans can start at 3% down and FHA at 3.5%, and California has assistance programs for buyers who qualify. Many Orange County homes are priced above the conforming loan limit, though, which means a jumbo loan with stricter reserve and credit rules. The better question is what down payment gives you the monthly payment and offer strength you want.

Mello-Roos is a special tax that funds roads, schools and parks in newer communities, and it shows up on your property tax bill. It is common in newer parts of Irvine and South County. HOA dues are a separate monthly fee. Both come straight out of your monthly budget, so we look at the full cost of owning a home, not just the price.

A pre-qualification is a quick estimate based on what you tell a lender. A pre-approval means the lender has actually reviewed your income, assets and credit. In a competitive Orange County offer, listing agents can tell the difference right away, and it changes how seriously your offer is taken.

You can, but that agent has already agreed to get the seller the best possible price and terms. Dual representation is legal in California with written disclosure and consent, and sometimes it works well. It should be a decision you make on purpose, not one you fall into by calling the number on the sign.

Usually about 2% to 5% of the purchase price. That covers loan fees, escrow and title, recording, prepaid property taxes and insurance, and any HOA transfer fees. A supplemental property tax bill often arrives a few months after closing, so we help you plan for it early.