Aaron Abrams Plan your home search with clarity
A clear process for first-time buyers, move-up buyers, and anyone relocating to San Diego.
How buying with me works
Clarify your priorities
We talk through your goals, budget, timeline, and must-haves, and I explain how the process works in San Diego today, including the written buyer agreement.
Coordinate with a lender
I work with lenders so you know your numbers and can compare options before you start touring. Specific loan terms and eligibility are always confirmed by the lender.
Narrow down communities
We compare areas by commute, housing type, lifestyle, and long-term outlook, using the community guides on this site as a starting point.
Review comparable sales
Before you make an offer, we look at what similar homes have actually sold for, so you know you are paying a fair price.
Evaluate the property
Condition, the age of major systems, HOA rules, solar, and likely repairs all affect what a home really costs.
Build the offer
Offers are built around your budget and comfort level, including price, terms, contingencies, and timing.
Inspections and escrow
I coordinate inspections, help you understand the findings, explore additional estimates, and negotiate repair requests or credits, while keeping lender, escrow, and title on schedule.
Closing and beyond
We do a final walkthrough, you sign, and you get the keys. I want to remain a useful resource after closing.
Why buy a home in San Diego
Owning a home here is about more than a place to live. It is one of the best ways to build long-term stability and wealth while enjoying one of the most desirable places in the country.
- Build equity. Every mortgage payment pays down your loan, and over time that becomes wealth you own instead of rent you never see again.
- Predictable costs. A fixed-rate mortgage keeps your principal and interest the same for the life of the loan, and under Proposition 13 your assessed value can rise no more than 2 percent a year while you own the home.
- Make it yours. Paint, plant a garden, remodel the kitchen, or add an ADU. Your home can grow with your life.
- The San Diego lifestyle. Beaches, mild weather year round, trails, great food, and a strong job base in fields like biotech, technology, defense and tourism.
Coastal Southern California has long been one of the most sought after places to live, and homeowners here have historically built significant equity over the long term. With the right plan, buying here is more achievable than many people think.
Know your true monthly cost
Knowing the full monthly cost up front lets you shop with confidence. Depending on the property, it can include:
- HOA dues and what they do and do not cover.
- Special assessments, current or likely.
- Mello-Roos and other special taxes on the property tax bill.
- Solar agreements, including leases and power purchase agreements.
- Insurance and how it varies by location and property.
- Maintenance and anticipated repairs based on age and condition.
Tip: I will show you the full estimated monthly cost of a home before you write an offer, so the number you are comfortable with is the number that counts.
Financing conversations
Depending on the market, the property, and the lender, financing conversations may include seller credits, closing cost assistance, temporary rate buydowns, and lender incentives when they are available and appropriate. Specific loan terms and eligibility are confirmed by the lender.
First-time buyers are often surprised that 20 percent down is not required. Depending on your situation, options can include:
- Conventional loans with as little as 3 percent down for qualified first-time buyers.
- FHA loans starting at 3.5 percent down with flexible credit guidelines.
- VA loans with zero down for eligible veterans and service members.
- Down payment assistance through programs such as CalHFA and the San Diego Housing Commission. Availability and funding change, so confirm current options with your lender.
Where to buy
Every community has its own personality, price points, and strengths. Start with the community guides:
- Point Loma homes and community guide
- Mission Valley homes and community guide
- Rancho Peñasquitos homes and community guide
- Rancho Bernardo homes and community guide
- Oceanside homes and community guide
- Carlsbad homes and community guide
- Vista homes and community guide
- San Marcos homes and community guide
- Escondido homes and community guide
- Bonsall homes and community guide
- Fallbrook homes and community guide
I also assist clients in Linda Vista and the Temecula and Murrieta areas. Explore all San Diego communities.
Buyer questions
How much do I need for a down payment in San Diego?
Less than most people think. Conventional loans can go as low as 3 percent down for qualified first-time buyers, FHA loans start at 3.5 percent, and eligible veterans can use a VA loan with zero down. Putting 20 percent down avoids private mortgage insurance, but it is not required. Your lender confirms what you qualify for, and I can introduce you to local lenders if you would like.
What are closing costs for buyers in San Diego County?
Buyers using a loan often budget roughly 2 to 3 percent of the purchase price for closing costs. That covers lender fees, title insurance, escrow, and prepaid property taxes and insurance. Your lender’s Loan Estimate shows the exact numbers, and in some situations we can negotiate seller credits toward your costs.
Do I need to sign an agreement before touring homes?
Yes. Since August 2024, REALTORS® must have a written agreement with a buyer before touring a home. The agreement spells out the services I provide and how I am paid, so everything is clear before we start.
What is Mello-Roos, and how does it affect the cost of a home?
Mello-Roos is a special tax created under California’s Community Facilities Act of 1982 to pay for roads, schools, and parks in newer communities. It shows up on your property tax bill. Some communities carry it and others do not. I check this on every property so you know the true monthly cost before you write an offer.
Plan your home search
Tell me what you are looking for and we will talk through what your budget can do in different communities.
Schedule a ConsultationStart your home search
Tell me what you are looking for and I will follow up to talk through next steps.
Ready to plan your home search?
Call, text, or send a message and we can start with your priorities.